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HomeMy WebLinkAbout2013-07-08 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA July 8, 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 TransLink Presentation • Marisa Espinosa, Senior Manager of Service and Infrastructure Planning, • Shirley Samujh, Senior Advisor, Stakeholder Relations, Strategic Planning and Public Affairs 1.2 CEED Centre Society • Christian Cowley, Executive Director 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: Committee of the Whole Agenda July 8, 2013 Page 2 of 5 1101 2013-019-RZ, 22576 and 22588 Brown Avenue, C-3 to CD -2-13 Staff report dated July 8, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6992-2013 to rezone from C-3 (Town Centre Commercial) to CD -2-13 (Comprehensive Development) to permit a multiple residential development with 132 units be given first reading and that the applicant provide further information as described on Schedules C and D of Development Procedures Bylaw No. 5879-1999, along with additional information. 1102 2012-033-RZ, 24189 124 Avenue, RS -3 to RS -2 Staff report dated July 8, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6912-2012 to rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two lots be given second reading and be forwarded to Public Hearing. 1103 RZ/024/09, 25467 Bosonworth Avenue, One Year Extension Staff report dated July 8, 2013 recommending that rezoning application RZ/024/09 to permit a four lot subdivision under the RS -2 (One Family Suburban Residential) zone be granted a one year extension. 1104 2011-015-RZ, 11959 203 Street, One Year Extension Staff report dated July 8, 2013 recommending that rezoning application 2011-015-RZ to permit construction of a two storey commercial and residential building be granted a one year extension. 1105 2011-050-RZ, 21165 River Road, One Year Extension Staff report dated July 8, 2013 recommending that rezoning application 2011-050-RZ to permit a 7 lot subdivision under the RS -1b (One Family Urban [Medium Density] Residential) zone be granted a one year extension. 1106 2011-082-RZ, 10150 and 10190 Jackson Road, One Year Extension Staff report dated July 8, 2013 recommending that rezoning application 2011-082-RZ to permit future subdivision into 45 lots be granted a one year extension. Committee of the Whole Agenda July 8, 2013 Page 3 of 5 1107 2011-065-DVP, 24426 102 Avenue Staff report dated July 8, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-065-DVP to waive requirements to place existing overhead wiring underground above 102 Avenue, reduce the right-of- way width for an internal street, reduce the boulevard width adjacent to the residential lots and the park, increase maximum height of a highest building face and increase the maximum permitted height for one family residential dwellings. 1108 2012 -041 -DP, 24426 102 Avenue Staff report dated July 8, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012 -041 -DP for 28 R-3 (Special Amenity Residential District) zoned lots. 1109 2013 -037 -DP, 11965 Fraser Street Staff report dated July 8, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013 -037 -DP for exterior renovations of an existing three storey commercial building. 1110 2012 -029 -CP, Maple Ridge Community Amenity Program, Official Community Plan Amending Bylaw No. 6995-2013, Zone Amending Bylaw No. 6996-2013 and Amenity Reserve Fund Bylaw No. 6997-2013 Staff report dated July 8, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6995-2013 and that Maple Ridge Zone Amending Bylaw No. 6996-2013 be given first and second readings and be forwarded to September Public Hearing and that Maple Ridge Amenity Reserve Fund Bylaw No. 6997-2013 be given first and second readings. 1111 Black Sheep Pub - Liquor License Application - Increase in Seating Capacity Staff report dated July 8, 2013 recommending that the application by the Black Sheep Pub for an increase in seating capacity be supported. 1112 WildSafe BC - Bear Aware Strategy Implementation Staff report dated July 8, 2013 recommending that Maple Ridge Solid Waste and Recycling Regulation Amending Bylaw No. 6994-2013 to regulate the hours that garbage containers can be placed for pick-up be given first, second and third readings. Committee of the Whole Agenda July 8, 2013 Page 4 of 5 1113 Award of Contract: Licensed Radio Network and Equipment Staff report dated July 8, 2013 recommending that the contract for Licensed Radio Network and Equipment, Supply and Installation be awarded to Glentel Inc. and that the Corporate Officer be authorized to execute the contract. 1114 Award of Contract: ITT-EN13-47: Downtown Enhancement Project - Lougheed East Staff report to be circulated separately 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Lakeside Preschool Lease Staff report dated July 8, 2013 recommending that the Corporate Officer be authorized to execute the Lakeside Preschool Lease for the three year term 2013-2016. 1152 Award of Contract PL13-42 - Hammond Stadium Staff report dated July 8, 2013 recommending that Tender No. PL13-42 for the construction of Hammond Stadium not be awarded to any of the bidders and that staff be directed with managing separate contracts to complete construction as per the Grant Agreement for the Community Infrastructure Improvement Fund Program. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda July 8, 2013 Page 5 of 5 7. ADJOURNMENT 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: 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2013-019-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6991-2013 22576 and 22588 Brown Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from C-3 (Town Centre Commercial) to CD -2-13 (Comprehensive Development), a zone to be created as part of this application. This would accommodate a multiple residential development having 132 dwelling units. Of this total, 126 units would be located in a 17 storey tower on top of a 3 storey parking podium, and 6 units would be two-storey townhouse units at the portion of the podium fronting on Brown Avenue. To proceed further with this application, additional information is required as outlined below. This application is adjacent to and will share vehicle access and the parking podium with the proposal for a three -tower project immediately to the west (2012-115-RZ) that has been granted first reading by Council on February 26, 2013. This neighbouring project will be subject to a phased development agreement. This project is not intended to be part of that agreement. RECOMMENDATIONS: That Zone Amending Bylaw No. 6991-2013 be given first reading; and; That the applicant provide further information as described on Schedules C and D of the Development Procedures Bylaw No. 5879 - 1999, along with the additional information as described in the staff report dated May 6, 2013. DISCUSSION: a) Background Context: Applicant: Owner: Bissky Architecture and Urban Design District of Maple Ridge and 0910609 BC Ltd. Legal Description: Lot: A, Section: 20, Township: 12, Plan: NWP9687 Lot: 5, Section: 20, Township: 12, Plan: NWP9687 OCP: Existing: Zoning: Existing: Proposed: Medium and High -Rise Apartment C-3 (Town Centre Commercial) CD -2-13 (Comprehensive Development) 1101 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: Single Family Residential One Family Urban Residential (RS -1) Medium and High Density Apartment Commercial Service Commercial (CS -1) Town Centre Commercial Single Family Residential One Family Urban Residential (RS -1) Medium and High Density Apartment Single Family Residential proposed for a Mixed-use development of 240 dwelling units in 3 -towers and 4,380m2 of commercial space (2012-115-RZ). One Family Urban Residential (RS -1) proposed Comprehensive Development Zone (CD -1-13) Town Centre Commercial and Low-rise Apartment proposed Town Centre Commercial Vacant Single Family Residential, utility easement, and Municipal Parking Lot Multiple Residential parking, utility easement, and Municipal Parking Lot 0.120 Ha. (0.29 acres) Lane between Brown Avenue and Dewdney Trunk Road Urban Standard The site consists of two lots fronting on Brown Avenue and having access to a lane that is parallel to Brown Avenue. The site is flat and has a total area of 0.120 Ha. (0.29 acres). The eastern lot (22588 Brown Avenue) is vacant and owned by the developer (0910609 BC Ltd.). The western lot (22576 Brown Avenue) is owned by the District and currently used as a downtown parking lot. c) Project Description: This proposal is for a 17 storey multiple residential development with 126 apartment units and 6 two-storey street -facing townhouse units (total 132 units). The total gross floor area is proposed to be 10,536 m2 (113,408 ft2). A total of 197 parking spaces are to be provided within a 3 storey podium parking structure. Of these, 151 are for the dwelling units on site, 6 are for the residential units located in the development to the west (2012-115-RZ) and 40 are for municipal parking. This proposal is being brought forward for Council to consider its merits with respect to land use. As municipal land and parking is involved, it will be necessary for the developer and the District to arrive at an understanding about the terms and conditions surrounding the future ownership of the District lands, maintaining access to the new municipal parking lot or an alternative parking lot over the period of construction and providing municipal parking in the proposed parking structure for future public use. Agreement about the ownership of District lands and provision of municipal parking will be part of the additional information that the applicant is to provide prior to a second reading report being forwarded to Council. -2- This project is being closely coordinated with the proposal (2012-115-RZ) located immediately to the west, which was granted first reading by Council on February 26, 2013. The second level of the parking structure will be interconnected to permit better vehicular access and circulation overall between the two adjacent projects, and in particular to the municipal parking to be incorporated into this project. Access to the parking for the residents will be by way of lane that is parallel to Brown Avenue. Form and character elements for the lower levels of the building and the tower designs will be similar. At the ground level along Brown Avenue, there will not be any commercial floor space. Instead, 6 townhouse units with individual entrances and yards oriented to Brown Avenue will be incorporated into the first 2 levels of the podium structure. The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and meets the conditions to be included in the program. The proposal does not currently have information about "green" or energy efficiency -related considerations. The applicant is aware that if LEED/energy conservation measures are incorporated into the final design of the project, greater incentive benefits are available under the Incentive Program. This information will need to be supplied by the applicant for ADP review and to obtain a Town Centre Development Permit as part of the detailed information under Schedule D of the Development Procedures Bylaw. At this time the current application has been assessed to determine its compliance with the Official Community Plan (and the Town Center Area 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 or Town Centre Area 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 Town Centre Area Plan and is currently designated Medium and High -Rise Apartment. The proposal complies with this land use designation. The proposal will contribute to achieve the OCP objective to create a compact and vibrant Town Centre Area that is pedestrian -oriented and having multi -family residential uses. The proposed development complies with the following Land -Use Designation policies in the Town Centre Area Plan: Section 3.3 Land -Use Designation Policies: 3-23 All Medium & High -Rise Apartment developments should be a minimum of six (6) storeys and may reach over twenty (20) storeys. Comment: The proposal complies because an 17 storey structure on a 3 -storey podium is being proposed. 3-24 Each ground level unit should have its own private exterior entrance in addition to the common entry and corridors. Comment: The proposal complies because each townhouse will have an individual ground -level entrance and all the apartment units in the tower will have a common ground level entry lobby to Brown Avenue. -3- Appendix E lists the General Land -Use Requirement policies for the Town Centre Area Plan, policies 3-1 through 3-16. Given the early stages of this application, the following Table 1 provides a brief analysis of the project's policy compliance. Table 2 identifies further analysis that will be necessary when additional detailed information is submitted prior to Second Reading. The proposal complies with the following General Land -Use Requirements policies that apply to this proposal: Table 1 Policy Number Summary of Policy Compliance with policy 3-1 Increase in residential and commercial density. This proposal for 132 residential units on a 0.12 ha. site with a Floor Area ration of 5.417 supports this policy. 3-6 Not support changes in land use designation and zoning reducing employment or housing density. This proposal will increase residential densities in the Town Centre Area, adding to the walk-in commercial trade potential for existing and future Town Centre Area business. 3-10 Land assembly or lot consolidation. The proposal will assemble a site allowing for the proposed development to take place, permitting surrounding sites to develop and to achieve adequate buffering with abutting lands. 3-15 Concealed parking structures are encouraged for all uses in the Town Centre. All of the parking will be concealed within an above -grade structure that is integrated into the development and is coordinated with the development to the west. Additional information is to be provided by the applicant to allow staff to assess compliance of the project relative to the following General Land -Use Requirement policies: Table 2 Policy Number Summary of Policy Compliance with policy (Note: The studies and information noted below plus additional supporting materials and plans are to be submitted by the applicant and assessed by Staff before a Second Reading Report is forwarded to Council) 3-7 To ensure a wide range of housing needs are accommodated. A mix of unit sizes from bachelor to 2 bedroom units are proposed to help accommodate housing needs. Additional information is needed to explore opportunities for rental, affordable and adaptive housing. 3-8 Potential opportunities for designing flexibility into new development. Further information about approaches to residential design and construction that are adaptable for families, elderly and the disabled. 3-11 Viewscape studies for proposed buildings greater than three (3) storeys. This study is to accompany a Development Permit application and be presented to the Advisory Design Panel for review. 3-12 Shadow study to address potential impacts. This study is to accompany a Development Permit application and be presented to the Advisory Design Panel for review. 3-14 Creating public outdoor meeting spaces will be encouraged. Additional information about plazas, courtyards, roof top space, passageways and public art is to accompany a Development Permit Application. -4- 3.16 Incorporate principles of CPTED (Crime Prevention through Environmental Design). The design rationale for the project is to be provided by the Architect to address the CPTED issue. Zoning Bylaw: The current application proposes to rezone the properties located at 22576 and 22588 Brown Avenue from C-3 (Town Centre Commercial) to CD -2-13 (Comprehensive Development) to permit a multiple residential development having 132 dwelling units. Of this total, 126 units would be located in an 17 storey tower on top of a 3 storey parking podium, and 6 units will located in two-storey townouse units in the portion of the podium fronting on Brown Avenue. To accommodate the proposed density (FSR = 5.417), the applicant is proposing to rezone the site from C-3 to CD -2-13. This zone is being modeled on the RM -6 Zones, however also includes some aspects of the C-3 to insure there is compatability with the development to the west, with regulation such as siting and height being tailored to accommodate the specifications of the proposal. The main components of the bylaw include: • Principal Uses: Apartment and Townhouse Uses and Off-street Parking Use; • Accessory uses: Boarding, Home Occupation and Accessory Off-street Parking; • Lot Area: not less then 2,000 sq. m.; • Lot width: not less than 30 m.; • Lot Coverage: 90 - 100%; • Setbacks: 0 to all lot lines; • Height of Buildings: not less then 8 storeys and no maximum; • Other regulations including only 6 townouses are permitted and only if there is an apartment building, all uses including parking and loading are to be concealed in a building, and minimum open space and common indoor area requirements. The density applies the provisions in place for the RM -6 Zone as this is strictly a residential project, rather than the C-3 zone that was applied to the mixed-use neighbouring project (2012-115-RZ). The based density in the zone is an FSR of 1.6, which can be increased by height above the 8th storey, underground parking, non -market housing and LEED certification construction. To bridge the difference in the maximum permitted density between the RM -6 Zone (FSR = 3.35) and that of the proposal (FSR = 5.417), this difference is proposed to be achieved by way of an additional bonus density of FSR = 2.067. At present, the exact nature and combination of options to achieve this are under discussion. However, the following elements are identified in the Town Centre and other area plans and warrant consideration by the developer: public art; public amenities; green walls; green roofs; adaptive housing units; energy conservation measures incorporated into the construction; and electric vehicle charging stations. Details about the elements to are to be provided and reflected in the bylaw to be advanced to Second Reading and Public Hearing. The applicant has reviewed and found the draft CD -2-13 bylaw acceptable. Before a second reading report can be brought forward to Council, the applicant is aware that in addition to the normal requirement to submit additional information, it will be necessary to resolve the future ownership of the District lands, have a strategy for any municipal parking displaced from District lands and to complete discussions about achieving the proposed FSR. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. -5 Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. Advisory Design Panel: A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. 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) Building Department b) Engineering Department; c) Operations Department; d) Fire Department; and e) Utility companies. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule C); 2. A Town Centre Development Permit Application (Schedule D); and 3. The information described in this the staff report dated July 8, 2013 about LEEDS/energy conservation measures, District own property, municipal parking, the proposed FSR elements and compliance with Town Center Area Plan policies. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -6- CONCLUSION: This application represents a significant redevelopment proposal for the Town Centre, which will have many benefits for the District in establishing its downtown. It is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading subject to additional information being provided by the applicant and assessed by staff prior to Second Reading. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6991-2013 Appendix C - Proposed Site Plan Appendix D - Sketch Appendix E - Extract of OCP Town Centre Plan Policies 7 APPENDIX A 1121 12129 E 1/2 11 P7875 j 1213 P 78 8 24 1212 7 M 3 N a nLn1 9^ N� ':1"10 N N N P1161 I m 1 -- .. Ln N N—_ r —__ _ -- — _ v 120 — — — — 121 AVE Bi i 0 v - m co a o ort vm 1 '17 N18 N N19 20 I C 0 c P 8081 v 41 11 com N'12 N1 N2 N"3 1"Nl nN2 N"3 N N NNN• N c 290 N I 287 288 289 1209 P 8679 12085 P 8081 P 8843 P 9445 P 43724291 .4- 12087 120: BCP 48855 1 P 8081 P 8843 P 9446 P 43724 296 295 294 n 292 12077 i 120 0 A 12075 I 9 12060 8 Ln 7 PL - SUBJECT PROPERTIES N Rem �' / /62 N ��' IN N `N� 293 1206 — — -- CROWN AVE. — w N _ BROWN N N �t AVE. fy _.iV N_ i J RP 84340 tO RP 79869 o La A Go P 8081 .s Ln N N W LC) N N N. LI1 N N ce CN N m N N Z. co 22802 22610 N N N N V N iV A 22670 300 N 5 6 081 *L LOT A (P687P AP18210� P 5 7 S 297 298 P 43 12047 301 m — t„ 12003 109 12018 LMP 19460 P 8446 M ; 2 E 22519 3- P 4793. ti (D r c� a 303 P 44882 "PP094 A in P 9687 2 1 11 cit J N P. 1 0546 w N N N 1 N DEWDNEY TRUNK ROAD P 60451 1 o v N N r -V N cr)4 N m O N Q N v NCD [V v Lf] N- r N (V (0 CO ' o N N Rem. CP N E i¢ N Rem. N . m T- 4 0. Ln m a P aicipal Hall 118 117 t West Rem `r'64 3 61 `v LANE 995 P 60562 NWS 2403 .. 81.5 Feetco 4 „ P 8695 P 5116, 11971 P 8844 4 E- "PP093 LP 73289 cAl _ 3 11970 RCMP ~ 11984 2 11996 Z P 7863 T• 11953 a 2 F 1 P 68843 Courthouse McINTOSH AVE. — c011 3 40. 11960 n r -o 11947 0 u� (F P 60562 N 120 TRem 2 0- 11937 co 0- .... 4 .., . w A .,,..., 4 Mr. N Scale: 1:2,000 Cit' .f Pitt __ Meaows_ ' f 22576/88 BROWN AVENUE A i.2 - VI ,fillmtilliali .1 CORPORATION OF THE DISTRICT OF jam m4ERALPtiki '---N, ' o '' {6l� 1.2 .W. r MAPLE RIDGE MAPLE RIDGE - District of S<, I &rilfsh CWumbia PLANNING DEPARTMENT �� ' Langley `� o Illii-- DATE: Mar 1, 2013 FILE: 2013-019-RZ BY: PC �j FRASER R. �\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. No 6991-2013 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. 6991-2013" 2. Those parcels or tracts of land and premises known and described as: Lot: A, Section: 20, Township: 12, Plan: NWP9687 and Lot: 5, Section: 20, Township: 12, Plan: NWP9687 and outlined in heavy black line on Map No. 1589 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CD -2-13 (Comprehensive Development). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. 4. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct numerical order: "SECTION 1044 CD -2-13 A. PURPOSE 1. This zone is intended to to provide multi family residential dwellings at a high density within the Town Centre Area. The form of the development is to incorpoate a three-storey building element at the base of the building, street - facing townhouses along Brown Avenue and a residential tower above. B. PRINCIPAL USES 1. The following principal uses are permitted: (a) apartment. (b) townhouse. (c) off street parking. C. ACCESSORY USES 1. The following accessory uses are permitted: (a) Accessory boarding use. (b) Accessory home occupation. (c) Accessory off street parking. D. LOT AREA AND DIMENSIONS 1. Minimim lot area and dimensions shall not be less than: (a) in lot area 2000 square metres. (b) in width 30 metres. (c) in depth 27 metres. E. DENSITY 1. Floor space ratio shall not exceed a base density of 1.6 times the lot area. 2. Additional density, up to a maximum of 5.417 times the lot area, may be obtained with the following provisions: (a) an amount equal to 0.2 times the lot area may be added for each storey above the eighth, to a maximum of 1.0 times the lot area; (b) an amount equal to 0.1 times the lot area may be added for providing a minimum of 90% of the required parking spaces in an underground structure. An additional 0.1 times the lot area may be added for providing all required parking spaces, excluding visitor spaces, in an underground structure; (c) an amount equal to 0.1 times the lot area may be added for providing a minimum of 5% of the dwelling units on the property as non -market housing units. An additional 0.1 times the lot area may be added for providing 10% of the dwelling units on the property as non -market housing units; (d) an amount not to exceed 0.35 times the lot area for Leadership in Energy and Environmental Design - Green Building Rating System certification level based on the following scale: 1. an additional 0.2 times the lot area may be added for including elements that meet the Certification credit level; 2. an additional 0.05 times the lot area may be added for including elements that meet the Silver credit level; 3. an additional 0.05 times the lot area may be added for including elements that meet the Gold credit level; 4. an additional 0.05 times the lot area may be added for including elements that meet the Platinum credit level. (e) An amount not more than 2.067 times the lot area for the provision of amenities, including but not limited to the provision of public art, public amenities, green walls, green roofs, adaptive housing units, energy conservation measures incorporated into the construction and electric vehicle charging stations. F. LOT COVERAGE 1. A lot coverage of all buildings and structures shall not exceed 90%, provided that lot coverage may be 100% where required parking is provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 - 1990, as amended. G. SETBACKS 1. The minimum setback for all principal buildings and structures shall be not less than: (a) from a front lot line: 0.0 metres. (b) from a rear lot line: 0.0 metres. (c) from a side lot line: 0.0 metres. (d) from an exterior side lot line or a lane: 0.0 metres. H. HEIGHT 1. Minimum building height shall be eight (8) storeys. 2. Maximum building height is not restricted. I. OTHER REGULATIONS 1. An Apartment Use shall: (a) be permitted only where all parking for such use is concealed parking. 2. A Townhouse Use shall: (a) only be permited on a lot containing an Apartment Use; (b) not exceed 6 (six) dwelling units in total; (c) have direct access to grade (Brown Avenue) for each unit; and (d) be permitted only where all parking for such use is concealed parking. 3. A minimum of 30% of the lot area shall be provided as useable open space. Up to 15% of this required open space may be provided on a roof. 4. A minimum of 1.0 sq. m. of common indoor amenity space shall be provided for each dwelling unit on the lot or by an agreement acceptable to the Municipality on a separate lot. 5. An off street parking use shall be sited inside a building or underground, shall be seperated from resident parking, and shall be accessible to the public. 6. A home occupation use shall comply with the regulations of Section 402 (4)." READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . 24828 12155 CNC r (7)I wl 12129 E 1/2 11 P 7875 6 N P 7875 7 8 N N N 9 N n10� 121 AVE. 0 a A V1P 44378 SO 22490 V rn 22504 V CO CO 22514 (0 20 12085 4 L 9 o 0 0) a P 8679 BCP 48855 15 A EPP 13648 N BROWN AVE. 12075 LP 69873 Rem. 302 P 45004 RP 79869 (0I w co co M rn N a N N 6699 12003 /09 rn 0 a w O w 12138 7 P 23392 12141 24 P 1161 121 AVE. 12080 107, oo o_ 11t N P 8( 03 X2566 N co N1 P ' co 22582 A w 0 (43 O "'1 P (p (4 2 9446 0 "3 W 22620 \ / O co N 288 3724 N 22660 W O 0 290 N 291 N 12087 9 12060 /62 Co 22557 22567 0 V 22577 8843 5 o co N 4 o N P 6 N 9446 5 N CV 4 N RW 18394 N 22621 co 3724 295 N 22661 IV A r co v 292 a 12077 Rem N 293 / N AVE. 4 12038 0 O a 5 0 Cs' P 6 8081 CO N N * LA LO LO CVCV LOT A (P9687) P 18210 V 22596 A co co 22602 CO 22610 RP 84340 O (2 O 2b7CN O CO CV 298 P 43 CO N 299 724 0 300 N 12047 301 2018 303 P 44882 *PP094 MP 19460 A CV N RP 69394 DEWDNEY TRUNK ROAD P 60451 Rem. Municipal Hall 118 11995 P 60562 RP 68844 CO Rem. 117 RCMP 11990 RW 68845 L 1 P 68843 Court 11960house LMP 52324 38 (Lease) RW 68845 Arts Centre 11944 CP NWS 2403 2 P 70955 P 968 2 CV N 7 P 1 CV N 9446 11 00 N LMP 45326 co COCO CO ([0 N (V (V N N Rem. t IX West Rem. 064 v 81.5 4 co Lo <n Feet a co z o P 863 11996 / RW 59110 MciNTOSH AVE. a N N P 60562 120 v O N P 20546 1 2 RW 18394 O N 3 P 8695 *PP093 LMP 15424 53 A (0) N CO N 0 N 61 P 51167 LP 73289 LO f' N N � 4a 12142 L 12136 12130 1 J 2 P 9944 P 38897 175 12120 12090 1 BCS 1124 P 22808 12082 12074 1 N C+) (D 2 co 12068 a P 7450 N70'2 12060 CO N Rem. Pcl. A LC) m a BCp3678; BCP 34253 RW 18394 BCP 13823 (D\ 0 co (c N Rem. A m a P9541 LANE 11971 CSI 3 N u, (02 M P 12640 2(o 1 a 11963 a 2 ZJ 2Rem 2 a 11937 *PP088 11931 11970 *PP084 B P 9541 LANE 1940/48 78 (P 9541) 11920/36 E MAPLE RIDGE ZONE AMENDING Bylaw No. 6991-2013 Map No. 1589 From: C-3 (Town Centre Commercial) RS -1 (One Family Urban Residential) To: CD -2-13 (Comprehensive Developement) 00 / PN LMf RPI NW EPI MAPLE RIDGE British Columbia /\ SCALE 1:2,500 APPENDIX C Site Reconciliation Total Combned Area - Total Nel Reeklentlal Area: 9.50, Total Gross Dealtle.al Area: EDS 1.12 of Stones RSR 17 SOW 4.91 Site Area: 11.46 .11 9 oen60 201.2 DPA Pmnn Ama= Aing AreaBe Below 062 Parking Area above Grade: 30620 Gross Commercial Are. 0620 Gross Residential Area: 6,404 sok a asaamrslArea: 92,640620 I Ink ',reek Dot9 of Bachelor Dolts: 0 un. oft Bedroom Unto: BO unh of 2 Bedroom Units: 66 units 126 units Parkins Reauiremergg 6uoTOhal. Bachelor (0.90 per ung): 0.0 stalls 1 om11.00 per unll): 60.0 stalls mn(1.10 per umq: 72.6 stalD mrs10.1 per unit): 12.6 stalls Municipal Da.ng 40.0 stalls 29.0 sta. Read Residential Parking: 186 stalls Rap, Commercial Parking: 0 stalls Required Perking 3u0.T2ml: 186 stalls Park., Proolded Suk•Totak 189 stalls Plow. R.muiremems ODem.-ad _ a stalls Shod term storage 116/20 units): 36 stalls Long lean store 1114 units): 32 stalls Mvrv12OBlwh 0.I2o E kMMM Y � .6 T66VR 476001 I.i 06 12164 Fraser River .1 Ste Context Location Map soale:la0000 O r rll -41L17, r 22576 & 22588 Brown Avenue See Rezoning Application # RZ.1 15.2012 I I� pr - 62* + yr # 6 6666In a -144. WBW FEWUNEY TRUNK RD -11P _71111r- 75r 110Fr`r felvtL1,11 11,1 w�• PRELIMINARY ONLY NOT FOR CONSTRUCTION TEN PNDry60H)e SUBJECT 24GTTG CHANGE OS000WH SPACES o0O31 60 Context Plan Scale' 1:500 ISSUED MR/MINOS a� c rn 0- _c as - O r1 as CO N 00 CO 60 o� d U 0 a2 Site Context 41 ASCENT' Y a 3<p Jul 3, 2013 Scale As Note4 Project ID 123) Sheet B1.0 I 4' II E APPENDIX D ARCHITECT ARC'I IIIEC:1U0.E URBAN C1E5ICN PLANNING 1NtfRIOR I1FStE N 125 APPENDIX E Extract of Policies from OCP Section 10.4 Town Centre Area Plan 3.2 General Land -Use Requirement Policies 3-1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District (see Figure 2 for boundaries of CBD). Land -use should include a mix of housing types catering to various demographics, including affordable and special needs housing, within walking distance a broad mixture of uses, including shops, services, cultural facilities, and recreation. 3-2 Office use will be encouraged, particularly over ground level units in a mixed-use development, within and around the Central Business District and also in the commercial designated areas of Port Haney. 3-3 Commercial uses that support the residential population of the Town Centre through the provision of necessary goods, including food, and services such as medical care are a priority function and will be encouraged to develop or remain in and around the Central Business District of the Town Centre and in the commercial designated areas of Port Haney. 3-4 Hospitality, cultural, recreation and entertainment uses will be encouraged. This includes hotels, restaurants, theatres, art galleries and other venues that contribute to the attraction and amenity of the Town Centre and the Fraser River waterfront for both residents and tourists. 3-5 Community uses, particularly those that serve a broad area of the Maple Ridge municipality, such as government offices, places of worship, libraries, museums, community, recreation, entertainment and cultural centres are encouraged in the Town Centre. 3-6 Along arterial and collector streets and also within the Central Business District, Maple Ridge shall generally not support changes in land use designation and zoning that would have the effect of reducing employment opportunities or housing density. 3-7 To ensure a wide range of housing needs are accommodated within the Town Centre area, Maple Ridge will work with other areas of government and housing agencies to encourage and support development that provides: a. for those with special housing needs due to income, age, or disability, as an appropriate share of the Town Centre's housing stock; b. special needs housing incorporated within the Town Centre community and located close to public transit, shopping and services, and parks and recreation. 3-8 Where there are potential opportunities for designing flexibility into new development, these will be encouraged to help the community adapt as building uses evolve over time. Flexible design includes, but is not limited to, enabling the creation of additional rooms in housing units for growing families, the retrofit of a housing unit for people with disabilities, the change in use of a housing unit to a commercial unit, or vice -versa. 3-9 The adaptive re -use of heritage buildings and sites is encouraged, by potentially converting a single-family use to a commercial or institutional use, or vice -versa (where land -use designation and appropriate zoning permits), or from a single-family use to a duplex or multi -family use. This policy applies to buildings and/or sites that are determined by the District of Maple Ridge to have heritage value and/or heritage character, including listings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register. 3-10 Land assembly or lot consolidation proposed in conjunction with development, redevelopment, conversion, or infilling should meet the following conditions: a. That any residual lots or remaining land parcels are left in a configuration and lot area which are suitable for a future development proposal, or can be consolidated with other abutting -8- residual lots or land parcel and complies with the applicable Land -Use Designations and Policies of Section 3.3 of this Plan; b. The use of any residual abutting lots or land parcels can continue to function in accordance with the applicable Land Use Designation and Policies of 3.3 of this Plan; c. Residual abutting lots or land parcels are not isolated or left in a condition which is unsuitable for redevelopment or unsuitable for the maintenance of the existing land use; d. The land assembly proposal will incorporate adequate impact mitigation measures such as the provision of buffers, landscaping, site design, building arrangements and building design to ensure compatibility with abutting existing land uses. 3-11 Viewscape studies may be required for proposed buildings greater than three (3) storeys in height, where views may be impacted towards Golden Ears peaks to the north and the Fraser River to the south. Important viewscapes have been identified along 224th Street, within Port Haney, and the south slopes of the Town Centre on 116th and on 227th. In locations where it is deemed that key viewscapes will be impacted, an increase in density, or the proposed form, may not be supported. 3-12 High density development that is four or more storeys in height may be required to include a shadow study in consideration of adjacent sites to address potential impacts on available daylight. Consideration should also be given to the privacy of residents in existing buildings. 3-13 Maple Ridge encourages noise and vibration abatement measures for all buildings within 75 metres of the nearest railway track. Residential developments exceeding CMHC (Canada Mortgage and Housing Corporation) acceptable noise levels will not be supported. For developments within the 75 metre range, a report prepared by a professional with expertise in railway noise mitigation should be provided and contain the following: a. An assessment of the noise and vibration levels at the site; b. Recommendations for design measures to mitigate noise and vibration levels above acceptable standards recommended by Canada Mortgage and Housing Corporation Guidelines. NOTE: Heritage buildings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register may be exempt from this policy. 3-14 Creating public outdoor meeting spaces will be encouraged in appropriate locations within the Central Business District and may take the form of urban squares, plazas, courtyards, or passageways between buildings. These areas will be landscaped with trees and plants that will attract birds and insects and also provide seating areas for people to rest, reflect, or meet and visit with others. Incorporating public art into these spaces will be encouraged. 3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi -family uses, and institutional uses in the Town Centre. Below grade parking structures are particularly encouraged for Low -Rise, Medium, and High -Rise Apartment, Mixed -Use, Flexible Mixed-Use/Live- Work, Commercial, and Institutional buildings. Above grade concealed parking is a viable option where building height (six or more storeys) coupled with challenging site conditions make it cost prohibitive to provide all required parking spaces in an underground structure. Above grade parking structures should be designed in such a manner that the pedestrian realm, streetscape facade, and protected views of the Town Centre are not impaired. 3-16 Principles of CPTED (Crime Prevention through Environmental Design) should be applied, particularly to the internal spaces and finishing of all parking garage structures. -9- MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2012-033-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6912-2012 24189 124 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), to permit future subdivision into two lots. The proposed RS -2 (One Family Suburban Residential) zoning complies with the Official Community Plan. This application was given first reading on May 22, 2012. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6912-2012 be given second reading and be forwarded to Public Hearing. and 2. That the following term and condition be met prior to final reading: i. 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: Dan tenBrink Simone Hacquebard Legal Description: Lot: 46, Section: 22, Township: 12, Plan: 43885 OCP: Existing: Zoning: Existing: Proposed: Estate Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) 1102 Surrounding Uses: North: South: East: West: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Agricultural Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Single Family Residential Single Family Residential 0.810 HA. (2 acres) 124 Avenue Rural 2012 -033 -SD and 2012 -033 -VP The site is located in the Academy Park neighbourhood. Currently, there is a single family dwelling located on the site. The site is relatively flat and predominantly forested with the exception of the existing dwelling and driveway location. Land in the Agricultural Land Reserve (ALR) is adjacent to the site on the south side of 124 Avenue. The applicant proposes to rezone the subject properties from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), in support of a future subdivision into two single family lots no smaller than 0.4 hectares (1 acre) each. c) Planning Analysis: Official Community Plan: The proposed rezoning to RS -2 (One Family Suburban Residential) is in accordance with the subject property's designation as Estate Suburban Residential in the Official Community Plan (OCP). The portion of 124 Avenue adjacent to the subject site is identified as part of an existing multi -use trail in the OCP's Long Term Multipurpose Trail Map, which serves as a general route that is to be preserved and maintained. -2- Zoning Bylaw: The current application proposes to rezone the property located at 24189 124 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two single family lots. The existing home is proposed to be retained. Proposed Variances: A variance is required by the Engineering Department for the road carriageway of 124 Avenue. The Maple Ridge Subdivision and Servicing Bylaw No. 4800-1993 requires a minimum width of seven metres for a rural local road; 124 Avenue is six metres. The Engineering Department supports the variance as the present road has adequate capacity and width to serve the additional lot that will be created. The requested variance will be the subject of a future staff report to Council. d) Agricultural Impact: Due to the site's location adjacent to land that is in the Agricultural Land Reserve, an Agricultural Impact Assessment and Ground Water Impact Assessment were requested in accordance with the requirements of Section 6.2.2 of the Official Community Plan. The combination report concluded that there will be minimal impact to nearby agricultural properties, groundwater resources, or potential agricultural uses based on the proposed development. e) Interdepartmental Implications: Engineering Department: The Engineering Department has indicated that there are no deficient services which could be provided by a Rezoning Servicing Agreement. The existing lot has a connection to the municipal sanitary sewer system. The new lot will need a connection to the system at the subdivision stage. The new lot is subject to the Academy Park Local Area Service Bylaw charges that apply for installation of the sewer system. This is administered by the Finance Department through property taxes and does not require any action at the rezoning or subdivision stage. Parks & Leisure Services Department: The Parks Department has reviewed the application and has noted that a road shoulder equestrian trail exists on 124 Avenue that will need to be considered in the development servicing plans at subdivision. f) Environmental Implications: An arborist report was completed for 24189 124 Avenue by Michael K. Lassalle ISA Certified Arborist. All trees larger than 25cm DBH (Diameter at Breast Height) were assessed and inventoried. There is currently no intention by the applicant to clear any trees for building construction, but the report will provide a reference should a building application be submitted in the future. -3- CONCLUSION: It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6912- 2012, and that application 2012-033-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, and B.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 - Maple Ridge Zone Amending Bylaw 6912-2012 Appendix C - Site Plan -4- APPENDIX A Rem 1 / P 86522 P 86522 Ce) 12561 _!_i- -_ _ 1251112510 P 43885 a a) 12552 P 69960 a 2 3 r M N N 62 r 1 2 InO) v LMP 123 1 ,n v Rem 64 12525 24307 125 AVE. 12487 00 7 N A N 71- N W N N N N 0 N 1 i a BCP48079 1 2 A B 56 55 a 12461 B SUBJECT PROPERTY 112450 12445 u~ 1 LMP 12744 N 12440 N- BCP 46690 1 2 46 1 2 48 4 ,--,--1 2 0O 7,-7,-N N N N N N N V N EP 14903 A P3118 Rem 13 — -- - - 18 I I I N 1 V / / N a 19 'PP133 / / / N500 v Clt',.f Pitt Mea:ows -5 l } I f I c 24189 124 AVENUE '°2 o mmdrigr CORPORATION OF THE DISTRICT OF I - dur I. MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of �' I o ,W �� � . Langley o ` cio DATE: May 7, 2012 FILE: 2012-033-RZ BY: PC -' ER R. FBAs ��\\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6912-2012 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. 6912-2012." 2. That parcel or tract of land and premises known and described as: Lot 46 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1564 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 22 day of May , A.D. 2013. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER ZP 69960 a 2 3 0 COr 0co N 6.0 N VL N.a N 1 ...1'1 I I I N 1 N L D CV 7 N LMP 123 1 N CV 7 N Rem 64 12525 P 1 O N 125 AVE. 99 12487 O N A v�A4,9-i--49,•6!0, 0 t0 N 0 W N 0 N 0 N N 0 co N Tr Tr BCP 1 48079 2 A B 56 55 12461 71 t` a B BCP 28230 12450 BCP 28231 12445 u~i a N 1 LMP 12744 NBCP 12440 n 1 46690 2 46 LMP 1 12745 2 48 4! N. NI- a 2 o N lL7 N co r N ro a N 0 0 N N N n 7 N C,__/ 124 AVE. EP 14903 A P 3118 Rem 13 18 N M N a 19 VADLI Bylaw No. Map No. From: To: RS R 6912-2012 1564 RS DG= /0\= A -3 (One Family Rural -2 (One Family Suburban ✓=\D Residential) Residential) \G A, 4/00A N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C 10 PROPOSED SUBDIVISION OF LOT 46 SEC.22 TP.12 N.W.D. PLAN 43885 5 0 25.0 50.0 C Scale 1:1000 1 Plan 2 BCP48079 'Ian BCP28231> / A \./ Plan B \ BCP 23'0 56 55 \- 1 2 e Plan BCP46690Fn 41.90. 46 Pion A 9, 0.404 ha 41.92 43885 B Shed ° ho . 1 Plan 2 LMP 12744 48 Plan 43885 3.3- 41.91 House --.- N 1 — r 41.91 March 28,2012 124 AVENUE Wade & Associates B.C. Land Surveyors Maple Ridge & Mission H2934-02 Phone 463-4753 OPIp AoLLs G. -raw Meigh G District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 9, 2013 and Members of Council FILE NO: RZ/O24/O9 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No. 6867-2011 25467 Bosonworth Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit a four (4) lot subdivision under the RS -2 (One Family Suburban Residential) zone. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/024/09 and that the following conditions be addressed prior to consideration of Final Reading: Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Schedule "B" of the Official Community Plan; iii. Road dedication as required; iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; v. Removal of the existing buildings that will not comply with future lot lines; vi. 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. -1- 1103 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: 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: This application is to permit Residential) zone. Don Bowins John H. Buckle, Judy L Duncan, Ty N. Vong, Nicole J. Buckle Lot 6 Block 3 & 4 Section 14 Township 12 NWD Plan 17459 Suburban Residential Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Single Family Residential in the ALR RS -3 (One Family Rural Residential) Agriculture Single Family Strata RG -2 (Suburban Residential Strata) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential Single Family Residential 2.030 HA. (5 acres) Bosonworth Avenue Municipal water and septic fields a four (4) lot subdivision under the RS -2 (One Family Suburban The following dates outline Council's consideration of the application and Bylaw No. 6867-2011 and 6867-2011: • First Reading was granted October 13, 2011 • Second Reading was granted June 12, 2012 • Public Hearing was held July 17, 2012 • Third Reading was granted July 24, 2012 -2- Application Progress: The applicant has completed a number of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. However, the application was contingent on the Grant Hill Reservoir and the nearby pump station being constructed as part of a development application to the south. With this facility close to completion, the Approving Officer has recently issued a Preliminary Review Letter (PRL). The applicant requires this extension to complete all of the terms and conditions of the application. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that Final Reading approval will be applied for shortly. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A ----__ \,....................N............ 1 V N0 N P41743 59 • co V N I P 34100 28 — o. N P 17459 7 — N 8 --- __._.,_ N N 9 N N 10 112 AVE N N x_3.1__- p W 0 N I 12 P1 f O. I SUBJECT PROPERTY / P 35648 41 P 32801 Rem 25 co V N P 17159 6 V N ,n N 5 Q ----.---.—" BOSONWORTH AVE M N SL68 M SL67 /IN O V In N SL66 O V V7 N SL65 O V V7 SL64 EPS 234 O V V7 SL63 O V7 SL62 V7 V7 SL61 M V7 V7 SL60 V7 V7 SL59 r V7 N SL58 EPS 234 � SL57 SL75 SL74 co SL56 N SL55 V SL54 fp SL53 V (0 SL52 O SL51 M SL50 SL49 SL48 , SL47 0 N N N N N N / N N N GODWIN DRIVE N N co p co ino O W (O O p O) M M SL79 SL80 S 34 N N V SL34 N V N SL35 O N SL36 (0 (0 N SL37 W V N SL38 V N SL39 V7 N SL40 N SL41 (in N SL42 in N SL43 V7 N SL44 N SL45 V7 N SL46 11130 3L82 SL81 SL33 EPS 234 11120 7 'o S 117 N SCALE 1:2,500 Clt',.f Mea.ows_ Pitt Iu �5 . e - ,r } f I. o 25467 BOSONWORTH AVENUE .fisferatm '� mem_ 41 CORPORATION OF THE DISTRICT OF 1.tL). �I� MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT of � S I o ' Langleyt ■=-- o `ERAS _ May 31, 2012 FILE: RZ/024/09 BY: PC n•' on ��DATE: ER R. \\ 1 APPENDIX B MAPLE RiDert Deep nppl Cre.ifer 7fe.yhf3 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: RZ/024/09 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Second Reading; Maple Ridge Zone Amending Bylaw No. 6867-2011 25467 Bosonworth Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), to permit a future subdivision of 4 lots. The proposed RS -2 (One Family Suburban Residential) zoning complies with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6867-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading. i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Schedule "B" of the Official Community Plan; iii. Road dedication as required; iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; v. Removal of the existing buildings that will not comply with future lot lines; vi. 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: Legal Description: 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) Project Description: Don Bowins John H. Buckle, Judy L Duncan, Ty N. Vong, Nicole J. Buckle Lot 6 Block 3 & 4 Section 14 Township 12 New Westminster District Plan 17459 Suburban Residential Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Single Family Residential in the ALR RS -3 (One Family Rural Residential) Agriculture Single Family Strata RG -2 (Suburban Residential Strata) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential Single Family Residential 2.030 HA. (5 acres) Bosonworth Avenue Municipal water and septic fields The applicant proposes to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit subdivision into four (4) lots. It is currently undeveloped except for one dwelling located on the center property. The land is proposed to be subdivided in a manner to retain this building in compliance with the required setback on one of the proposed lots. The proposed lots will be serviced by municipal water and on -lot septic systems. The site slopes downward away from Bosonworth Avenue. At time of subdivision, the location, grade and design of the driveways will accommodate emergency apparatus such as fire engines to access buildings on the lots. There is a steeper slope towards the east and at the northeast parts of the site. -2- This area will be subject to a restrictive covenant to prevent disturbance and to retain it in its natural state. The property gains access from Bosonworth Avenue. This street has been recently been upgraded in conjunction with the new rural subdivision to the south (SD -051-09). c) Planning Analysis: Official Community Plan: The properly is designated Suburban Residential in the Official Community Plan. The proposed zoning, use, density and lot sizes align with this OCP designation. The site borders the Agricultural Land Reserve (ALR) to the north and thus is subject to OCP policies for sites along the ALR Boundary, namely: • Requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off -set impacts on agricultural capability; Environmental Impact Assessments are to be completed where rezoning or subdivision is proposed within or adjacent to natural features or significant lands identified in the OCP. Therefore, the identified sloping areas in the eastern and northeastern part of the site will be subject to issuance of a Natural Features Development Permit (NFDP) and registration of a conservation restrictive covenant. The required studies and reports have been submitted. Necessary legal documents (restrictive covenants) and any identified actions or mitigation measures will be conditions set by the Approving Officer as part of final subdivision approval, and the NFDP will be considered for issuance concurrently with rezoning. Zoning Bylaw: The current application proposes to rezone the property located at 25467 Bosonworth Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit subdivision into four lots. The applicant has submitted a preliminary lot layout plan showing that the areas, width and depth of each lot, the location of the dwelling unit being retained and proposed new building envelopes will comply with the Zoning Bylaw. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; -3- • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Natural Features Schedule "C" Development Information Meeting: A Development Information Meeting was not required for this proposal because the proposal is for fewer than 25 units (lots), and is in compliance with Official Community Plan policies. d) Environmental Implications: Environment comments for this proposal are as follows: 1. A Natural Features Development Permit (NFDP) will be required due to the slopes on the property. 2. The submitted Arborist Report needs to be revised to identify the tree that will be retained, protected or removed. 3. The details and conclusions contained in the submitted Geotechnical and Hydrological reports may need to be revised due to changes to the neighbouring location to the south and the original application having this property separated from the property to the east (25590 Bosonworth Avenue). 4. Coordination between the civil engineer, geotechnical engineer and the environmental consultants of record is required to determine whether the NFDP needs to address for groundwater management, rainwater management and stormwater management mitigation for the site for road infrastructure and the proposed lots. Surrounding sites, especially those properties immediately to the north and down slope of this property and within the ALR should not be impacted as a result of this proposed development. 5. In the event additional environmental concerns are identified they will be addressed through the Natural features Development Permit. e) Agricultural Impact: An Agricultural Impact Assessment Report, dated September 4, 2011, was prepared for the applicant by Letts Environmental Consultants. The conclusions of the report included: 1. Disclosure be prepared and provided to all homebuyers or prospective homebuyers of parcels in the proposed subdivision about possible negative impacts, including noise, farm smell, chemical sprays, and unsightliness arising from allowable agricultural activities. Therefore, a restrictive covenant to this effect is proposed to be registered on title; 2. The greatest potential impact on agriculture from the proposed development is drainage. This can be mitigated through careful storm water and rainwater management. f) Interdepartmental Implications: Engineering Department: The Engineering Department has advised required road and water services for this development are not available. There is a development application (RZ/102/03 and SD/102/03) on the south side of Bosonworth Avenue that as a condition of approval is to construct road and extend water services that will satisfy the requirements for the subject site, except for dedication for road widening. -4- Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 4 trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $100.00. Fire Department: Comments from the Fire Department relating to the location, grade and design of the driveways to accommodate emergency apparatus such as fire engines to access buildings on the lots will be addressed through the subdivision process. CONCLUSION: It is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6867- 2011 and that application RZ/024/09 be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" Prepared by. Adrian Kopystynski, MCIP, MCAHP Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL., MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services ""Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer AK/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6867-2011 Appendix C - Site Plan -5- 59 P3a-23 23 SUBJECT PROPERTY 8 0'7459 a a 5-7' a 5L79 3t S'0 i_82 1 S_8t '+s `` - gyO.vAR - 325 sat EPS 23Z { 5-83 a S-83 SS9 S-53 EPS 23' SL57 5-55 S.55 S_53 S32 4 SS' SSC S_t9 C 31° 020.4.. ;A. 4 S_ 4 S-35 ;]a S_33 G S_33 5-37 a ii S_41 SL< 4 312 5-U 1 S1t S_t5 EP223< S. 6' SCALE ::2500 34/ a IN ii. Sr `'tn' I° Darcl of � Eiris •eeAg y 25467 BOSONWORTH AVENUE At 1APLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE P nf.\na P ATN T DATE: May 31, 2012 FILE: RZ/02409 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6867-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6867-2011." 2. That parcel or tract of land and premises known and described as: Lot 6 Block 3 & 4 Section 14 Township 12 New Westminster District Plan 17459 and outlined in heavy black line on Map No. 1545 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 11th day of October, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER P 41743 59 P 34100 28 P 17459 7 8 9 N 10 LOW' N 11 W N N 12 P 17459 P 35648 41 N N P 32801 Rem 25 ,f`''' P 1 6 1- N 59 5 O O CAS N BOSONWORTH AVE. -� ^�- 0S N SL68 740 N SL67 / In N SL66 Z''1"CNCNO lCi N SL65 O N SL64 EPS 234 W N SL63 0 N SL62 CO N SL61 M N N SL60 �L) N N SL59 un, N N SL58 EPS 234 u0.) N SL57 J EPP 7740 L--- SL75 ,, SL74 LO n W 5 U SL56 u) SL55 u7 SL54 CO") SL53 of o SL52 u') SL51 N SL50 0) SL49 SL48 u') I� SL47 N M N < a 0) N 0)1 N N N N CV N CV CV N N CV N / \ N N PP 7741 EPP 7741 GODWIN DRIVE EPP 7741 EPP 7741 Li" CO 0 .. r m N SL79N SL80 S 34 CA a N SL34 EPP N N SL35 7740 O N SL36 l'Wu') N N SL37 N SL38 N SL39 N SL40 N SL41 N SL42 5143 Lf, ry u') N SL44 OI N ^ SL4nal u7 N SL46 r N_ -- EPP 7740 EPP 7742 BCP 39013 `,.. �- o co���n �/ i VADL- Bylaw No. Mau No. From: To: R 6867-2011 1545 RS RS DG- /0\- AV -3 (One Family Rural -2 (One Family Suburban -\D Residential) Residential) \G L\, N SCALE 1:2,500 MAPLE RIDGE British Columbia Rem.25 Plan 32&i 7 APPENDIX C n 17459 10 REEVE SEPTIC FIELC 132.5 13.3. 0.435 h4r- 135, —REEERNE f 7 i REAPS FELE , ! i 1 I 1 4132, Al 1 ..,.- 1 0 435 hCi• h443.4,9-41351541 1 I BENCHMARK CONTROL MCMIUMENT 88Alffee LOCAREE AT 112 AVENUE ARE BOSOMOYORTA AVENUE ELEVATION o 106. 94n f STAN WADE/. Revision BOWINS & ASSOCIATES INC. ME EMMA STREET. MISSION, B.C, 545 556 FAX: COR452414395 FAX: A04-126433/6 EMAIL, ovAM@YR.4444, od ofen to the property of E.K. BOMOS R oSSECMIES Mo. and mono!: eo vow& rove. rogoinfoo Att., of void ofoneeny. EXI511445 ---44A Ca 0 01065 PROPOSED — M 6 UTILITY POLE RANER0R STORM 144E14 5114 FIRE HYDRANT SANITARY SEWER SRN MGR NA GAS GAS BASEMENT ELER RATER 5/44 EDGE OF PMAMENT U.G. OWING SA FENCE A.G. HTERO 150. SIDEWALK U.C. TELEPHONE 6,6.11 50144015 —0— CATCH 04144 CM WATER OR GAS VALVE Aff 50-41 60 Soo i4E4' T RIGHT 4 544 HO _x _ SURVEY MONUMENT 4 SAN, INSPECEON CHAMBER 6 STREET MART 146 00 I , ,-- 40 -------. , ------ _. _ 4 _cc Caralr — • .. --- , ..- x:5-5 214--' .. 1 5583 i BOSONWORTH AVENUE SL62 , --BB- 9561 5160 BENCHMARK CONTROL MCMIUMENT 88Alffee LOCAREE AT 112 AVENUE ARE BOSOMOYORTA AVENUE ELEVATION o 106. 94n f STAN WADE/. Revision BOWINS & ASSOCIATES INC. ME EMMA STREET. MISSION, B.C, 545 556 FAX: COR452414395 FAX: A04-126433/6 EMAIL, ovAM@YR.4444, od ofen to the property of E.K. BOMOS R oSSECMIES Mo. and mono!: eo vow& rove. rogoinfoo Att., of void ofoneeny. EXI511445 ---44A Ca 0 01065 PROPOSED — M 6 UTILITY POLE RANER0R STORM 144E14 5114 FIRE HYDRANT SANITARY SEWER SRN MGR NA GAS GAS BASEMENT ELER RATER 5/44 EDGE OF PMAMENT U.G. OWING SA FENCE A.G. HTERO 150. SIDEWALK U.C. TELEPHONE 6,6.11 50144015 —0— CATCH 04144 CM WATER OR GAS VALVE Aff 50-41 60 Soo i4E4' T RIGHT 4 544 HO _x _ SURVEY MONUMENT 4 SAN, INSPECEON CHAMBER 6 STREET MART 146 00 41. MAPLE RI[ GE 9+'ri.hEL14 .m.5 .;rrr �arir District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2011-015-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No. 6933 - 2012 Maple Ridge Zone Amending Bylaw No. 6801 - 2011 11959 203 Street EXECUTIVE SUMMARY: A one year extension for rezoning application 2011-015-RZ has been made in accordance with Maple Ridge Development Procedures Bylaw No. 5879-1999. The rezoning application is to rezone the subject property located at 11959 203 Street from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a two storey commercial and residential building. Council granted first reading on April 26, 2011, second reading on June 12, 2012, and third reading on July 24, 2012. This application is in compliance with the Official Community Plan. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-015-RZ and that the following conditions be addressed prior to consideration of final reading: Approval from the Ministry of Transportation and Infrastructure; ii. A Statutory Right -of -Way plan and agreement must be registered at the Land Title Office for storm sewer; iii. A Reciprocal Cross Access plan and agreement must be registered at the Land Title Office; iv. 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; v. Registration of a Restrictive Covenant protecting the Visitor Parking; vi. Registration of a Restrictive Covenant protecting the Resident Parking; vii. Registration of a Restrictive Covenant securing four (4) parking spots on the adjacent property; and -1- 1104 viii. Registration of a Housing Agreement as a Restrictive Covenant to ensure residential units remain as rental units. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Zoning: Surrounding Uses: North: South: East: West: Roger Kocheff MICA Properties Ltd Lot 2, D.L. 222, GP 1, NWD Plan BCP16317 Existing: Commercial Existing: CS -1 (Service Commercial) Proposed: C-2 (Community Commercial) Use: Commercial Zone: CS -1 (Service Commercial) Designation: Commercial Use: Vacant Zone: RS -1 (One Family Urban Residential) Designation: Commercial Use: Commercial Zone: C-2 (Community Commercial) Designation: Commercial Use: Industrial Zone: M-1 (Service Industrial) Designation: Commercial Existing Use of Property: Vacant Proposed Use of Property: 2 Storey Commercial/Residential building Site Area: 910 m2 Access: 203 Street Servicing requirement: Urban The following dates outline Council's consideration of the application and Bylaws 6801 - 2011 and 6933-2012: • First reading was granted April 26, 2011 • Second reading (see attached report) was granted June 12, 2012. • Public Hearing was held July 17, 2012 • Third reading was granted July 24, 2012 Application Progress: -2- The applicant's lawyer and surveyor have prepared the terms and conditions for this application. Council considered the 11959 203 Street Housing Agreement Bylaw No. 6953-2012 at a Council meeting dated November 27, 2012 and granted first, second, and third reading at that time. The Ministry of Transportation and Infrastructure approved the applicable bylaws on August 23, 2012, and the applicant's engineer confirmed in a letter dated September 28, 2012 that there are no underground storage tanks present. At this time, the applicant has yet to secure commercial tenants and wishes to extend this rezoning application for one year in order to continue searching for a suitable tenant. As the development permit will lapse 18 months after approval if substantial construction works do not commence, the applicant wishes to secure commercial tenants prior to project approvals and building construction. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that an additional year will provide sufficient time to secure commercial tenants, and the applicant will be seeking consideration for final reading approval at that time. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A O O O p CV N I l d- CVCO N 1 O O P 77583 CO CO N 1 O o A 2 LMP 34007 B BCP 30389 P 61704 ii985 M N 74 SUBJECT PROPERTY cj LMP 33673 ONE RP 8346 EP 11127 N o Pcl.1 N O O N O p M N p N Rem RP t; 17961 a U m 2 17959 co co 7 11957 M a 8 N. co 1 /941 c j 71 27/ a s 3s P 48586 68 LMP 34007 R(N 4346 0 N 1 SMP 7774 NLangleyo SCALE 1:1,500 cit Mea f Pitt ows- LPI 7 } ! 0 1.(%) fp$r 11959 203 STREET - i CORPORATION OF THE DISTRICT OF * �' -; P ! �_/ MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of I � o ` C DATE: May 31, 2012 FILE: 2011 015 RZ BY: PC off' ERASER R. MAPLE RIDGE District of Maple Ridge Peru i9ooll CrraferAlights APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: 2011-015-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Zone Amending Bylaw No. 6933 - 2012 Second Reading Maple Ridge Zone Amending Bylaw No.6801 - 2011 11959 203 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a two storey commercial and residential building. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6933 - 2012 be given First and Second Reading and be forwarded to Public Hearing; and 2. That Maple Ridge Zone Amending Bylaw No. 6801 - 2011 be given Second Reading and be forwarded to Public Hearing; and 3. That the following terms and conditions be met prior to Final Reading. Approval from the Ministry of Transportation and Infrastructure; ii. A Statutory Right -of -Way plan and agreement must be registered at the Land Title Office for storm sewer; iii. A Reciprocal Cross Access plan and agreement must be registered at the Land Title Office; iv. 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; v. Registration of a Restrictive Covenant protecting the Visitor Parking; vi. Registration of a Restrictive Covenant protecting the Resident Parking; vii. Registration of a Restrictive Covenant securing four (4) parking spots on the adjacent property; and viii. Registration of a Housing Agreement as a Restrictive Covenant to ensure residential units remain as rental units. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Zoning: Surrounding Uses: North: South: East: West: Roger Kocheff MICA Properties Ltd Lot 2, D.L. 222, GP 1, NWD Plan BCP16317 Existing: Commercial Existing: CS -1 (Service Commercial) Proposed: C-2 (Community Commercial) Use: Commercial Zone: CS -1 (Service Commercial) Designation: Commercial Use: Vacant Zone: RS -1 (One Family Urban Residential) Designation: Commercial Use: Commercial Zone: C-2 (Community Commercial) Designation: Commercial Use: Industrial Zone: M-1 (Service Industrial) Designation: Commercial Existing Use of Property: Vacant Proposed Use of Property: 2 Storey Commercial/Residential building Site Area: 910 m2 Access: 203 Street Servicing requirement: Urban -2- b) Project Description: The project consists of a two-storey mixed use commercial and residential building. The proposed development will contain three commercial units on the ground floor and six residential units on the second floor. The site would share vehicular access from the adjacent property to the north and parking spaces would be provided at the rear of the building. c) Planning Analysis: Official Community Plan: The subject site is designated Commercial on Schedule B of the Official Community Plan (OCP) and the proposed development is in compliance with this designation. Specifically, the subject site is identified as General Commercial due to its location west of 207 Street in the vicinity of the intersections between Dewdney Trunk Road and Lougheed Highway as identified in Policy 6-23 of the OCP. Zoning Bylaw: The application proposes to rezone the property located at 11959 203 Street from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit a two-storey mixed use commercial and residential building. A Development Variance Permit is required to permit a second storey that is greater than 50% of the ground floor. This variance is justified as the six proposed residential units will be rental units and the applicant will enter into a Housing Agreement that will be registered on title. As a result, a site specific text amendment is also required to allow for apartment as a principal use in the C-2 zone on the subject site only. 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 and residential development and the landscaping plans at a meeting held December 13, 2011. 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; and further that Planning staff forward this on to the Advisory Design Panel for information. • Consider adding trim and joint details on the stucco walls -3- • Alignment size of windows at residential levels to suit function and look at the fenestration of the openings • Clarify exit path to north drive isle from west residential exit and reconsider relocation of exit door to west elevation • Consider deletion of up -stand at punched opening adjacent to small car parking space at grid A4 • Indicate rough ins for CRU washrooms • Clarify sign ban for corner unit • Relocate bike rack closer to east property line to allow pedestrian circulation in front of corner unit • Identify residential entrance indicate interphone and mailboxes residential entry to have distinct entrance from commercial units • Consider changing the residential door so it doesn't match the commercial doors • Consider shifting the northeast bay one module to west to accentuate corner element • Consider street trees • Consider the addition of balconies to the west elevations residential units • Consider a cap or cornice detail at stucco walls • Consider wrapping the canopy around the northeast corner • Coordinate the location of gas meter The applicant has addressed the ADP resolution and revised drawings have been circulated to panel members for comment. The building's form and character will be the subject of a future Commercial Development Permit report to Council. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that all required services exist for the project. As a result, a Rezoning Servicing Agreement will not be necessary. Additionally, the Engineering Department has determined that the existing storm easement must be revised to accurately show the location of the services to allow for the building to be located as proposed. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional two trees. The Manager of Park Planning and Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $50.00. -4 Fire Department: The Fire Department has reviewed the proposed development and has outlined a number of standard considerations to be made at the Building Permit stage, including fire connection specifics and address visibility requirements. e) Environmental Implications: The applicant has provided an arborist report for the small amount of trees on and within five metres the subject site. The existing tree stand will be removed and will be compensated by hedge planting along the garbage and recycling enclosure. CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that First and Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6933 - 2012 and forwarded to Public Hearing; and further that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6801- 2011 and forwarded to Public Hearing. Prepared by: Amelia Bowden Planning Technician Approved by: Christine Carter, M.PL, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB /dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw 6801 - 2011 Appendix C - Maple Ridge Zone Amending Bylaw 6933 - 2012 Appendix D- Site Plan Appendix E - Building Elevation Plans Appendix F- Landscape Plans -5- 1 BC P 33389 2 P 77 1 LMPi3 f L P 67 3 LMP 3.4N..? E1,1f5Clv 1 1950 203 STREET MAPLE RI [ Rrli�h Cs ).ATE: h:13:. CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6801- 2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6801- 2011." 2. That parcel or tract of land and premises known and described as: Lot 2 District Lot 222 New Westminster District Plan BCP16317 and outlined in heavy black line on Map No. 1512 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 26th day of April, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . 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 LO V NNI O LO W 0NI C O 0 B CO N A Rem M L0 N 1� 12025 CO CO N CO O N M \ O N DEW DEWDNEY TRUNK ROAD cmcm N 1 to N P 77583 co N1 m N A J CO N O CO N 2 LMP 34007 B BCP 30389 C I—. LMP 34 P 6170411985 M 0 N 74 LMP 33673 119 AVE. Q. U m 2 11959 N 7 co 11957 RP 8346 Q. 8 co 0)EP 11127 1� 11941 4 N c 927/35 Z N o Pcl. 1 N P 48586 68 <oUGhEE,0ylly LMP 34007 RWq 0D X36 N 00) N O 0 CO 0 N Rem 1 LMP 33673 Rem Pcl ONE RP 7774 0 co N 0 N.<0 P 62569 N cn 'c \/ADL- Bylaw No. Mau No. From: To: R 6801 1512 C S-1 C-2 DG= /0\= AV —201 1 (Service C ommercial) (Community Commercial) =\D \G /....\ N SCALE 1:2,000 MAPLE RIDGE British Columbia DISTRICT OF MAPLE RIDGE BYLAW NO. 6933-2012 A Bylaw to amend the text of Maple Ridge 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. 6933-2012." 2. PART 7, COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL: C-2 is amended as follows: i. SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following: o) Apartment is permitted in the following location: 11959 203 Street ii. SECTION 8, OTHER REGULATIONS, SUBSECTION (a) is amended by deleting the first sentence in its entirety and replacing it with the following: a) A principal or accessory apartment use shall: 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation and Highways this day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER 133U1S £OZ MEI APPENDIX D d 4 ! Ii1 h1 ies 1 000000!000m !j• -I hili! 1 Ia 1.1 i It X11 , 1= to ..mmmmm00®®¢ 11 itf i ! ti�I ¢Ji1. inas en 1 w 8 APPENDIX E Eta a r ®k: OR I MN IME Cr: 11 APPENDIX F Y ct.ff 0)! ( j l �il a it III arta, cas.®�uitsidEPAIN -SI !esae:aa1422 !ig: :2 2411212a a' 1 Yams NC Fait 13a f} nIIUIII 1 r�kr p !n; -r OPIp AoLLs Grranr NFgi'HE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 9, 2013 and Members of Council FILE NO: 2011-050-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No. 6846-2011 21165 River Road EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit a 7 lot subdivision under the RS -lb (One Family Urban (Medium Density) Residential) zone. This application was granted First Reading on August 30, 2011, Second Reading on July 24, 2012, taken to Public Hearing on July 17, 2012, followed by Third Reading on July 24, 2012. A one year extension to July 17, 2014 is being requested. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-050-RZ and that the following conditions be addressed prior to consideration of Final Reading: 1. Approval from the Ministry of Transportation; 2. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; 3. Removal of the existing buildings and structures; 4. Approval from the appropriate authorities and removal of the in -ground swimming pool; 5. 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. -1- 1105 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: 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: Companion Applications: Citiwest Consulting Ltd. C.I.L Contracting Ltd. (Paul Gurm) Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New Westminster District Plan 75991 Urban Residential Urban Residential RS -1 (One Family Urban Residential) RS -1b (One Family Urban (Medium Density) Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential Single Family Residential 0.457 HA. (1.13 Acres) River Road and River Wynd Urban Standard 2011 -050 -SD This application is to permit a 7 lot subdivision under the RS -1b (One Family Urban (Medium Density) Residential) zone. The following dates outline Council's consideration of the application and Bylaw 6846-2011: • First Reading was granted August 30, 2011. • Second Reading was granted July 24, 2012. • Public Hearing was held July 17, 2012. • Third Reading was granted July 24, 2012. -2- Application Progress: The applicant has completed most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding items are completing reviews for engineering servicing and site re -grading plans. The intension is to finalize this application shortly. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that this application will proceed to Final reading shortly. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A 385 371 357 333 315 301 0 159 `V 42541 478 06, P 61X72 • 11661 Tr 326 0 49 169 11690 196 N N BERRY AVE. 166 0 165 11628 164 11618 N 0 163 11610 162 rn 0 N 0 195 co co 0 189 0 2 194 N 193 .1- 11617 co a 192 a 11609 191 11605 0 190 N 238 32 0 0 0 0 160 161 P 42541 P 42541 178 116 AVE. W 0 co 1 N 10 0 2 0 co 00 co 2 FRASERVIEW ST. N tD N N 221 222 P 44587 200 0 M N 11624 201 202 11618 11659 71 11649 P 40734 11662 70 11661 M 127 11654 O 72 69 co 0 7 n 11642 0 a 128 73 *PP057 11629 1 rn 68 a 48 319 645 11628 67 11616 203 11610 204 11608 SUBJECT PROPERTY FRASERVIEW 11522 -t-,3; cn 2 34 11518 REM. 346 P 45596 11559 1 U8 65 11596 64 6 P 21754 11515 P 2797811501 7 11525 35 11508 0 0 N 141 37 41 IVER WYND 64 2 11633 11625 2 11617 M v 3 11601 a 4 11591 5 11585 6 A P 85133 10 11532 11 11522 uo 12 N 11512 13 11502 w N N N P 40732 P 11672 P 30633 53 11640 11632 A B 00 CO CO N CO 11628 C / 11624 18 P 24973 11618 11 11606 rn 10 v 11594 9 0 11584 8 Rem 7 �Ft\VER RDPD 1 `r' V 11550 m LMS 1692 a 2 2 11546 0 1 p 11563 a 2 U CO 11559 12 11551 2 11528 M rn a 11 L? 11537 11510 a 10 11527 9 11515 P 5828E Rem 3E 0) 0 0 O 1566 2 115E 11542 3 11530 11520 SCALE 1:2,000 District of Langley 11480 4 210 211 P 4384 11496 11484 11468 13 21165 RIVER ROAD MAPLE RIDGE British Columbia R 11502 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jun 15, 2012 FILE: 2011-050-RZ BY: PC Dory . W 11 Cfwfx'ghdc District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2011-050-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6846-2011 21165 River Road EXECUTIVE SUMMARY: On August 30, 2011, Council gave First Reading to Maple Ridge Zone Amending Bylaw 6846-2011. This application is to rezone the subject property from RS -1 (One Family Urban Residential) to RS -1b (One Family Urban (Medium Density) Residential) to permit a subdivision into about 7 lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6846-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following term(s) and condition(s) be met prior to final reading. Approval from the Ministry of Transportation; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Removal of the existing building/s and structure/s; iv. Approval from the appropriate authorities and removal of the in -ground swimming pool; v. 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: Legal Description: 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: Companion Applications: b) Project Description: Citiwest Consulting Ltd. Robert W Jones and Gordon J Kehler Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New Westminster District Plan 75991 Urban Residential Urban Residential RS -1 (One Family Urban Residential) RS -1b (One Family Urban (Medium Density) Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential Single Family Residential 0.457 HA. River Road and River Wynd Urban Standard 2011 -050 -SD The applicant proposes to rezone the subject property from RS -1 (One Family Urban Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit subdivision into approximately seven lots. -2- c) Planning Analysis: The applicant proposes to rezone the subject property from RS -1 (One Family Urban Residential) to RS -1b (One Family Urban (Medium Density) Residential) to permit subdivision into approximately seven lots, ranging in size from 560 to 777 square metres. Most of the property is located within 300 metres of the crest (top of bank) of the Fraser River Escarpment area. Therefore, this site is subject to Council Policies 6.23 and 6.24 respecting the control of surficial and groundwater discharge. The applicant will be required through the rezoning servicing agreement to connect and direct storm and rain water into the District's stormwater sewer system in accordance with these policies. The lot currently has an existing dwelling and out building (a former dwelling), a detached garage, and a swimming pool. Each of these, together with their foundations and all components of the in -ground pool, will need to be removed. The majority of trees on the site are proposed to be removed in accordance with the recommendations of the arborist. As part of the subdivision application, coordination will be required between the geotechnical consultant and the arborist to take this into consideration preserving as many healthy trees as possible. Official Community Plan: The Official Community Plan designates the property Urban Residential, and is subject to the major corridor infill policies of the OCP. These policies require that development be compatible with the surrounding neighbourhood, with particular attention to setbacks and lot configuration with the existing pattern of development in the area. The proposed rezoning to RS -lb (One Family Urban (Medium Density) Residential) is in conformance with the Urban Residential designation and infill policies. Zoning Bylaw: The application proposes to rezone the property located at 21165 River Road from RS -1 (One Family Urban Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit subdivision into approximately 7 lots. Although none are being currently contemplated, any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Information Meeting: A development information meeting was not required because the proposal complies with the OCP and has a development potential of fewer than 25 lots. -3- d) Interdepartmental Implications: Engineering Department: The current application must comply with the following Council Policies: i. 6.24 Subdivision of, or building on, land within 300 metres of the crest of the Fraser River Escarpment; and ii. 6.23 Control of surficial and groundwater discharge in the area bounded by 207 Street, 124 Avenue, 224 Street and the crest of the Fraser River Escarpment. The subdivision application is between 100 and 300m of the Escarpment Crest. Under the above policies, prior to the subdivision approval, the applicant will be required to provide a written report, signed and sealed by a qualified geotechnical engineer. The proposed development will be required to extend the existing storm sewer and confirm the system capacity. This report has been submitted and will be finalized to be acceptable to the District prior to final reading. Road widening is not being required. However, at the time of subdivision, a development variance permit will be required to allow the current road right-of-way for River Road and River Wynd to be kept. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 7 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $175.00. Fire Department: The existing buildings are to be secured from unauthorized entry. Removal of any oil tanks on the site requires a permit from the Fire Department. e) Intergovernmental Issues: Ministry of Transportation and Infrastructure The property is within the referral area for review by the Ministry of Transportation and Infrastructure. The usual referral and request for bylaw approval has been made by the District. -4- CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6846-2011 and be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B -Zone Amending Bylaw 6846-2011 Appendix C - Site Plan -5 385 371 357 333 315 301 Tr 326 0 IIVIL 0 322 0_ 11659 P 40734 11662 71 323 70 11661 c") 127 49 169 11690 196 N BERRY AVE. 166 0 165 11628 164 11618 N 0 0 195 2 194 N 163 11610 162 0 N 0 189 0 193 11617 Tr 192 a. 11609 191 11605 190 N 116 AVE. FRASERVIEW ST. 200 - 0 N 11624 201 202 11618 11649 11654 O 72 69 co 0 7 n 11642 0 73 *PP057 11629 rn 1 rn 68 0_ o 128 48 319 645 11628 67 11616 203 11610 SUBJECT PROPERTY 204 11608 205 M 11606 Tr 0 159 `V 42541 238 32 0 0 0 160 161 P 42541 P 42541 178 0 co 1 N O 2 0 M 0 co 2 N <D N N 221 222 P 44587 o 220 0 0 M N 11580 206 224 P 44E 87 223 FRASERVIEW N 11609 LM ,4 11522 -t-,3; cn 2 rn 34 11518 REM. 346 P 45596 co Q� aN Ece co 0) 0 o8 N 0 11559 16 U8 65 11596 64 6 P 21754 11515 11501 41 P 27978 35 11508 Cit Mea 0 N 141 37 7 11525 IVER WYND 64 2 11633 11625 2 11617 M Tr 3 11601 0 4 11591 5 11585 0 CO `- N CO A P 85133 10 11532 11 11522 12 N 11512 13 11502 w N N N P 40732 P 11672 P 30633 53 11640 11632 A B 11628 C / 11624 18 P 24973 11618 11 11606 rn 10 v 11594 9 0 11584 8 Rem 7 �Ft\VER RDPD N 1 1O 11550 LMS 1692 a 2 2 J 11546 1 11563 0 2 m 11559 12 11551 2 11528 11 i? 11537 1 11510 a 10 11527 9 11515 P 5828E Rem 3E 0) 0 0 O 2 115E 11542 3 11530 11520 11480 210 211 P 4384 11496 11484 11468 13 21165 RIVER ROAD 0 SCALE 1:2,000 District of Langley FRASER R. British CoLumbia R 11502 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jun 15, 2012 FILE: 2011-050-RZ BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6846-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6846-2011." 2. That parcel or tract of land and premises known and described as: Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New Westminster District Plan 75991 and outlined in heavy black line on Map No. 1533 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 30th day of August, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . 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 6 176 \ r'-479 a)11677 C5 o. 110 / `'',0 b- ��sss w v 32661 672 7 322 a 0 s 109 108 P 40 106 105 104 P 40732 103 384 P 57478 385 g W c)„.•44X478 P 61 - a 0 11661 3 11672 11657 E ^6h�' 'sbs 11659 127 W 11662 A P 30633 / / 11666 170 71 70 v 53 / / P 42541 325 324 323 0 128 _ / 2 150 N 11654 11651 RW 56,08— P 4..49 11649 151 169 11690 197 , 6[ 1982 199 0 P 69 319 A PP169 0 11645 0 11640 o 11685 11642 n u0 11632 152 196 N N N C,1 200 CO 11 11639 p 68 a 1 116-41 Oi w g o a 1 11641 P 11671 �_ M 73 ,$O j'� 11628 a BERRY AVE. 'PP057 11628 Q 2 C 064_._--c) 153sza 11657 0 194 , 201 629 11633 67 11624 166 N _ 1 18 If 11626 a154 0)1 11616 11625 P 24973 a 633 195 202 r- 11619 66 H 0 11618 N 165 11628 193 11617 F 11618 a 2 N 11 P 58286 1 619 155 _ V 3 2 11617 11615 N Lb c1 8 cam+) > 11608 11609 606 M 11604 156 164 v 11618 a v a v 192 a 11609 w < 203 A 65 r0 11610 v 3 0) 10 v Rem 381 11601 LL LMP 434 11601 a 163 11610 189 191 11605 204 11596 0_ 64 11608 4 11 594 9 rn 157 0 11591 11584 11601 11593 / 162 190 205 Ln 11587 \ N N N -. 11584 V 5 8 6AVE. 11606 o_ 580 63 585206 Rem3 /9\\160 P 11238 1 P 42'541 161 00 a ,0 M M 221 P 44587 N222 1 62 16' N ' 224 Gp6 -- 5N4 cO 1 v 2 0 11563 3N O1N a 7 1a IA" P 42541 a 220 P 44.87 223 c N N 1169�L a, 00 211559 5 269 2 LMP Zag� A N LMS 1556 P 3.527 82 " �� 178 l': �p v < ' N N^ 8 P 85¶3 N EC 0- 2 12 551 6 270 81 la I 5Q519 REM.aE M a n5as 11 542 N "1 - 346 o a �o K 11559 11 r-9 P 45596 10 0° 7 a� • 11532 11537 3 _ 58 W 11522 Z 2 N- 11530 V / 56 57 11567 2 -at 7 11525 11 d 528 a 10 8 / / N 55 > 11522 F N 11527 N 26 P 33537 129 34 6 1 11520 / 1 25 P 41 83 11527 11518 P 21754 11515 12 (711 a 9 RP 30767C / 274 P 28112 P 41783 11512 11510 11515 11502 3498 135 134 133 132 131 la N 130 -P N 5 P 27978 35 11508 11501 41 11502 13 210 211 \). \? RW 58 79 80 N N w 'e al 36 oo 11496 P 4358 \\9A N N N LL 40 ti, 42 r \. co EDGEDA1.E;VE. Or 11491 11494 37 11487 11490 N _ EP 13 11484 Rem L 07) 27 a 03 141 28014 N c. (71 11480 8 1484 43 v 1468 rn N '7 N 378 N 136 _ 137N N 138 139 140 142 P 27, 38 11466 ' \ 45 a 14 MAPLE RIDGE ZONE AMENDING Bylaw No. 6846- 2011 Map No. 1533 From : RS- 1 (One Fam ily Urban Residential) To: RS- 1 b (One Fam ily Urban (Medium Density) Residential) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C BC LAND SURVEYORS PROPOSED SUBDIVISION AND TOPOGRAPHICAL SURVEY PLAN OF LOT 3 EXCEPT: PART SUBDIVIDED BY PLAN LMP434; DISTRICT LOT 249 GROUP 1 NWD PLAN 75991 PD : 008-717-150 NOTE Prelk-ninary Layout, sub*, to approval. 47,05 034 Dimenskaas ors mhbviect to Matas,,' F ROOT Survey and a...Mons oral may wry Lot dimensions and demo -sass according to Field Survey - 204 1Le PLAN 43564 1 (\,;) ,650 " 205 PLAN 43554 sok' RARAFF 206 PLAN 43564 224 3000 0." ,4 PLAN 5000/ 434 7 ARE, 14657 \r5' eg-5:311C— — AREA= 732 7672 615,32Pr-- — __A— 75255 3p27 pROF, — — 16 5 AREA. 77734,2 MLR LOT 5 15 20 SCALE 1 : 250 DISTANCES .500 130 METRES 05 I 13055 /46 7. elinnain 01.945106G MAAR FLOOR AT ENTRANOT PA, PLAN 4 454 7 (5 plan does not 500w 333-0(30 change. liens an interests. Fhis plan sms prep:red 67 inspection cumposas 05751. ID kr Me exclusive use of inn- clinnt, The signatory accepts no 71.300/00901171 07 liability for any dammges that may be suffered by a thiml party as a result of ony decisions mode or acflons 100,,, Posed en this document This documents shows the relative location of the surveyed structures and features Mtn respect lo ths boundaries of the ems, described ainnve: This 40640,04 sbcie no, be used to define property linos oh propesty corners An rights reserved70, person may anis 2prod00e, transmit or alter Mis dmement in whcie or in part without the consent of the signotaoy P1(5 TOPOGRAPHICAL 5040570045 BEEN PREPARED IN ACCORDANCE 011774 THE MANUAL 05 56710440 PRACTICE AND 15 CERPRED 0000501 71115 200 0,41' OF DECEMBER, 2010. 0055 LAS:W., GREWAL ‘1 ?"11 ,fun ) 1 ARP A 4 6 04 6r.' 9\\P 1 \0130 5555'' ART 2700 3007 ,ve o 002 6 .N11111. ,,415 ,„D 4 AREA=560.0m 2 RH tsse RIFF 5(1 8750 ARE A 4629.21762 AREA2=571 5rn ,15 0 00 PA 577 ovER CIVIC ADDRESS: 21165 — RIVER ROAD MAPLE RIDGE, R.C. EWVA710N DERIVATION ELEVARON5 ARE DERIVED SR." CITY OF MAPLE RIDGE CONTROL MCSiUMENT No. 891072.5 ELEVA000=21.791m DATUM 304085 (CSR5) 2005 514. 0/4 LEGEND: 1300 0E3007E5 15771.177 BOX Me 0 DENOTES UTILITY MANHOLE FP 0 DENOTES POWER POLE cue o40 DENOTES CONSFERCAIS TREE 03/ (;) DEN07E5 DECIDUOUS' IRE= GREWAL & ASSOCIATES 30001.360405= 1.466 SURNEYERS 5825-1281/, STREET SURREY. B.C. 7.5X 3vq"4 TEU 504-597-5567 FAA, 604-547-8568 7745 . 1017-032 000 1011-052 T6 r�kr p!n;-r OPIp AoLLs Grranr HFg"QE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 and Maple Ridge Zone Amending Bylaw No.6861-2011 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: A one year extension for rezoning application 2011-082-RZ has been made in accordance with Maple Ridge Development Procedures Bylaw No. 5879-1999. The application is to rezone the subject site from RS -3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS -lb (One Family Urban (Medium Density) Residential) to permit future subdivision into 45 lots. Council granted first reading on November 8, 2011, second reading on June 12, 2012, and third reading on July 24, 2012. This application requires an amendment to the Official Community Plan to re -designate the land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-082-RZ and that the following conditions be addressed prior to consideration of final reading: Approval from the Ministry of Transportation and Infrastructure; ii. Amendment to Schedule "A" & "C" of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road and park dedication as required; v. Consolidation of the development site; vi. Purchase of the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of the western portion with Jackson Farm Park; and, vii. 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. -1- 1106 DISCUSSION: a) Background Context: Applicant: Owners: Legal Descriptions: 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: Damax Consultants Ltd Seyem' Qwantlen Land Development Ltd District of Maple Ridge Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830 Lot: B, Section: 3, Township 12, NWD Plan: BCP46878 Low/Medium Density Residential, Medium Density Residential Medium Density Residential, Conservation RS -3 (One Family Rural Residential), M-2 (General Industrial) R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential) Park RS -3 (One Family Rural Residential), M-2 (General Industrial) Conservation Vacant R-1 (Residential District) Urban Residential Vacant R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential Urban Residential Park RS -3 (One Family Rural Residential), M-2 (General Industrial) Agricultural Sand and Gravel (Vacant and Improved), Vacant Single Family Residential 4.12 hectares (10.3 acres) Jackson Road Urban Standard The following dates outline Council's consideration of the application and applicable bylaws: • First reading was considered and granted on November 8, 2011; • Second reading (see attached report) was considered and granted on June 12, 2012; • Public Hearing was held July 17, 2012; and • Third reading was granted July 24, 2012. -2- Application Progress: The applicant is actively pursuing completion of the terms and conditions of the rezoning application. For example, the Ministry of Transportation and Infrastructure approved the applicable bylaws on August 13, 2012 and the purchase of the eastern part of 10190 Jackson Road is in the process of being finalized. Lot consolidation, park dedication, and the geotechnical covenant have yet to be prepared by the applicant's lawyer. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been working towards completion of this rezoning application and has applied for a one year extension. It is anticipated that the applicant will be seeking final reading within the next year, therefore it is recommended that a one year extension be granted for rezoning application 2011-082-RZ. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by. Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- BCP43808- LOT 1023E BCP 0685 `'47 1 4 2 n P3 2,15 4 126 �� APP �$. b 2 Q' 's BCP23574 °, 42''4s ASir 6 ?,, 5 Mon iopal gravel pd 4 t \illiiir ND ` A.. 4s .., 10 2rT 7g 9 ,,,,2.sRemN 14 lir Bs 12 0 0 B 27 112 of NE 11 8 102 AVE Section 3 T - 12 24T20hLi nidpal gravel pi[ ' r 24770 �. NWPfi502 PARK ry 5 BCP 1 4 B7 KENttr. — — — _ B BGP48870 _IMP 5858B — _ —' 191 93 BC P 46878 \ 47fi88 7 Rpvin dal gravel pd 1 CO 1� 0 1-n ly [n 19150 s R, \C1 EPP 9830 A `'' SUBJECT PROPERTIES Y 1N , I 1 f A _J J BCP 33649 PARK BCP46878 PARK BCP 46878 PARK BCP46878 SCALE 1:2,500 Cit •f Pitt Mea•ows I!4 i o 10150 JACKSON ROAD & N/E PORTION OF 10190 JACKSON ROAD ._mom 1� `-' �_ 1 i 'i'gmse ss-iAlll 7 X11 Nib .��� ' - , o 4 CORPORATION OF •f THE DISTRICT OF , - -Rir�b ' �i„ id � I r�� r District of r � y I MAPLE RIDGE MAPLE RIDGE British Columbia PLANNING DEPARTMENT Langley T DATE: Jul 5, 2012 FILE: 2011-082-RZ BY: DT � PO•` — ERASER R. MAPLE RiDert Deep nppl Cre.ifer 7fe.yhf3 District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012; and; Second Reading Maple Ridge Zone Amending Bylaw No.6861-2011 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: An application has been received to rezone the subject lands from RS -3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single-family lots. This application requires an amendment to the Official Community Plan to re -designate the land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan. On November 8, 2011, Council gave First Reading to Zone Amending Bylaw No. 6861-2011 to rezone this property to R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential), and considered the early consultation requirements for the OCP amendment. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6928- 2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be given First and Second Readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 6861-2011 be given Second Reading and be forwarded to Public Hearing; and, 6. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Amendment to Schedule "A" & "C" of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road and park dedication as required; v. Consolidation of the development site; vi. Purchase of the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of western portion with Jackson Farm Park; and, vii. 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: Owners: Damax Consultants Ltd Seyem' Qwantlen Land Development Ltd District of Maple Ridge Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830 Lot: B, Section: 3, Township 12, NWD Plan: BCP46878 OCP: Existing: Proposed: Low/Medium Density Residential, Medium Density Residential Medium Density Residential, Conservation Zoning: Existing: RS -3 (One Family Rural Residential), M-2 (General Industrial) Proposed: R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential) -2- 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) Project Description: Park RS -3 (One Family Rural Residential), M-2 (General Industrial) Conservation Vacant R-1 (Residential District) Urban Residential Vacant R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential Urban Residential Park RS -3 (One Family Rural Residential), M-2 (General Industrial) Agricultural Sand and Gravel (Vacant and Improved), Vacant Single Family Residential 4.12 hectares (10.3 acres) Jackson Road Urban Standard The applicant proposes to rezone the subject site, a former sand and gravel pit, to allow for future subdivision into approximately 45 R-1 (Residential District) lots. A very small portion of the north east corner of the site will be zoned RS -lb (One Family Urban (Medium Density) Residential) to be eventually consolidated with an RS -lb (One Family Urban (Medium Density) Residential) lot further east. Approximately 1.46 hectares (3.6 acres) of steep sloping land will be dedicated as park, which will include a lookout area and a multipurpose trail connecting to existing trails to the north of the subject site. Portions of the site are proposed to be filled with soil acquired from the re -grading of lands to the east. It will be necessary for the applicant to purchase the eastern portion of municipal property located at 10190 Jackson Road in order to proceed with this development application. c) Planning Analysis: Official Community Plan: The subject site is located in the Albion Area Plan. Approximately 75% of the site is designated Low/Medium Density Residential, while the remainder is designated Medium Density Residential. Both these Official Community Plan designations permit single detached housing forms located in the Albion Area. The R-1 (Residential District) zone is in compliance with the Medium Density Residential designation, but the Low/Medium Density Residential designation would typically allow -3- an RS -1b (One Family Urban (Medium Density) Residential) zone. The land to the south and east of the subject site (Upper Jackson Farm) is outside the Albion Area Plan and is designated Urban Residential. There is an active subdivision application (SD/040/09) on that land for R-1 (Residential District) zoned lots. Therefore, justification has been provided to support an OCP amendment to re -designate the Low/Medium Density Residential land to Medium Density Residential on the subject site. The subject site is not located in the North Albion Area and therefore not involved in the North Albion Review process currently underway. Zoning Bylaw: The current application proposes to rezone the properties located at 10150 and 10190 Jackson Road from RS -3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single family homes. All the proposed lots meet the requirements of these zones. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting: A Development Information Meeting was held at Thomas Haney Secondary School on April 5, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns: • Impact of 248 Street properties' views; • Pedestrian safety on Jackson Road. The applicant provided the following in response to the issues raised by the public: • The existing grades on the subject site will be lowered substantially and as a result, will reduce the impact on views. • Road improvements to increase pedestrian safety are proposed to include a sidewalk on the east side of Jackson Road and a multi-purpose trail on the west side to connect with the park to the south. A round -about traffic circle will be constructed at Jackson Road and 102 Avenue as part of a separate application (SD/040/09). -4- d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that no servicing works are required with this application and therefore a Rezoning Servicing Agreement will not be needed. Sanitary and storm sewer construction, as well as watermain and street light installation on Jackson Road fronting this site, has previously been secured through the Rezoning Servicing Agreement for development of Upper Jackson Farm under approved application RZ/040/09. The Engineering Department has further advised that road dedication along the full length of the development site, including a portion of 10190 Jackson Road, to achieve the 26 metre road allowance required for an urban arterial, will be necessary for this project. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 50 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $1250.00. Fire Department: The Fire Department has reviewed the proposed development and has noted that any landscaping proposed for the lots fronting Jackson Road should not obscure the visibility of addresses now or in the future to ensure efficient emergency response. e) School District Comments: A referral was submitted to School District 42 for comment on the proposed OCP amendment; however, no comments have been received to date. In past discussions with staff of the School District, it is clear that Albion Elementary is exceeding capacity. Therefore, an increase to the number of elementary -aged children as a result of this proposal will likely require those children to attend a school other than Albion Elementary. f) Environmental Implications: The applicant has submitted a Natural Features Development Permit application as the subject site includes lands with an average natural slope of greater than 15 percent. The requirements of this Development Permit will be to provide enhancement and replanting works in the areas identified for park dedication, as well as securities equivalent to 100% of the replanting works and maintenance for five years. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, from land use designation -5- 1 111111 111111111 111111111 IIIII II III11IlII I1 Low/Medium Density Residential to Medium Density Residential and Conservation is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: Based on the review of supporting information regarding the proposed rezoning and subdivision applications, it is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No.6861-2011 and forwarded to Public Hearing; and further that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 and be forwarded to Public Hearing. "1 1111 II 111111111 11 11 11 111 III I,Arnelia Bowden ❑ Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by land 1 1 ihn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services 1111111 MY Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB /dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B -Maple Ridge Official Community Plan Amending Bylaw 6928-2012 Appendix C - Maple Ridge Zone Amending Bylaw No.6861-2011 Appendix D - Subdivision Plan Appendix E - Overall Subdivision Plan -6- Appendix A Pio artazinow • 41©x' WO® I • azwi .• c:wn : �FS RIM SVC IelmL SUBJECT PROPERTY! Kiel= err 22074 4111 kip am 6 Kzi 4 >: Isr :Ma /. r aw MSS 0 10150 JACKSON ROAD MAPLE RiDGt CORPORATION OF THE DISTRICT OF MAPLE RIDGE N.AMMI CEPMTYK'BT DATE: May 31.2012 FILE: 2011-082 RZ BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6861-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6861-2011." 2. Those parcels or tracts of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 1543 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and RS -1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of November, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . 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 64 65 66 67 68 69 7 10307 P 23575 BCP 43808 BCP 40804 BCP 23574 10135 Municipal gravel Pit BCP 23575 7387 26 Rem N 1/2 of NE 1/4 Section 3 Township 12 102 AAVE. Municipal gravel Pit NWP 6502 P 38409 102 AVE PARK 47688 B BCP4 "LMP 5856 1019 BCP 46878 7 \ 6 5 4 3 2 —' BCP 17387 \BCP 17389 Previa • avel pit EPP A O en ▪ 10150 PARK 1 BCP 4 1586 BCP 46878 BCP 33649 PARK PARK BCP 46878 \/ADL Bylaw No. Mau No. From: DC /0\ AV \D \G LMP42377 100 AVE. 6861 —201 1 1543 RS -3 (One Family Rural Residential), M-2 (General Industrial) To: LJ R-1 (Residential District) RS -1 b (One Family Urban (Medium Density) Residential) %A 10 1/ 1/ 10 MAPLE RIDGE British Columbia LN\ 1:3,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6928-2012 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 2. Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 and outlined in heavy black line on Map No. 833, a copy of which is attached hereto and forms part of this Bylaw, is hereby re -designated to Medium Density Residential and Conservation. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 and outlined in heavy black line on Map No. 834, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200 . PUBLIC HEARING HELD the day of , A.D. 200 . READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2012. MAYOR CORPORATE OFFICER loaor 63 . 65 66 67 12� / 17 1000 - ry � 103 AVE. 6 10295 2 5 *IrnlBCP23575 27 BCP 43808 > e LOTA BCP 40804 0 S 14 V41* �e 13 4 >gy. 15 , BGP 308o® vz 3 BCP 23574 12 10235 Municipal gravel pit e® 11 5 a> ` 25 tklo, \Iiir ' ,V BCP 23575 069 BCP az oR. 27 ry 7387 ry 26 RemN Section 1/2 of NE 1/4 8 3 Township 12 2,20 102 AAVE. Municipal gravel LL e NWP 6502 J 7 �'S° ro N p e e \ c P 38409 102 AVE PARK \ 6 5 0 BCP 17387 — — — 4 3 BCP 2 _ _ 17389 1 _ _ N B BCP4 "LMP 5858 019 BCP 46878 BC' 78 47688 Provin� avel Pi, ' 10 6 M EPP IS A - -lOripr iI ♦ / PARK BCP 4156 ^ _. 1( PARK f BCP46878 q / \ \ \ / \ A BCP 4 1,6_\. 1 10125 — 3q BCP 33649 ` i'(.1 PARK v \ m ' • 94 0 \ \ L\p4 BCP46878 \ \ 2380 / PARK \ \_ BCP46878 — /10 1f \ PARK B@P9e841 PARK 7 / \ � BCP 41/516 LMP 42377 100 AVE. \ ✓ADL- RIDG- OFFICIAL C OV Bylaw No. 6928-2011 Mau No. 833 From: Low/Medium Density Residential, To: Q Conservation V 1 1 1 \ITY Medium 1 1 DLA\ AV Density Residential i r =\DI \G rA Medium Density Residential L\ N 1:3,500 MAPLE RIDGE British Columbia BCP 43808 BCP INUISP23575 & r023574103 AVE. >>a5 cA 41kBCP 23575 BCP 40804 10225 Municipal gravel pit Rem N 1/2 of NE 1/4 Section 3 Township 12 17 10307 16 10295 7387 26 102 AAVE. Municipal gravel pit NWP 6502 P 38409 102 AVE 47688 "LMP 5856 BCP 46878 Pravinavel Pit O en 10150 PARK 1 BCP 4 BCP 46878 BCP 33649 PARK PARK BGP 46878 BCP 416_ \� 10125 BCP 46878 \ \ L\P4z\80 / \ \ \ PARK BCO841 7 ✓ADL- RIDG Bylaw No. Mau No. Purpose: OFFICIAL COV v 6928-2011 834 To Add To Conservation \ITY DLA\ Av-\DI\G MAPLE RIDGE British Columbia 1:3,500 w APPENDJX D Th APPENDIX E MAPLE RIDGE QIN ish tokumhra TO: FROM: SUBJECT: Development Variance Permit 24426 102 Avenue District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: July 8, 2013 2011 -065 -VP CoW EXECUTIVE SUMMARY: Development Variance Permit application 2011 -065 -VP has been received in conjunction with rezoning application 2011-065-RZ and subdivision application 2011 -065 -SD to rezone the lands to R-3 (Special Amenity Residential District) for a subdivision of 28 lots. The requested variances are to: waive the requirement to place existing overhead wiring underground along 102 Avenue, reduce the right-of-way width for the internal street from 18m to 15m, reduce the boulevard width beside the pavement from 4.7m to 4.2m adjacent to the residential lots and to 2.2m adjacent to the park, increase the maximum height of a Highest Building Face from 7.Om to 8.5m, and increase the maximum permitted height for one family residential dwellings from 9.75m to 10.5m. It is recommended that Development Variance Permit 2011 -065 -VP be approved. Council considered rezoning application 2011-065-RZ and granted first reading for Zone Amending Bylaw No. 6844-2011 on July 26, 2011. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6843-2011 on May 22, 2012, and second reading for Zone Amending Bylaw No. 6844-2011 on May 22, 2012. This application was presented at Public Hearing on June 19, 2012, and Council granted third reading for Official Community Plan Amending Bylaw No. 6843-2011 on June 26, 2012 and for Zone Amending Bylaw No. 6844-2011 on July 10, 2012. Council will be considering final reading for rezoning application 2011-065-RZ on July 9, 2013. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-065-DVP respecting property located at 24426 102 Avenue. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: OCP: Existing: Proposed: D K Bowins & Associates Inc. Trisand Investments Ltd. (previously Michael S. McBride) Lot A, Section 3, Township 12, New Westminster District Plan 8296 Agricultural (Albion Area Plan) Medium Density Residential, Conservation 1107 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: Companion Applications: b) Requested Variances: RS -3 (One Family Rural Residential) R-3 (Special Amenity Residential District) Albion Park P-1 (Park and School) Park Park (Lower Jackson Farm) RS -3 (One Family Rural Residential) Agriculture Park (Lower Jackson Farm) RS -3 (One Family Rural Residential) Agriculture Single Family Residential R-3 (Special Amenity Residential District) Medium Density Residential Single Family Rural Residential Single Family Residential 1.272 ha. (3.1 acres) 244 Street and 102 Avenue Full Urban 2011 -065 -SD, 2011 -065 -DP and 2012 -041 -DP 1. To waive the requirement to convert the existing overhead utilities on 102 Avenue to be relocated underground; 2. To reduce the minimum road right of way width from 18m to 15m; 3. To reduce the minimum width of the boulevard abutting the pavement from 4.7m to 4.2m and to 2.2m; 4. To increase the maximum height of a Highest Building Face from of 7.0m to 8.5m; and 5. To increase the maximum permitted height for One Family Residential dwellings from 9.75m to 10.5m. c) Project Description: The applicant has submitted a proposal to rezone the property from RS -3 (One Family Rural Residential) to R-3 (Special Amenity Residential District) to allow the land to be subdivided into 28 lots (See Appendix B). As part of the application, the property will be included into the Albion Area Plan. Therefore, this site is being developed in accordance with the policies of that Plan, as well as the road and lot standards common in the Albion Area. The only exception is that the lots closest to the park have a larger area and width to improve the interface with the park. The proposed layout will have an internal road across the bottom of the site from 244 Street, turning northward and continuing along the east property line. All the lots will have access to detached garages from rear lanes. One lane is parallel to 102 Avenue and the other parallel to 244 Street. An area of about 405m2 on 244 Street will be dedicated as park to protect a cluster of trees and a portion of the channel on the site, and 690m2 park strip along the eastern and southern boundary 2- will be dedicated as park to provide a landscaped buffer between the development and the adjacent Jackson Farm Park lands. The site is located at the southeast corner of 102 Avenue and 244 Street, adjacent to Lower Jackson Farm which abuts the site to the east and to the south. There is a gentle slope from the northeast to the southwest, and a watercourse with a treed wetland area located in the southwest portion of the property. Manmade channels direct drainage waters from Lower Jackson Farm lands through the site into a short stream on the site. This stream flows into Jackson Farm Creek after emerging from a culvert on the west side of 244 Street. There exists a single family residential building and some accessory buildings clustered along 102 Avenue to be removed. d) Planning Analysis: The Subdivision and Development Servicing Bylaw and Zoning Bylaw establish minimum and maximum provisions for development. Development variance permits give Council some flexibility in applying these provisions for site-specific matters. Such flexibility can allow an applicant to sensitively fit a project to a site and to accommodate any unique circumstances encountered on a proposed development site. Subdivision and Development Servicing Bylaw Variances: The applicant is proposing the following relaxations to the Subdivision and Development Servicing Bylaw No 4800-1993: • Overhead Wiring Variance: Schedule A - Services and Utilities, for streets in the R-3 Zone - to be varied by waving the requirement to convert the existing overhead utilities on 102 Avenue to underground wiring, in accordance with Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring. Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring, waives the requirement to provide underground wiring on highway right-of-way serviced by existing overhead utility systems, on the condition that the existing overhead utility system is shown on the plan attached to the policy. 102 Avenue is one of the streets identified in the policy. Conduit will be instructed along 102 Avenue to allow the dwellings fronting on that street to connect to power, cable, telephone and other utility services. • Minimum Right-of-way Width Variance: Schedule B, Clause 3 - to be varied by reducing the Minimum Width permitted for the Highway Classification of Minor Street (urban standards) from 18m to 15m; and • Minimum Boulevard Width Variance: Schedule C, Drawing SD R1 entitled Urban Local Road - to be varied by reducing the minimum permitted road right of way width standard shown in the drawing from 18m to 15m, and allowing the boulevard strips shown in the drawing to be reduced from a minimum of 4.7m to 4.2m and 2.2m. The proposed layout requires that the road width requirement to be reduced from 18.Om to 15.Om, and that the grass boulevard strip be reduced from 4.7m to 4.2m on one side of the pavement next to the lots and to 2.2m on the side next to Jackson Farm Park. 3- The applicant has provided cross-sections for 101A Avenue and 244A Street showing the proposed reductions (see Appendix C). These requested variances are consistent with the road standards that have been established in nearby neighbourhoods in the Albion area. The reduction of the grassed boulevard width has been coordinated with the park strips being dedicated, to establish a stronger buffer between this subdivision and Jackson Farm Park adjacent to the subdivision to the east and south. To further enhance the effectiveness of this buffer, sidewalks, lighting, utility kiosks, underground and overhead services will only be located within the grassed boulevard width on the side next to the lots. The boundary between the grassed boulevard and the park strip will be defined by a post and rail fence. The Engineering Department has reviewed and supports the proposed variances and confirms that all the required services can be provided within the reduced road width of 15.0m, while still maintaining the required pavement width of 8.6m. Zoning Bylaw Variances: The applicant is proposing the following relaxations to Maple Ridge Zoning Bylaw No. 3510-1985: • Highest Building Face Height Variance: General Regulation, 403 (9) Highest Building Face - to be varied from a maximum permitted height of 7.0m to 8.5m; and • Maximum Building Height Variance: 601C R-3 (Special Amenity Residential District) Zone, F (1) Height - to be varied by increasing the maximum permitted building height for One Family Residential Uses from 9.75m to 10.5m. Some height -related variances are being requested to address the down-sloping lots and to accommodate the classic Arts and Crafts architectural style to be built. The two variances are: allowing the height of the building face on the down-sloping end of some of the lots to be more than the 7.0 metre maximum permitted in the General Regulation; and increasing the maximum height from 9.75m to 10.5m for some of the houses. The applicant has provided cross-sections for a downslope and upslope dwelling showing the portion of the roof that requires the height variance (see Appendix D). The justification for the requested variances is the same as for similar height -related relaxations approved by Council, including: • Achieving a housing form consistent with established neighbourhood character; • Permitting aesthetically pleasing housing style and roof line treatment on lots with slopes; • Accommodating the development of a housing form specifically catering to the Maple Ridge housing market; and • The measurement of height is currently to the top of a roof line. Under the new Zoning Bylaw, it will be measured to the mid point of the roof lines, thus giving some flexibility to accommodate sloped lots and steeper roof pitches. These dwellings would comply with the maximum height as will be measured in the new Zoning Bylaw. -4- CONCLUSIONS: The proposed variances are supported by the Planning and Engineering Departments and the Approving Officer because they are consistent with the standard established in the Albion area, the height variances are similar to ones approved by Council in the past, and retaining the existing overhead wiring is in compliance with Council Policy 9.05. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2011-065-DVP. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Subdivision Plan Appendix C - Typical Road Cross-sections (101A Avenue and 244A Street) Appendix D - Typical Building 5- APPENDIX A v CO v CO v CO v CO v CO v CO v CO v CO v CO v CO v CO v CO v CO a�)10251 6117118°' r 12012'45 44 BCP 43 42 39::,1 41 40 39 38 / in cn10247 9 / o_r�i10245 \ / 24 B"P 25 26 61x1 27 28 29 1 30 a M1o245 ON 13013'1321 2 CO ^ CO c0 10243 co CO N _ V N 7 CO. N CO ZV CO N/ \ LL) a N (D a N (0 a N (0 a N N- a N N- a N M a N/ 3110241 \___---Z ABCP 7533 / r ilL 1 v v v cq C1 'i' m co 000 r (0 1 15 10231 M N M N M CO 4") N C7 M N M N M CO `:12t° N M N `4N - N M ''`41-3 N M 01 14 10221 H U) 2143 5 6 7 023 �C°� 22 21 BC' 20 6181 19 18 1716 J 13 10211 .� N N 33_ 152 0) CO 1 M M 2 r 0) M 3 e) M N 4 0) CO M N 1 r- (1) M 7 2 O (1) M 7 3 M co M V 4 coO M V 3C' 5 e) M V 6181 6 N- r CO N 7 Cr) r CO N 8 M CO CO N 9 r O M N 10 M N 11 C CO 7 N 12 M 7 N —----�,--- --_"— SUBJECT PROPERTY 102 AVE /� �, \\ —J \ co r cN 10 N24340 P 21429 24360 U1 P 71i170 CO 1 LMP 34684 N N QJ N- CO N N 2 LMP N- CO N 3 � M N 4 36 CO M N 5 4 CO 01 M M N N 6 7 01 M N 8 9 \ 24341 0D BCP 1716 10 0 vv M M N 174! 15 CO 0 M ?4357 o 13 m 24367 LMP 11 N- NNNNNNNNNN 12 r 36343 13 14 W 15 COW 16 Orn 17 18 Oi VE. 101 A AVE. P 8296 \ / \ M 0 a 00) � 0<JD �� N- (0 0 CO 00 CO 0 CO 7 7 49C CO 7 8 CO 7 9 CO 7 10 CO CO 7 7 11 12 / N 19 N 20 LMP' co 21 co 22 co 23 36343 N 24 co 25 N 26 N 27 U) co N' (1) M ` 10120 / 36 LMP 35 34 36343 33 32 31 30 29 28 d 2 10116 N M N- 40 0) CO N- w A PARK 10112 cn \ ^/ M \ N M N M N M N M N N- N N- N M N N/ \ / 101 AVE. BCP 4687 / 7 M N 3 \ 7 M N 2 10 co N 1 49 0 1 co co N N 48 LV1P M co N 47 36343 N co N 46 O co N 45 O co N 44 7N- M N 43 42 P. N M M N N 41 tO M N 40 O M N 39 7 M N 38 \ W0) M N 37 LMP 36346 / 10080 v 10076 in 10072 co 10068 7r1;,.., / SCALE 1:2,000 Cit`,.f PittIL Mea.ows III _ r ,.' '° j C . o 24426 102 AVENUE m. - 0) Alignaffligripiublini iv „E, gris,act —in !Mi,•IPP -/ L ! ' o c ! L 4 CORPORATION OF THE DISTRICT OF �� MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of I p, S ISI Langley g y ��� o DATE: May 10, 2012 FILE: 2011-065-RZ BY: PC �l FRASER R. APPENDIX B 244 STREET PLAN H EEBBSL E EMNE LOT 1 GrARAGE B2 NC W MO ESI /LOT 2 GARAGE C 02 AVENUE PLAN A EXT SCHEME 3. CANYON CLAY LOT 3 L:RAGEA SNE 7 -PON G2 GARAGE Az EXT.SCHEME S: J L LCA=ONO=Y G 17 ARAGE • PLAN E EXT. SCHEME 2: OT LRUSSET EXIT. SCHHEMMEE 4: —LOT 2o GARAGE A WINDSSMOKE WEPT L_ L ] PLAN F LOT 2 G IC EXT. SCHEME 1. LCOBBLE STONE J J ✓ PLANE EXT. SCHEME 3:1L CANYON CLAY O▪ GEE • PLAN G L 2 GARAGE A EXT. SCHEME 2: OT 23_ L— RUSSET PARK PLAN G2 7 (GARAGE A2 EXT. SCHEME(: LOT LCOBBLESTONE PLANE GARAGE B EXT. SCHEME 3: LOT 21 LCANYON CLAY J I— PLAN G I r- � GARAGE EXT. SCHEME 4:� WINDSWEPT OT 2 JI SMOKE ROAD PLAN B ""Er LOT LOT 4 II/ GARAGE B PLAN C2 SCHEME .1 COBBLE STONE LOT 5 GARAGE C PLAN A WiluoKEP LOT 6 CAGE PLAN B2 j EXT. SCHEME CANYON CLAN L LOT 7 GARAGE B L_ F PLAN C LOT 8 GARAGE C L_ PLAN G2 COBBLE STON L LOT 9 G� L- � LOT ' 0 PLAN H GARAGE B2 EXT. SCHEME 2: L_ L RUSSET J PLAN C 7 7 LOT EXT. SCHEME 4: GARAGE C L WINDSWEPT L SMOKE GARAGE A L PLAN A2 LOT 2 EXT. SCHEME 1: LCOBBLESTONE PLAN B2 7 ▪ -1 LOT 3 EXT. SCHEME 3: GARAGE B L CANYON CLAY PLAN C2 7 7 LOT 4 EXT. SCHEME 2: GARAGE CI RUSSET J L PLAN A2 7 7 LOT ' 5 EX SCHEME PE4. GARAGEA L SMOKE J L_ PLAN B • LOT 5 EXT. SCHEME 1: GARAGES L COBBLE STONE PLAN C ▪ -1 LOT' 7 EXT. SCHEME 2' GARAGE RUSSET L A PLANA 7 7 LOT 8 EXT. SCHEME 3: GARAGE L CANYON CLAY L PLAN H2 GARAGe BJ LOT '9 EXT. SCHEME 1: L AL COBBLE STONE �J� ROAD PARK OVERALL SITE LOT LAYOUT - JUNE 14, 2013 su casa design inc. 604-856-3222 APPENDIX C1 - CONC. Side (MIN. 140rr M.R. SD R1 N R S R 0.80 15.00 4, POST ToP, 4.20 z...lr/"s . ROAD R/W TOPSOIL AND SEED 8.60 BOULEVARDS (TYP.) : r i` 't>. !+: z \ 1 1.20 0.70 c1 . i• 4.30 4.30 c walk THICK) 1.50 Y Q IlliBARRIER Curb & Gutter BARRIER Curb & Gutter a 2, o M.R. SD R11 2.5% M.R. SD R11 2.5% 2% �' \ I 3.1 BOULEVARD AREAS BETWEEN im 1 0.6 HYDRO/TELgg CURB AND SIDEWALK TOPSOILED AND 7.50 TO BE SEEDED. GAS SANITARY 0 4.5 6.40 WATERMAIN STORM TYPICAL X -SECTION 101A AVENUE 1:100 PARK NO SIDEWALKS, LIGHTING, —UTILITY KIOSKS, UNDERGROUND UTILITIES OR OVERHEAD UTILITIES IN BOULEVARD AREA. nuidn O.K. BOWINS &ASS OCIA'ES INC. xtI,V',).`' eTie•T, 4f5:. \. B.[. DEScre mm CREWED APPROVED 9CILS HORZ - CORPORATION OF THE DISTRICT OF MAPLE RIDGE EIMER. EEPARRENT DW APPUCATION U NAY 7013 APPENDIX C2 0.80 19.30 POST TOP 4.20 ROAD R/W TOPSOIL AND SEED 8.60 BOULEVARDS (TYP.) 0.70 4.30 CONC. Sidewalk (MIN. 140mm THICK) M.R. SD R11 0.6 3.1 HYDRO/TEL g18 BARRIER Curb & Gutter - BARRIER Curb & Gutter R. SD R11 M.R. SD R11 2.5% 2.5% 2% BOULEVARD AREAS BETWEEN CURB AND SIDEWALK TO BE TOPSOILED AND SEEDED. GAS NO SIDEWALKS, LIGHTING, UTILITY KIOSKS, UNDERGROUND UTILITIES OR OVERHEAD UTILITIES IN BOULEVARD AREA. TYPICAL X -SECTION 244A STREET 1 :1 00 4.30 PARK DED BIO SWLAE E Rein O.K. B&WINS & ASSOCIA'ES INC. x1;!f41).`'eTie•T, MfS:. \. B.[. DESKRED mm PIEDPID APPROVED nap ego< KAM HORZ — CORPORATION OF THE DISTRICT OF MAPLE RIDGE EMREIRMO CEP ARI Err DW APPUCATION NAY 2013 DAN chain. n+rrn sRay .w. m.O. P.mm.,a is orama-r-.,...Aa ...m. - Pa x.n APPENDIX D1 ( ROP_OSED HQ USE PROPOSED GARAGE Q 35.6 5.00 G3.P0 4200 x.90 WI Y5,65Z — — 3800 — 3.00 ROAD 3600 SITE SECTION - DOWNSLOPE - APR.26113 35.00 °400 -I :3 .0.0 37 CMZ -I 3!.00 su casa design Inc, 604-856-3222 APPENDIX D2 244 ST. 3900 Vj 38230 f Q' 31.00W —.�- 3E+�m � 35.00---- R 33.90 3[, PROPOSED HOUSE zI PROPOSED GARAGE SITE SECTION - UPSLOPE-APR.26J13 su casa d 5 22. 804-B56-3222 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2012 -041 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 24426 102 Avenue EXECUTIVE SUMMARY: Development Permit application 2012 -041 -DP has been received for the subject site located at 24426 102 Avenue for 28 R-3 (Special Amenity Residential District) zoned lots. The Intensive Residential Development Permit is required by the OCP because the residential density for this R-3 (Special Amenity Residential District) zone project is greater than 30 units per net hectare. Development Permits provide a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, with the intent to provide an environment that is safe, attractive, people -friendly and environmentally responsive. Council considered rezoning application 2011-065-RZ and granted first reading for Zone Amending Bylaw No. 6844-2011 on July 26, 2011. On May 10, 2012, Council granted first and second reading for Official Community Plan Amending Bylaw No. 6843-2011, and second reading for Zone Amending Bylaw No. 6844-2011. This application was presented at Public Hearing on June 19, 2012, and Council granted third reading on July 10, 2012. Council will be considering final reading for rezoning application 2012-041-RZ on July 9, 2013. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012 -041 -DP respecting property located at 24426 102 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Don Bowins Trisand Investments Ltd (Mike McBride) Legal Description: Lot: A, Block: S1/2, Section: 3, Township: 12, Plan: NWP8296 OCP: Existing: Proposed: Agricultural Medium Density Residential, Conservation 1108 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: Concurrent applications: b) Project Description: RS -3 (One Family Rural Residential) R-3 (Special Amenity Residential District) Albion Park P-1 (Park and School) Park Park (Lower Jackson Farm) RS -3 (One Family Rural Residential) Agricultural Park (Lower Jackson Farm) RS -3 (One Family Rural Residential) Agricultural Single Family Residential R-3 (Special Amenity Residential District) Medium Density Residential Single Family Rural Residential Single Family Residential 1.272 ha. (3.1 ac) 244 Street and 102 Avenue Full Urban 2011-084-RZ, 2011 -084 -SD, 2011 -084 -VP and 2011-084 -DP Site and Subdivision Layout: This development site is located on the east side of 244 Street and south of 102 Avenue. To the east and to the south of this site is Jackson Farm Park. Jackson Farm Creek flows through the southern portion of the park. Rezoning application 2011-065-RZ has been received to rezone the property from RS -3 (One Family Rural Residential) to R-3 (Special Amenity Residential District). The existing house and associated buildings are to be demolished as a condition of rezoning application 2011-065-RZ. An area of 264.8 m2 will be dedicated to widen 102 Avenue on the north end of the lot. Two areas will be dedicated for park purposes: a strip of land along the eastern and southern edges of the development site (846.7 m2) forming a buffer with Jackson Farm Park, and a conservation area for a tributary of Jackson Farm Creek on the western side of the development site (405.0 m2). See Appendix B. Originally, 32 R-3 lots were proposed. After further environmental assessment, two of the lots along 244 Street became a conservation / park area to accommodate a cluster of trees and another tributary of Jackson Farm Creek. A further reduction of 2 lots resulted in the final 28 lot layout (See Appendix B). This reduction responded to concerns raised at the Public Hearing about the appropriateness of the density next to Jackson Farm Park. The layout was modified to increase the area and width of the lots on the eastern side of the project abutting the park to achieve a better density transition. Corner lots are larger to accommodate a building envelope within the required setbacks and building designs oriented to two streets. The revised layout proposes an internal road off 244 Street along the southern and eastern edge of the site, with one lane parallel to 244 Street -2- and the other parallel to 102 Avenue. A total of 9 lots are fronting 244 Street, 9 lots fronting 102 Avenue, and 10 lots fronting the proposed internal road. All have vehicle access to lanes. Proposed House Designs: This development will feature a well planned unique mix of two and three-storey single family homes in the classic Arts & Crafts architecture style, featuring contemporary floor plans, light and airy interiors, and detached two -car garages. See Appendix C for the siting of the dwelling and its associated detached car garage on a typical lot. The dwellings are designed for the gentle slope of the lands. Lots 1-9 are downslope plans with walk- out basements. The front of each house faces 102 Avenue. Lots 10-19 are downslope plans with walk -out basements. The front of each house faces the new proposed internal road (244A Street) and park. Lots 20-28 are upslope plans with level walk -out from the second floor living area. The front of each house faces 244 Street. All of the lots in the subdivision will have a 2 car detached side-by-side garage with access to a rear laneway. Appendix D is a streetscape rendering. The proposed dwellings are 3 bedroom houses with basements. There are 3 dwellings designs, including mirror images and variations to the designs for dwellings to be located on corner lots or lots with parkland on one side. Concurrent Applications: Official Community Plan Amending Bylaw No. 6843-2011 is to adjust the Albion Area Plan to include the subject site within its boundaries, to redesignate the property to Medium Density Residential and Conservation within the Albion Area Plan, to include the property in the Urban Area Boundary, and to remove the "starred property" notation. A Watercourse Protection Development Permit (2011 -084 -DP) is for the protection and enhancement of the environmentally sensitive areas as follows: the establishment of a suitable landscaped area in the park strip along the edge of the site along Jackson Farm Park, the enhancement and maintenance of the trees and creek in the park along 244 Street, and the enhancement and maintenance of a bio-swale and associated plantings in the western edge of Jackson Farm Park to redirect surface waters currently flowing overland on the subject site back into Jackson Farm Creek. These works in Jackson Farm Park have been reviewed and are acceptable to the District. Development Variance Permit application 2011-065-DVP is the subject of a separate report to Council. The requested variances are: to waive the requirement for the conversion of overhead utility wiring to underground wiring on 102 Avenue and to increase the building maximum building height for the down-sloping R-3 (Special Amenity Residential District) lots. It is expected that Rezoning application 2011-065-RZ will be considered by Council for final approval at the same Council meeting as this development permit. c) Planning Analysis: An Intensive Residential Development Permit is required for residential development at densities greater than 30 units per net hectare that is typically zoned R-3 (Special Amenity Residential District). Section 8.8 Intensive Residential Development Permit Area Guidelines of the Official Community Plan aims to provide a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, with the intent to provide an environment that is safe, attractive, people -friendly and environmentally responsive. -3- The key guideline concepts for the development permit area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. The layout and the design of the proposed houses have taken into consideration the gradual sloping lands on the site. The houses along 244 Street will be three storeys facing the street and 2 storeys to the lane in the rear. Along the internal road, the houses will be two storeys to the street and the park, with three storeys and a walkout basement to the rear. The 2 storey height provides for a sensitive interface to the bio-swale and naturalized area of Jackson Farm Park across the street. The building design elements and materials are chosen to enhance the neighbourhood. All the houses will relate to today's lifestyles and comforts. Character elements include varied roof lines, textures, cosmetic detailing and window boxes. There will be three different house designs, which will be mirrored on some lots to provide variety. Corner lots will have a custom designed houses, for either upslope or down slope conditions. The use of exterior finishes like wood, shingles, Hardie Board and stone will enhance the streetscape. The variation in materials and design will ensure that identical buildings are not repeated with three adjacent lots. For corner lots or lots abutting parkland, the front facade treatment will be incorporated into the design of the side the house and detached garages visible to the public from the flanking street or parkland. A conceptual scheme for the landscaping of a typical interior and corner lot is shown on Appendix E. 2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. For visual interest, different building/roof line designs and building finishes are proposed for each lot. There will be three building designs with variations for corner lots and lots that are beside the park lands. Therefore, the identical building design will not be repeated within three adjacent lots. There will also be four exterior design schemes, involving different colour scheme combinations and finishing materials. The finishing materials include: cultured stone, Hardie Board and vinyl sidings, Hardie or cedar shingles, vinyl wall shakes and trims. See Appendix F for typical elevations of the dwellings and garages. The dwellings each have recessed and prominent front entries and front yard landscaping plans are provided. There are no driveways on the streets. All vehicle parking is enclosed within detached garages with rear lane access. d) Advisory Design Panel: Intensive Residential Development Permit applications are not forwarded to the Advisory Design Panel. -4- e) Environmental Implications: A Watercourse Protection Development Permit (2011 -084 -DP) is to be issued. It is for the re -planting and enhancement of environmentally sensitive areas along 244 Street and adjacent to the subject site, and to redirect surface waters currently flowing overland on the subject site back into Jackson Farm Creek in conjunction with the storm and rain water management strategy for this subdivision. f) Financial Implications: There will be 31 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by about $200.00. CONCLUSION: As the development proposal complies with the Intensive Residential Development Permit Area guidelines of the Official Community Plan for form and character, it is recommended that 2012 -041 - DP be given favourable consideration. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Site Appendix B - Subdivision Plan Appendix C - Site Plan for Typical Lot Appendix D - Streetscape Renderings Appendix E - Lot Landscaping Concept Plan Appendix F - Typical Elevations of Dwellings and Garages -5- APPENDIX A v N v N v N v N v N v N v N v N v N v N v N v N v N a�)10251 6117118°' r 12012 45 44 BCP 43 42 39::,1 41 40 39 38 / in cn10247 9 / o_r�i10245 \ / 24 B"P 25 26 61x1 27 28 29 1 30 a M1o245 ON 13013'1321 2 CO ^ CO c0 10243 co w N _ V N 7 CO. N• CO 1 CO N/ \ LL) a N (0 a N (0 a N (0 a N N- a N N- a N M a N/ 3110241 \:::_____---/ ABCP 7533 / r ilL 1 v v v cq C1 (0 m mr 00 (4'3 r r 1 15 10231 N M N M N 4") N C7 M N M N M N M N `.7N -- N `4N - N M ''`41-3 N M N 14 10221 U) 2143 5 6 7 023 �C°� 22 21 BC' 20 6181 19 18 1716 J 13 10211 .� N N 33_ 152 M M 1 co V M 2 r 0) CO 3 0 ) M N 4 ) 0) 0 M N 1 o 0) M 7 2 0) LL) M 7 3 M co M V 4 Io co M V 3C' 5 0) M V 6181 6 N- r CO N 7 O N- CO N 8 M CO CO N N 9 r O M 10 V) M N 11 M M 7 N 12 M N ----�-�_--- - —-_"— SUBJECT PROPERTY 102 AVE /� �, \\ —J \ r co cN 10 N24340 P 21429 24360 U1 P 71i170 LD LD CO 1 LMP 34684 N N r CO NNNNNNN 2 LMP N- CO 3 r M 4 36 00 M 5 4 00 0, M M 6 7 0, M 'I' 8 9 \ 24341 0D BCP 1716 10 O vv M M NN N 174! 15 CO 0 M ?4357 o 13 mN 24367 LMP 11 r N 12 r N 36343 13 I N 14 W N 15 W N 16 Orn N 17 N 18 O N VE. 101 A AVE. P 8296 \ / \ (00(00(00 (0(0N -r00000000 CO 7 7 49C CO 7 8 CO 7 9 CO 7 10 CO CO 7 7 11 12 / N 19 N 20 LMP' N 21 N 22 N 23 36343 N 24 N 25 N 26 N 27 U) c N' (1) M ` 10120 / 36 LMP 35 34 36343 33 32 31 30 29 28 d 2 10116 N M N- 0) M N- w A PARK 10112 m \ ^/ M \ N M N M N M N M N N- N N- N M N N/ \ / 101 AVE. BCP 4687 / 7 M N 3 \ 7 M N 2 7 M N 1 49 0 1 M M N N 48 LV1P M co N 47 36343 NO O co co N N 46 45 P. co N 44 M N 43 42 0N M M N N 41 tO M N 40 O M N 39 7 M N 38 \ W0) M N 37 LMP 36346 / 10080 v 10076 in 10072 co 10068 7� / SCALE 1:2,000 Cit`,.f Mea.ows Pitt _ Dig j C .o 24426 102 AVENUE L ! 4 CORPORATION OF THE DISTRICT OF l gn ll i —in - / ' o :- — = apt �r` � i c ! L g MAPLE RIDGE British Columbia MAPLE RIDGE E PLANNING DEPARTMENT District of I ,S �� Langley _ DATE: May 10, 2012 FILE: 2011-065-RZ BY: PC l — FRASER R. APPENDIX B 244 STREET PLAN H EEBBSL E EMNE LOT 1 GrARAGE B2 NC W MO ESI /LOT 2 GARAGE C 02 AVENUE PLAN A EXT SCHEME 3. CANYON CLAY LOT 3 L:RAGEA SNE 7 -PON G2 GARAGE Az EXT.SCHEME S: J L LCA=ONO=Y GARAGE ▪ PLAN E EXT. SCHEME 2: OT L_ RUSSET EXIT. SCHHEMMEE 4: —LOT 2o GARAGE A WINDSSMOKE WEPT L_ L ] PLAN F 17 71 LOT 2 G IC EXT. SCHEME 1. LCOBBLE STONE J J ▪ PLANE GA EXT SCHEME 3:L CANYON CLAY ORAGE E PLAN G 17 7 L 2 GARAGE A EXT. SCHEME 2: OT 23_ L— RUSSET PARK PLAN G2 7 (GARAGE A2 EXT. SCHEME(: LOT LCOBBLESTONE 17 7 PLANE GARAGE B EXT. SCHEME 3: LOT 21 LCANYON CLAY J I— PLAN G I r- � GARAGE EXT. SCHEME 4:� WINDSWEPT OT 2 JI SMOKE ROAD PLAN B ""Er LOT LOT 4 II/ GARAGE B PLAN C2 SCHEME .1 COBBLE STONE LOT 5 GARAGE C PLAN A2 WiluoKEP LOT 6 CAGE PLAN B2 j EXT. SCHEME CANYON CLAN L LOT 7 GARAGE B L_ F PLAN C LOT 8 GARAGE C L_ PLAN G2 COBBLE STON L LOT 9 17 G� L- � LOT ' 0 PLAN H GARAGE B2 EXT. SCHEME 2: L_ L RUSSET J PLAN C ▪ 7 LOT EXT. SCHEME 4: GARAGE C L WINDSWEPT L SMOKE GARAGE A L PLAN A2 LOT 2 EXT. SCHEME 1: LCOBBLESTONE PLAN B2 ▪ -1 LOT 3 EXT. SCHEMES: GARAGE B L CANYON CLAY PLAN C2 7 7 LOT 4 EXT. SCHEME 2 GARAGE CI RUSSET J L PLAN A2 ▪ 7 LOT ' 5 EXT.SCH PE4: GARAGEA L SMOKE J L_ PLAN B • LOT 5 EXT. SCHEME 1. GARAGES L COBBLE STONE PLAN C ▪ -1 LOT' 7 EXT. SCHEME 2: GARAGE RUSSET L A PLANA 7 7 LOT 8 EXT. SCHEME 3: GARAGE L CANYON CLAY L PLAN H2 GARAGe BJ LOT '9 EXT. SCHEME 1: L AL COBBLE STONE �J� ROAD PARK OVERALL SITE LOT LAYOUT - JUNE 14, 2013 su casa design inc. 604-856-3222 APPENDIX C 244 STREET W z J w CQNC. WALKWAY 89.795 (27.37m) PROPERTY LINE P'O'.S'. E DEUCE CONC. WALKWAY G 0 O D E GRASS 89.795' (27_37m) PROPERTY LINE UPSLOPE LOT 88.581' (27.00m) PROPERTY LINE CRASS • CONC. WALKWAY -i COVERED DECK CONC. WALKWAY 66.bii 2i.00m) PROPERTY LINE DOWNSLOPE LOT FOR CONCEPTUAL PURPOSES ONLY wlZ J I w a of0 cg a 6I 7o- DOWNSLOPE v w z su casa design inc. 2466 hyatt place abbotsford, b.c., V2S 5C7 Tel. (604) 856-3222 Fax (604) 854-4303 title SITE PLANS scale date OCT. 12, 2011 drawn APF job no. 1172 sheet no. A3 APPENDIX D1 APPENDIX D2 x, III lill lititt ,...0 ern ! SM. :. L IF.V4- 1r j I • :4 1 r.,. ,-t44- •v -.,. . ar A-.1. ). .. . ... ...-...,,.-_,,,..,......; ...._ .. _ i , — — . Auffii.... 4. o • ..• 017 Ammir-mm jaiiiimimin 4---1. '''' ' 1 .7....,....a------.: , .. ',. '',41,agA '• ii c2r24.annArtmi__ ..i. . . t„k. li-- :...-t 1 . , 311 , • . 1 EL - —.... .P.':-' ,v• APPENDIX E CORNER LOT LANDSCAPING - JUNE 18, 2013 INTERIOR LOT su casa design inc. 604-856-3222 APPENDIX F1 =1016. '411111111"\" ��I I mmn= MOEmina II IIITII III1 IIIT IIIITIIITII -ITI III II I ■ nn lili mom mmul 11•1 pH 11 1 \ immm II►. mnimmm 1 Illmlllmllr nn.InminilmnIIIlmtl iml1'il11 mmmmmnmmmIMMIMI IM gni nu Il�illhri •ILIN �� II 1111 mNIm •�*Pi IA : -vat ELEVATION PLAN A DOWNSLOPE ELEVATION PLANS ELEVATION PLAN B ELEVATION PLAN C su casa design inc. 604-856-3222 APPENDIX F2 A 111'1111ii- 11111111111I11h,_ FRONT ELEVATION PLAN H DOWNSLOPE PLAN H (CORNER LOT) .I�IIi1 �III� AI Il-IIlnm .�mmmmml .�1111111BIIIIIIIIIII p 41111111111111111111111 III111II111II11 p 1111111111.M I11I11 11111111IIm111111111m111, _ 41111111111111111111111111 p�11111i11illii1111� = A STREET SIDE ELEVATION PLAN H su casa design inc. 604-856-3222 APPENDIX F3 1m 1 1 1 ■ MOM MUM EOM Inm;nmll;.��Inll�� �� iii ilii 1 u 1111 =� t SIM ■II U • �i IIIIIIIIIIIIIIIIII .r_�Im1. • i I° •I I HIM 111111111wI ' MIlm 111111:2311116 .... ......................................... MIIIIMIIIIMINIMIRIUMII ERII 1111111111111111 ���11111 �II�III1I1Illlmlllmlllml'I�■1.I,I I.1111111.11111 111 NI I1II�I r111m11 11111..1111 imil 'minim n:"",n r 1c= wm ='11s� '= MI - I��:1 i� ow e10I• 1nlialt WS �� lai '��e;I a7>si� ��l:-C� W i na e�� IMIVAI II II II II II F ( \ ( - \ - \ (` MIN i u ELEVATION PLAN D UPSLOPE ELEVATION PLANS ELEVATION PLAN E ELEVATION PLAN F su casa design inc. 604-856-3222 APPENDIX F4 Alk` 11111. i 1 1 I 1 1 jI 111n111 1 111 IMO 11n4111 4 H114�14111�41111�411114 u 111 a 111 a 11 l u11lull a 111 a11 111 a 111 • II 11 u1l ELEVATION PLAN G UPSLOPE PLAN (CORNER LOT) Mill 11111 N NM i1'1411'i1'1411'1' 1411'1'1411'11141i 1'1411'111411 1 II 11 TII 411 14111114 1 111114 11111114 11111114 11111114 1111 1 nmm�mnm�mmmnn�mnmmn .mm�mmm�mmm�mmm�m� nIIUim "911111n111n111n111nnInln11n11n1IInIIINIk. • •41 '1' 411'11'14 11'11'141 1111 111111 11111 • 1 11 11 I 11111111111111111111II1111 Ilm 1 n 1 11 1 11 11 N1 I 1_ STREET SIDE ELEVATION PLAN G su casa design inc. 604-856-3222 APPENDIX F5 II II I�� 1 o II II GARAGE ELEVATION A GARAGE - PLAN GARAGE 17'-6" X 19'-0" GARAGE C I II II GARAGE ELEVATION B L GARAGE ELEVATION C su casa design inc. 604-856-3222 APPENDIX F6 1111111 - ,_,_,_, ._._._. d d d B2 GARAGE ELEVATION A2 GARAGE ELEVATION CUSTOM PLAN GARAGE ELEVATIONS - JUNE 14, 2013 su casa design inc. 604-856-3222 411. 41. #.1A.PLE RILE ijrrn District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2013 -037 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 11965 Fraser Street EXECUTIVE SUMMARY: A development permit application has been received for exterior renovations of an existing 3 storey 4,415.4 sq. m. (47,527 sq. ft.) commercial building at 11965 Fraser Street, just west of the Maple Ridge Public Library in the Town Centre Area. The site is designated as a Town Centre Development Permit Area as identified on Figure 2 Central Business District of the Town Centre Area Plan. A development permit is required when any proposed renovations have a total value of $25,000 or more. There are no other applications associated with this proposal. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013 -037 -DP respecting property located at 11965 Fraser Street. DISCUSSION: a) Background Context: Applicant: Owner: Spire Construction Inc. (Shauna Johnson) Raamco International Properties Canadian, Ltd. Legal Description: Lot: 103, D.L.: 398, Plan: NWP49778 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: C-3 (Town Centre Commercial) Proposed: C-3 (Town Centre Commercial) Surrounding Uses North: Use: Commercial (Shopping Centre) Zone: C-3 (Town Centre Commercial) Designation Commercial South: Use: Park (Civic Centre) Zone: C-3 (Town Centre Commercial), P-1 (Park and School) Designation: Institutional and Park 1109 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: b) Project Description: Commercial (Government Offices and Library) C-3 (Town Centre Commercial) Institutional Commercial (Stores facing 224 Street) C-3 (Town Centre Commercial) Commercial Commercial Commercial McIntosh Avenue Urban This application is to allow for exterior renovations of an existing 3 storey 4,415.4 sq. m. (47,572 sq. ft.) commercial building at 11965 Fraser Street, just west of the Maple Ridge Library and to the north across from the civic center park in the Town Centre Area. The building was developed under a land use contract approved in 1977 to permit a commercial / residential building. In 1984, it was rezoned to C-3 and converted to commercial / office uses. The proposed alterations are to accommodate a 1,876.6 sq. m. (20,200 sq. ft.) commercially - operated fitness centre and two rental units totalling 589.6 sq. m. (6,346 sq. m.) on the ground floor, and to improve the office tenant space consisting of 947.5 sq. m. (10,199 sq. ft.) on the second floor and 1,005.9 sq. m. (10,827 sq. ft.) third floor. Parking is also being improved by removing pony walls and providing landscaping associated with the 8 surface parking spaces along McIntosh Avenue across from the civic center park. The remaining parking spaces are structured, consisting of 28 spaces on the first floor and 69 spaces on the second floor. The total parking count is 105 spaces, including 2 disabled parking spaces. The subject site is located within Sub Area 1 of the Town Centre Area Incentive Program. Projects involving commercial renovations equal to or more than $20,000 or facade improvements to commercial buildings equal to or more than $10,000 qualify for incentives. This project qualifies for incentives based on the preliminary information from the developer about the value of the proposed renovations. c) Planning Analysis: A Town Centre Development Permit is required for new developments or for renovations with a total value of $25,000 or more for properties within the Town Centre. Based on the information submitted by the architect, the following describes how this proposal complies with the Key Guideline Concepts for the Civic Core Area of the Town Centre Development Permit Area: 1. Promote the Civic Core as the "heart" of the Town Centre The introduction of a colonnade and the strong separation between publicly accessed ground floor and overhanging office programming above, draw on the character of existing civic buildings, enhances the pedestrian experience and lends character to the massing of the development. -2- Material selection focuses on durable, high aesthetic value, sustainable selections like cement board, cedar, and metal siding. The majority of building colours are neutral, accented with spandrel glass for visual interest at the corner of the block and offset by the warm wood detailing at the main entrance colonnade. 2. Create a pedestrian -oriented, boutique -style shopping District The pedestrian experience is the focus of this development. The corner of Fraser St. and Dewdney Trunk Road will benefit from architectural overhangs, transparent street signage and a visually accessible commercial shell. Addressing both sides of the block, the building's ground level boasts colourful accent glass and a high degree of transparency. This promotion of pedestrian and visual access in turn encourages the basic CPTED principal of eyes on the street. The proposed signage reflects and accents the scale of the building, without intruding on the pedestrian scaled street experience. Existing doors set back from the sidewalk and the continuous overhang between the first and second floor provides a pedestrian scale along Dewdney Trunk Road and visual division between the street level and upper floors. Along Fraser Street, the main entrance is emphasized by peeling back the building skin and creating a sheltered exterior colonnade parallel to the sidewalk. This entrance is served by a set of stair connecting the pedestrian sidewalk / colonnade to the existing upper level parking. Entrance to the lobby serving the upper floor office is drawn out to the sidewalk to increase visibility. 3. Reference traditional architectural styles The re -use of the existing structure means that this development is drawing formal cues directly from existing Maple Ridge architecture. The proposal maintains the approachability of the existing structure, while introducing a west -coast modern response to the original building scale and architectural elements. While the mass and scale of the original building will remain unchanged, our proposed facade will visually break the building's massing into discrete elements, and separate the pedestrian -accessed commercial programming from the office space above. Building heights, allowances for the protection of views and solar access of surrounding buildings are all driven by the existing structure. 4. Capitalize on important views Building heights, allowances for the protection of views and solar access of surrounding buildings are all driven by the existing structure. 5. Enhance existing cultural activities and public open space The proposal for the renovation of 11965 Fraser Street incorporates a re -skinning of the existing structure, and general building upgrades; lobby improvements, life safety evaluations, accessibility considerations, second and third floor finishes, and a flexible, refinished, ground level commercial space. Addressing both sides of the block, the building's ground level boasts colourful accent glass and a high degree of transparency. Removal of the pony wall and introduction of landscaping in the surface parking area along McIntosh Avenue establishes a better interface with the civic centre park to the south of McIntosh Avenue. -3- 6. Provide climate appropriate landscaping and green features Existing landscaping is to be maintained and upgraded. Additional landscaping provided is climate appropriate and an evergreen feature has been added at the suggestion of the Advisory Design Panel. 7. Maintain street connectivity Along Fraser Street, the main entrance is emphasized by peeling back the building skin and creating a sheltered exterior colonnade parallel to the sidewalk. This entrance is served by a stair connecting the pedestrian sidewalk / colonnade to existing upper level parking. Entrance to the lobby serving the upper floor office is drawn out to the sidewalk to increase visibility. The lane continues to serve its existing loading function. The existing parking will be retained. d) Advisory Design Panel: The plans, design drawings and landscape plans submitted in support of the development permit application were reviewed by the Advisory Design Panel at the June 12, 2012 meeting. The Advisory Design Panel is in support of the general concept as submitted. The applicant satisfactorily addressed all the identified concerns as noted in the resolution quoted below: • Consider green wall treatment at the wall beside the stairs. Applicant's Response: Box topped evergreen planting provided. • Consider removing existing plantings in front of proposed arcade to unite arcade paving with sidewalk. Applicant's Response: Planting has been removed. • To consider replacing all exiting shrub planting with proposed materials in order to give a consistent landscape treatment with updated architecture. Applicant's Response: All landscaping along Fraser Street to be replaced or removed. • Consider the use of structural soil for the new trees along McIntosh Avenue. Applicant's Response: Structural soil to be used where 8-10 cubic metres soil cannot be provided. • Consider landscape containers on the upper level parking. Applicant's Response: Upon review with landscape architect and structural engineer, it is not feasible to provide significant planting which will match the scale of the existing parkade. • Consider improving the sense of entry to the main lobby to access upper level. Applicant's Response: Canopy feature introduced in conjunction with feature stair to enhance lobby entrance. -4- 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 $10,900.00, the security will be $10,900.00. CONCLUSION: This development permit application is required because the proposed renovations have a total value of $25,000 or more. When completed, the character and appearance of this building in the Core Area will be greatly enhanced and the proposed use will add to the vitality of the Town Centre. The proposal complies with the Key Objective Concepts stated in the Town Centre Development Permit Area Guidelines. Therefore, issuance of Development Permit 2013 -037 -DP is recommended. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Floor Plans and Parking Appendix D - Building Elevations and Renderings Appendix E - Landscaping plan -5- APPENDIX A 4 - CO 2042 lir 3 - a 20 34 P 49034 2 026 Rem 52 0 0 Rem. 302 I 17) ' M N OJ 22359 CN /) Cn N N M ce P 45004 71-N N \ N EP 9471 Subject Property 7 Mc, Ne M�� c O- 130 11998 P 67041 o o 5 Rem 2Z 4 N E A 2� EP 107' 1 11979 P 3206 224 ST. -‘224 X90/92/94 EP 11502 N 103 P 49778 N CD 1 11 98 2/86 N P 4076 LMP 46699 Municipal Ha McIN rn 11 A 1196 9 1196 8/70 14 u- 11955/65 v w Lu A N B 11 P 4076 a N ce 20 22363 E IY RP 52529 PcI. Cr 11955 o N 11 95 2/54/58 BC 1 E N CV N a McINTOSH AVE A�, 75 N 7311 1.119 coo cq RP78676 1 11 93 9 /51 Rem. 118 P 60562 06 r`^ ,) 44 11 91 5/ 19 22363/5 r ~ N (P 11 90 9 Ev 3206) u) N 1 11 91 2 LMP 46997 Leisure Complex 1192 5 L\1\14 N Scale: 1:1,500 Cit�..rf Pitt Mea lows F ' 11965 Fraser St I Till 0 ;Mara � 5,, I to � i i to E. CORPORATION OF THE DISTRICT OF `_ grE "`1' . �111: i o l �' �a �,�'IF-+ MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of ,' N � !_ Langley "' 1 JTM'� DATE: Apr 23, 2013 2013 -037 -DP BY: JV ASER� APPENDIX B 224TH STREET DEWDNEY TRUNK RD EXISTING STREET TREES (APPROX) EXISTING LANDSCAPING CITY) 84'-4 [56.2m1 OFFICE LOADING BAYS BELOW (2) MCINTOSH LANE RNWI HSOlNIOW 2ND LEVEL PARKING T-11 1/2' [09m] RAMP PROPOSED STAIR FROM 2ND LEVEL PARKING LANDSCAPE ISLANDS - COLUMNS EXTEND BEYOND 126'-4 GROUND LEVEL PARKING BELOW EXISTING [39. CONCRETEPONY WALL TO BEREMOVED ] 26'-2 1/2" R STREET EXISTING LAN SCARE TO BE REV AMMO PEDESTRIAN ACCESS TO SIDEWOIK -2 1/Y 3m] PROJECT DATA: CIVIC ADDRESS 11965 FRASER STREET MAPLE RIDGE BC LEGAL DESCRIPTION LOT 103 DISTRICT LOT 398 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 49778 ZONING C-3 TOWN CENTRE COMMERCIAL SITE AREA Ac. m2 S.F. 1.10 4,434 47,729 BUILDING SETBACKS REQUIRED PROVIDED (m) PROVIDED (ft) FRONT EXIST. 3.3 11 REAR EXIST. 9.4 31 SIDE EAST EXIST. 1.5 5 SIDE WEST EXIST. 0 0 FORMULA REQUIRED PROPOSED PARKING REQUIREMENTS LARGE RETAIL 3/100m2 57 SMALL RETAIL 1/100 m2 6 OFFICE 2/100 m2 40 HANDICAPPED 2 2 TOTAL 103 105 BUILDING FLOOR AREAS: GROUND FLOOR: LARGE RETAIL: 20,200 S.F. SMALL RETAIL: 6,346 S.F. 2ND FLOOR: OFFICE: 10,199 S.F. 3RD FLOOR: OFFICE: 10,827 S.F. GFA: 47,572 S.F. FOOTPRINT (INCL. COVERED PARKADE AREA) SITE COVERAGE: 77.7% FAR: 1.03 • 37,067 S.F. PROPOSED AREA OF DEMOLITION. GROUND FLOOR ONLY PROPOSED NEW LANDSCAPE ISLANDS MCINTOSH AVE REVISIONS: DATE DESCRIPTION SPIRE L 11965 FRASER STREET MAPLE RIDGE BC SITE PLAN —APRIL 17, 2013 —NTS Al 0 APPENDIX C1 PROPOSED LANDSCAPING BERM TO MEET SLAB GRADE 9- U 9 12-2 8'-2 U2' PARKING 36 STALLS EXISTING LANDSCAPING 1 V, AIN z f IIIIIIIIIII■ EXISTING GROUND FLOOR 27,669 S.F. 111,1 PROPOSED STAIR TO 2ND LEVEL PARKING �f MAIN C.MTRANOC PROPOSED AREA OF DEMOLITION ±494 S.F. REVISIONS: DATE DESCRIPTION TI9�o1 LIIWerr �. She's FIY SPIRE CLUB 16 FITNESS 11965 FRASER ST MAPLE RIDGE, BC GROUND FLOOR PLAN —APRIL 18, 2013 _.—AS NOTED A2 0 APPENDIX C2 PROPOSED STAIR 11191111111111 PARKING 69 STALLS g EXISTING OFFICE ±10,297 S.F. REVISIONS: DATE DESCRIPTION SPIRE CLUB 16 FITNESS 11965 FRASER ST MAPLE RIDGE, BC SECOND FLOOR PLAN -APRIL 3, 2013 -AS NOTED A3 3 APPENDIX DI EAST ELEVATION EAST 2 EAST ELEVATION KEY 1/18=15. SOUTH ELEVATION KEY 1 110'=1'0' P ROSCENIUM ARCHITECTURE INTERIORS INC SPIRE SPIRE DEVELOPMENT CORPORATION *a1n555011055 56.556/ m 50/0.01 1 pr .v 6550, mom 5,16 +.5./5+.555555 OP GF raDU Guts nmxsxm Gdicisrz 0 MEM13066, SW. w.NIP PM 7O9 CD OW SUM .TK SDK 5 6G,rx5G ROSIIMG 11965 FRASER STREET MAPLE RIDGE 11965 FRASER STREET ARTIST'S CONCEPT 13-05 ELEVATIONS A3.0 W7 la 2013 I' �G I err He APPENDIX D2 VIEW NORTHWEST FROM FRASER ST. 4 NTS VIEW EAST FROM DEWDNEY TRUNK ROAD NTS O5 VIEW NORTHWEST FROM HANEY PLACE NTS VIEW SOUTHWEST FROM FRASER ST. NTS OVIEW SOUTHWEST FROM DEWDNEY TRUNK ROAD NTS P ROSCENIUM ARCHITECTURE • INTERIORS INC SPIRE SPIRE DEVELOPMENT CORPORA rIory rcewe.ca,..,ww wn. DO,R, .c .,- Fiv,i44. WEN 11965 FRASER STREET MAPLE RIDGE 11965 FRASER STREET ARTIST'S CONCEPT 13-05 RENDERING A4.0 MCINTOSH LANE DEWDNEY TRUNK RD EXISTING STREET TREES APPROX) AL y,EXISTING LANDSCAPING (CITY) APPENDIX E EXISTI NDSCAPE TO BE EVI ALIZED WITH N W LANTING EXIST! G NDSCAPE TO BE V TALIZED WITH N W 1ANTING 2ND LEVEL PARKING LOADING BAYS BELOW (2) PROPOSED STAIR FROM 2ND LEVEL PARKING 3NV1 HSOINIOW LANDSCAPE ISLANDS TO EXTEND BEYOND COLUMNS EXTENT OF 2ND LEVEL PARKING ER STREET u - TALL VE GREEN TO PROVI E REEN WALL' EXISTING LANDSCAPE TO BE REVITALIZED WITH N W LANTING E NG CONCRETE PONY WALL TO BE REMOVED MCINTOSH AVE STRIAN ACCESS TO SIDEWALK NORTH SYMBOL 0 PLANT LIST GTE. BOTANICAL NAME COMMON NAME SIZE CarcichphAIum Katsura Tree Born cal. / 1.Brn stnd 110 Azalea !Menke 'Film Mb' JapaneSe Azalea P3 pot Ilex crenate Japanese 555 53 pot 93 1,141031'0W Wyk.' Ltlyken LaUrel 113 pot 1 Nand. domestica Heavenly Bamboo P7 pot 3 Rosa meMiland Sevillana' Hardy Fran. Rose var. PS pot 2 Spiraea burnaltla frobelli Spirea var. .3 pot loieds "soon. 'Forest Flame' Japanese Andromeda PS pot 5 Taxus media 'Hash' Hick's Yew 1.8m ht. / clip topBsides MON. 1. SpecIfIcatIon as per mast recent BC landssape Standards' and LandSpace Design Inc 'Spec Notes'. 2. r Compost Mulch In Shrub Beds. 3. Landscape AreB9 IrrIgated. NOTE: 8 To 10 Cubic Meters Soil Per Tree Or 'Structural SoliTo Be Provided ••11.011.11.0••••011•111.•••7 ORIMPORIVIIMMINIIMNI LANDSCAPE ARCHITECT SPIRE 11965 FRASER STREET MAPLE RIDGE, B.C. LANDSCAPE PLAN April 23, 2013 1/16,1-0" L-1 MAPLE RIDGE Th -ft r.r. Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2012 -029 -CP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Maple Ridge Community Amenity Program Official Community Plan Amending Bylaw No. 6995-2013 Zone Amending Bylaw No. 6996-2013 Amenity Reserve Fund Bylaw 6997-2013 EXECUTIVE SUMMARY: At the June 11, 2013 Council meeting, the following resolution was passed: That staff be directed to bring forward an Official Community Plan Amending Bylaw, a Zoning Amending Bylaw, and the Amenity Reserve Fund Bylaw to implement Option #3, identified in the Council report, dated June 10, 2013, entitled "Amenity Zoning Study and Albion Area Plan Review" to the next appropriate Council meeting. The purpose of this July 8, 2013 Council report is to bring forward the above Bylaws for First and Second Reading and discuss the implications of each. RECOMMENDATION: 1. That in accordance with S. 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of holding advertised public meetings, posting Official Community Plan Amending Bylaw No. 6995-2013 and related material on the municipal website and it is considered unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the Bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6995-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6995- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Official Community Plan Amending Bylaw No. 6995-2013 and Zone Amending Bylaw No. 6996-2013 be given First and Second Reading and forwarded to September Public Hearing; and 5. That Amenity Reserve Fund Bylaw No. 6997-2013 be given First and Second Reading. [1] 1110 DISCUSSION: a) Background Context: A density review of the northern portion of the Albion Area was first brought forward to Council at the March 19, 2012 workshop in response to several development applications being received requesting an amendment to the Official Community Plan to permit a density increase. At the June 26, 2012 Council meeting, a resolution was passed directing staff to look at the potential to achieve Amenity Contributions in the Albion Area Plan. At the November 27, 2012 Council meeting, a resolution was passed to use the Albion Area Plan boundaries for an amenity contribution pilot project. The November Council report included a consultant's report, prepared by City Spaces and entitled "Amenity Zoning: Analysis and Options". The consultant's report discussed the potential and capacity for Amenity Zoning in Maple Ridge and included a case study analysis, prepared by G.P. Rollo & Associates, of five Maple Ridge development sites. A preliminary list of potential amenities was brought forward in a February 4, 2013 Council report, and a resolution from the February 12, 2013 Council meeting directed staff to present the list at a public open house, which was held on March 13, 2013. The outcomes of the March 13, 2013 public open house were summarized in a Council report, dated June 10, 2013 and a companion Council report, with the same date, discussed a Density Bonus structure proposed for the Zoning Bylaw, along with Amenity Reserve Fund requirements and three options for implementation of an Amenity Zoning program in the Albion Area. Local Government Act, Section 904 As stated in the June 10, 2013 Council report, on the proposed Density Bonus structure, the District's legal counsel has advised that a Density Bonus approach as the most defendable. Subsequently, the attached Official Community Plan Amending Bylaw No. 6995-2013, Zoneg Amending Bylaw No. 6996-2013, and Amenity Reserve Fund Bylaw 6997-2013 have all been reviewed by the District's legal counsel. Density Bonus Structure in Zoning Bylaw Based on the outcomes of the March 13th public open house, the following Density Bonus structure was proposed for specific zones within the Zoning Bylaw. In this structure, the existing base densities of each zone remain the same and the Density Bonus proposed for each are shown in Table 1 below. Table 1 - Albion Area Plan Density Bonus Structure for Zoning Bylaw Albion Area Plan Land Use Designation Corresponding Zone Existing Density Bonus Low Density RS -1d (single-family half -acre lots equivalent to 2023m2) Max lot size equal to RS -1b zone (557m2 single-family lots) Low/Medium Density RS -lb (557m2 single-family lots) Max lot size equal to R-1 (371m2 single-family lots) Medium Density RM -1 (townhouse with floor space ratio of 0.6 times net lot area and max 3 storeys) Max density equal to RM -41 (townhouse/apartment) with floor space ratio of 0.75 times net lot area, max 3 storeys, and underground parking required) [2] 1The RM -4 zone currently permits 2 1/2 storeys in height, however, the maximum 3 storey height shown above for the RM -4 zone reflects the height shown in the draft Zoning Bylaw. Proposed Amenities for Albion Area The public open house outcomes also provided the basis for drafting the Density Bonus component within the RS -1d, RS -lb, and RM -1 zones, and eligible amenities for the Amenity Reserve Fund, which are proposed as follows: • Park construction • Park maintenance • Multi -use trail construction • Multi -use trail maintenance • Civic facility construction, and • Civic facility maintenance Implementation Recommendation from June 10, 2013 Council Report The three implementation options presented in the June 10, 2013 Council report were based on information received from a case studies analysis completed by G.P. Rollo & Associates, dated June 4, 2013, on 10 development sites located within the Albion Area, discussions with City Spaces Consulting and advice received from legal counsel. The option that was recommended in the June 10th Council report, was for a reduced amenity contribution rate that would be applied as follows: 1. All development applications seeking a higher density, through the Density Bonus provisions in the Zoning below, would pay an amenity contribution; 2. The Amenity Contribution would be applied to all of the lots or units proposed for development and not just on the "bonus" lots or units realized; 3. Because the Amenity Contribution rate is applied to all lots/units, described in item 2 above, a reduced rate of $3,100 per lot/unit was recommended (being lower than the $5,100 per lot/unit recommended in the G.P. Rollo & Associates case studies analysis); 4. Development applications not seeking a Density Bonus and using only the base density in the applicable zone do not pay any Amenity Contribution. A key advantage of the above option is that it is easy for the District and developers to understand and apply. At the June 11, 2013 Council meeting, the following resolution was passed: That staff be directed to bring forward an Official Community Plan Amending Bylaw, a Zoning Amending Bylaw, and the Amenity Reserve Fund Bylaw to implement Option #3, identified in the Council report, dated June 10, 2013, entitled "Amenity Zoning Study and Albion Area Plan Review" to the next appropriate Council meeting. [3] b) Estimated Potential Outcomes at Albion Area Plan Build -Out Implementation of a Community Amenity Program in the Albion Area, as discussed above, will provide a more streamlined approach for applicants seeking a greater density than the Area Plan currently permits. It is not known how many applicants may choose the Density Bonus option for future development applications and therefore, it is difficult to put an exact dollar figure on the total Amenity Contribution funds that will be received at build -out. Regardless of how many future Albion Area development applicants choose a Density Bonus option, those who do choose the option will provide new funds for amenities in the Albion Area that otherwise would not have a funding source. Ultimately, the Amenity Contributions received will help to support the Development Cost Charges program, which currently cannot deliver all the amenities that the community desires. As discussed in the June 10, 2013 Council report, if all future development applications in the Albion Area chose a Density Bonus, the estimated result would be 1,452 single-family lots (this does not include townhouse or apartment units), including the bonus lots. The maximum number of bonus lots is estimated to be 280 and the lot yield without any bonus lots is estimated to be 1,172. If an applicant chooses to not pursue a Density Bonus, then no Amenity Contribution will be charged. Note that these numbers are purely estimates and may increase or decrease after more thorough analysis of slopes, water courses and road configurations, which ultimately determine potential lot yield for each development application. c) Official Community Plan Amending Bylaw Up to this point in the process, the proposed program involving Density Bonuses and Amenity Contributions has been labelled as an "Amenity Zoning program". However, in an effort to provide greater clarity around how it may be applied in specific situations elsewhere in the District, the overall program will now be entitled "Community Amenity Program" and this is reflected in the proposed amendments to the Official Community Plan. Amendments are proposed for two separate chapters in the Official Community Plan and these are specifically (attached as Appendix B): • Chapter 2, Growth Management • Chapter 10, Area Plans Chapter 2, Growth Management The proposed Chapter 2 amendments involve adding three policies to establish a Community Amenity Program within the District. This will give Council the flexibility to apply Amenity Zoning in areas outside of Albion, particularly where development applications involve municipal lands and/or proposed changes in land use designation that would result in a significant increase in density. Note that no program specifics will be established for any area other than Albion. Therefore, the lands within the Albion Area Plan boundaries are the only lands where Density Bonus and Amenity Contributions may be applied. [4] Chapter 10, Area Plans Area Plans in General Two policies are proposed in this section to establish: 1) a flexible framework for Council to consider Community Amenity Programs in area planning processes; and 2) that Amenity Contributions received through a Community Amenity Program for a specific area plan will be applied to an amenity in that area only. These policies help set the framework for the specifics of how a Community Amenity Program will be implemented within each area plan. Albion Area Plan Appendix E "Example of Albion Area Plan with Proposed Amendments" (see attached) has been prepared in addition to Official Community Plan Amending Bylaw No. 6995-2013 to help provide a clearer picture of the proposed implementation of a Community Amenity Program in the Albion Area Plan. The changes proposed to the Albion Area Plan for the implementation of a Community Amenity Program are as follows: • The existing policies for the Density Transfer approach will be replaced with new policies that support Community Amenity Program implementation. • The Community Amenity Program policies will establish: o the land -use designations where a Density Bonus option is permitted; o that Council may consider Density Bonuses for Official Community Plan applications seeking a land use designation change for a higher density; and o that a Density Bonus will only apply to lands within the Area Plan boundaries. • Two new policies are introduced that encourage development to proceed in an efficient manner and to identify servicing capacity constraints where necessary, so that ongoing development remains within the District's capacity to provide the necessary supporting servicing infrastructure. • The Albion Zoning Matrix will be amended to identify which land use designations and corresponding zones will permit a Density Bonus option. • Two housekeeping amendments to the Albion Zoning Matrix, as follows: 1) The "Conditions" similar to those in the Zoning Matrix in Appendix C of the Official Community Plan will be added to ensure Official Community Plan policies are applied consistently in each Area Plan zoning matrix (similar to what was done in the Town Centre Area Plan); and 2) The RS -1 One Family Urban Residential zone will be added to the "Residential Low -Medium Density" designation, as this designation currently permits single family lot sizes of 668m2, which is the minimum lot size permitted in the RS -1 zone. [5] The following zones are proposed to be removed from the Albion Zoning Matrix: • SRS Special Urban Residential zone from the "Residential Low -Medium Density" land -use designation, as it is rarely pursued due to the large minimum lot size of 837m2 and it is unlikely there will be any demand for the SRS zone in the future. • CD -1-93 Amenity Residential District from the "Medium Density Residential" designation in order to discourage the use of this zone, as it is redundant to the very similar R-1 Residential District zone. • RM -4 Multiple Family Residential zone from the "Medium Density Residential" designation, as there is currently no demand for the apartment form of development permitted in this zone. Apartment use was the least supported form of development that came out of the March public open house questionnaire. It is proposed that in order to maintain consistency with the densities currently permitted in the "Medium Density Residential" designation, that the density and apartment form permitted in the RM -4 zone be permitted as a Density Bonus to the RM -1 townhouse zone. d) Zone Amending Bylaw The Density Bonus structure is proposed for integration into the Zoning Bylaw through the respective zones where a Density Bonus option will be permitted, being the RS -1d, RS -1b, and RM -1 zones (attached as Appendix C). Within each one of these zones, the existing base density will remain the same and continue to be an option for applicants. Where applicants choose the base density, no Amenity Contributions will be required. The following are proposed for implementation of a Community Amenity Program in the Albion Area Plan: • Definitions for Density Bonus and Amenity Contribution; • Amendments to the RS -1d, RS -lb and RM -1 zones to permit Density Bonuses and Amenity Contribution will be inserted in the Zoning Bylaw; • The following will be identified: o that the Density Bonus and Amenity Contribution apply only to lands located within the Albion Area Plan boundaries; o the list of eligible amenities to be located within the Albion Area boundaries; o the zone that the Density Bonus mimics (for example a site zoned RS -1d will follow the requirements of a RS -1b zoned site through a Density Bonus); o the Density Bonus and amount of the Amenity Contribution, which is applied to all lots/units created on the site; o all other regulations that will be required to ensure appropriate development of the Density Bonus lot configuration or increased unit yield. [6] e) Amenity Reserve Fund Bylaw The creation of an Amenity Reserve Fund is proposed to receive Amenity Contributions through the Community Amenity Program. The Amenity Reserve Fund sets up a structure to ensure that any Density Bonus collections and interest earned on these monies are tracked, used and reported for the purposes intended under the bylaw. The following amenities have been identified for eligible funding through the Community Amenity Program: • Park construction; • Park maintenance; • Multi -use trail construction; • Multi -use trail maintenance; • Civic facility construction; and • Civic facility maintenance. Over time funds collected through Amenity Contributions will result in amenities and associated maintenance costs being included in a future Financial Plan. Alternatively, if the intent is to not have any impact on general revenue, then the Amenity Reserve Fund will need a sufficient amount of funds for maintenance over the long-term. For example, if maintenance costs of an amenity built through the Amenity Fund were to cost $30,000 annually to maintain, then the Amenity Fund would need a balance of $1 million to maintain the amenity in perpetuity. f) Citizen/Customer Implications: As discussed in the June 10, 2013 Council report, in -stream applications that are seeking an amendment to the Official Community Plan for an increase in density are awaiting the outcomes of the Albion Area Plan review. Upon Third Reading of the proposed Community Amenity Program, these applications would be able to proceed through the development approval process and achieve a density increase through the Density Bonus structure proposed in the attached Zoning Amendment Bylaw No. 6996-2013. g) Interdepartmental Implications: Planning will continue to communicate with the Engineering Department on servicing constraints that may impact future development in the Albion Area. Planning will also work with the Finance Department and the Parks & Leisure Services Departments over time to determine what amenities are most appropriately funded through the Amenity Reserve Fund over time. [7] h) Intergovernmental Implications: As required under Section 881 of the Local Government Act, a referral was sent to the School District on June 17th, requesting that the District receive comments by July 17, 2013. To date, no comments have been received. An update on this item will be provided to Council prior to public hearing. Business Plan/Financial Implications: The implementation of a Community Amenity Program in the Albion Area will help to provide the Albion community with the amenities desired by the community (specifically those that are within the mandate of local government). Regardless of how much funds are received by build -out, the Amenity Fund will help to obtain those community amenities sooner with less pressure for a property tax increase. This approach is consistent with Council policy 5.52, entitled "Financial Sustainability Plan" and Policy Guideline No. 6, which states: "The District should strive to produce non-traditional revenues and diversify its tax base" and continues as follows: All departments will make every effort to access external funding opportunities from other levels of government & the private sector. All departments will endeavor to develop partnerships, strategic alliances and co -shared project funding to assist in the reduction of expenditures to the District. An expansion of the tax base, beyond existing ratios, can be used to reduce the general tax rate, increase service levels and/or provide new services. i) Alternatives: Alternatives to the Recommendations made in this report are: 1. Council may direct staff to remove the Density Bonus option from the RM -1 (townhouse) zone and leave the RM -4 (Multiple Family Residential) zone in its current form in the Albion Zoning Matrix under the Medium Density Residential designation; or 2. To not give First and Second Readings to the Bylaws attached to this report. CONCLUSIONS: The proposed Community Amenity Program is a defensible approach according to the District's legal counsel. Amenity contributions received through development applications, wherein a Density Bonus is chosen, will contribute to the eligible amenities, which were selected through input from the Albion community. [8] The proposed amendments to the Official Community Plan include policies that establish a Community Amenity Program within the District beyond the Albion Area pilot project and expansion of this Program will be an available option to Council upon adoption of the attached Bylaws. If the attached Bylaws are adopted, the next steps will involve implementation of the Community Amenity Program in the Albion Area and then an update will be provided to Council on lessons learned in developing this program, so that they can be applied if Council chooses to expand this Program beyond the Albion pilot project area. "Original signed by Lisa Zosiak" Prepared by: Lisa Zosiak Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Appendix B: Appendix C: Appendix D: Appendix E: Appendix F: Albion Area Plan Map Official Community Plan Amending Bylaw 6995-2013 Zone Amending Bylaw 6996-2013 Amenity Reserve Fund Bylaw 6997-2013 Example of Albion Area Plan with Proposed Amendments Map of Northeast Albion [9] sTr )11111r (III J 12rAV. 1 1 AVE. . . 108,\VE. 1- A /"\ IIIIIII_�� Mut A illtxto*DA"" midim6 , 4II 0O 2 • Phhh',I Iii, A AV =111111111EL oo 11 II/j�lllll► ►►IIIIIIIIID*►I 11 Ir ro -114p • ■■1.1 !!!11:11111111 1111111.:1111 `,IIIIIIIII\ = 11 1 IIIIIuwn ®_ -11111a ENE moiiiiiiii 11■IIIIIIIII MEE MEM MEM ®1 1111111111 111111111111111111111111minim! 11 I_II'III!;II ■IIIIIIIIhIIiiilliiiiil _111 =111111 _— -111111E =0 Mom Wok fommipla 111 111 ill IIIII� 11111.1, 1111111 111111111 111111li1111iiiiilhllll m Air 11 ) 1111 111111171 Iliill:l N 01 4 A. 1111111. IIIIIIII 111111. 11111. 111111 IIIIWIIIIII IX A • ►♦ AIM I N.T.S. ALBION AREA PLAN BOUNDARY MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6995-2013 A Bylaw to amend the Maple Ridge Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS, it is deemed expedient to amend the Maple Ridge Official Community Plan Bylaw No. 6425-2006 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 Official Community Plan Amending Bylaw. No. 6995-2013". 2. Chapter 2 Growth Management is amended as follows: a. Sub -section 2.1.2 A Compact and Unique Community be amended by adding the following after policy 2-6: "2-7 Maple Ridge will establish a Community Amenity Program, within areas of the District where Council determines that Density Bonuses and Amenity Contributions will be applied, to provide amenities in a sustainable and economically viable manner. 2-8 The Community Amenity Program will be integrated into the Maple Ridge Zoning Bylaw to identify the conditions under which Density Bonuses will apply. 2-9 Density Bonuses and Amenity Contributions may be considered at Council's discretion for all Official Community Plan and Zoning Bylaw amending applications to help provide a variety of amenities and facilities throughout the municipality." 3. Chapter 10 Area Plans is amended as follows: a. Sub -section 10.1 Area Planning, policy 10-3 be amended by deleting item (f) and replacing as follows: "(f) the consideration of Density Bonuses, as part of a Community Amenity Program, determined by Council, within the boundaries of that Area Plan." 1 b. Sub -Section 10.2 Albion Area Plan be amended as follows: i. 10.2.1 Land Use Designations be amended, as follows: a. A. Residential Designations be amended by adding the following after item 3: "Notwithstanding the above, higher densities may be supportable in compliance with the Community Amenity Program regulations prescribed in the Zoning Bylaw." b. In the sentence after item F. Institutional Designation, delete the number 10.2.7 and replace with "10.2.4". ii. 10.2.2, Residential Development and Density Transfers be deleted up to and including policy 10-8 and the following inserted before the heading Multi -Family Housing and re -number policies 10-9 through 10-13 accordingly: "10.2.2 Residential Development and Community Amenity Program BACKGROUND The Albion Area Plan strives to balance new residential development, the protection of environmentally sensitive areas, and the provision of a range of housing styles to meet diverse housing needs. The Community Amenity Program is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified within the Albion Zoning Matrix, see Section 10.2.4. Within these zones, "bonus" density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Area Plan. OBJECTIVE To support increases in density as a means of providing additional amenities in the Albion Area Plan. POLICIES Albion Area Community Amenity Program 10-4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Residential Low -Medium Density and Medium Density in the Albion Area Plan. 2 10-5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10-6 Where a Density Bonus option is utilized in a multi -family development and the base density is exceeded, an Amenity Contribution is to be applied to all of the dwelling units on the site. 10-7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land -use designation change that would permit a higher density than currently permitted. 10-8 A Density bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. General Development Policies 10-9 Growth in North East Albion (Figure 1) may create a need for Neighbourhood or Village Commercial Centres. Maple Ridge will consider the development of such centres to provide daily convenience needs and services, subject to satisfying Parking Bylaw and Zoning Bylaw requirements, traffic, access, site design, and compatibility with adjacent land uses. 10-10 The sequence of development is to proceed in the most efficient manner, with capital costs and ongoing servicing costs to be minimized. To achieve this, lot consolidation may be required. 10-11 Development applications seeking a land use designation change through an Official Community Plan amendment, to allow an increase in density, will be submitted with an analysis of the existing downstream system to a limit determined by the District. Capacity constraints identified within the existing system are to be resolved prior to additional density being advanced." iii. Sub -section 10.2.6, Village Centre, be amended by re -numbering as Section 10.2.3, Village Centre and re -numbering policy 10-14 accordingly. iv. Sub -section 10.2.7, Albion Zoning Matrix, be deleted in its entirety and replaced as follows: "10.2.4 Albion Zoning Matrix LAND USE DESIGNATION ZONE Residential Low Density RS -1d One Family Urban (half acre) Residential* Residential Low -Medium Density RS -1 One Family Urban Residential RS -1b One Family Urban (medium density)* RT -1 Two Family Urban Residential (6898-2012) R-1 Residential District, Subject to Policy 10.2.1A(2)(a) Medium Density Residential R-1 Residential District R-2 Urban Residential District R-3 Special Amenity Residential District RM -1 Townhouse Residential* RMH Mobile Home District Neighbourhood Commercial C-1 Neighbourhood Commercial Village Commercial C-5 Village Centre Commercial Park P-1 Park and School Conservation Current or proposed zoning would apply Institutional P-1 Park and School P-2 Special Institutional P-3 Children's Institutional P-4 Place of Worship Institutional P -4a Place of Worship Institutional & Educational P-6 Civic Institutional * Density Bonus and Amenity Contribution provisions and details are provided in each of these zones. Conditions: a) This Matrix is to be read in conjunction with the policies and criteria in the Albion Area Plan and Official Community Plan and is not the only source for determining applicable zones; b) All zones corresponding to each land use designation or category may not be appropriate for a specific site, and are not applicable in all areas of the municipality; c) Lot consolidation may be required to meet the minimum lot area, lot width and/or lot depth requirements of the Zoning Bylaw and/or Subdivision Control Bylaw; d) The P-4 Church Institutional Zones would be considered in all Land Use Designations subject to satisfying all requirements of the zone. 77 4 v. Map entitled "Albion Area Plan" receive new title of "Albion Area Plan, Schedule 1" and be moved to end of Section 10.2 after 10.2.4 Zoning Matrix. vi. Map entitled "North East Albion" be added at end of Section 10.2 after Schedule 1. Maple Ridge Official Community Plan Bylaw No. 6425 - 2006 as amended is hereby amended accordingly. READ a first time the day of , A.D. 2013. READ a second time the day of , A.D. 2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. MAYOR CORPORATE OFFICER 5 �1 ■■1.1IIIIIIIIIII 'llllli:1111 IIIIIIIIIII �UIIIIIII\ 11111-_ .�p��® IIID, �111111hmu 111®_ �11111�_ _I1111= ® ®11111111111 ®® mm111111111 Emu 11■IIIIIIIII I 11111111111111 11111111111111 1111111111 IIIIIIIIIIIIII 11_II'InII 11111111111111 IIIIIIIIIilhiilIiiiiil 11111111111 111111111 I���'ll; 11',11 .aiilll IIIIIii11111Iiiiiillillll 111111i!! ■ 111111111W11111 1=® _ = I,'rrQ1111111111111111 b ill LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY L\A N.T.S. ALBION AREA PLAN "SCHEDULE 1" MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE ADOPTED: July 4, 2006 DATE OF LAST REVISION: March 11, 2013 BY: DT I i TTI17 ■II I g1,4 =11 aim 1 IIL �d iri`ACOILill 1 IP' PP -1 I. 1. IIII�F •Ib 441 ._r �1 108 AVE y 4111 IIIIIIIIIQ���IIIII► IIpji111111mT1 O. t‘, 411111 inkf,�I111 ``I/I 410 17-11� it‘��``� t**S 1111 lei_ VIII► ■ s it 1w gir' 1,0 1pl =/jU1 Pry 1111=1 _t►1 •C =�rI/SA 111.1 e im 121Wrt . 1 • %41111 Tv 4 gum "4 IIIIIII6 11 I Th I II gull �_ ®iA ii IIIIIi1 11Tr III ® H 11111' ®®11111111111 ®® l 11111111111111 1111111111111111111111111 iiiiii1� 111111111 ® 1111111111111I11_1111t1I 0711711 :::::111 ® •IIIIIIIIIi1Iiiiliiiiil 1111NIIi1111---llillll w 17/ 9 :11 II ffralb-r _111 ig 111 1111 11 nor I[IIIIIIIIInu::I:J 1111=_ g. ■J 1111111!■ 11111' m — Illllllli^�l nll summit.11 �! a� iil n0� " �1`�muuuuuuu f Mum 4 IIIIW LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION MP PARK INSTITUTIONAL ■ VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S. NORTH EAST ALBION FIGURE 1 f MAPLE RIDGE 8rilish Columbia FIGURE 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jul 3, 2013 BY: DT APPENDIX C DISTRICT OF MAPLE RIDGE BYLAW N0.6996-2013 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6996-2013". Scope: This Bylaw recommends amendments that will permit Density Bonus and Amenity Contributions in specific zones for lands within the boundaries of the Albion Area Plan. 1. PART 2 INTERPRETATION, is amended by addition of the following definitions in the correct alphabetical order: AMENITY CONTRIBUTION - means a financial or in-kind contribution, received by the District for an amenity, in exchange for a Density Bonus. DENSITY BONUS - means permitting a density on a development site, greater than that shown in the corresponding Land Use Designation in the Official Community Plan, in exchange for an Amenity Contribution. 2. PART 4 GENERAL REGULATIONS, is amended as follows: a. Section 402 REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS & STRUCTURES be amended by adding the following after item (12): (13) Density Bonus Amenity Contribution Regulations Density Bonus Amenity Contributions are permitted on properties zoned RS -1d or RS -1b and located with the boundaries of the Albion Area Plan (see Schedule I). Amenity funds received will contribute to any of the following eligible amenities to be located within the Albion Area Plan boundaries: • Park Construction; • Park Maintenance; • Multi -Use Trail Construction; • Multi -Use Trail Maintenance; • Civic Facility/Community Gathering Place Construction; • Civic Facility/Community Gathering Place Maintenance. Density is determined by the area applied to lot size, lot width, and lot depth. A Density Bonus may be applied in exchange for an Amenity Contribution as follows: 1) For the RS -1d zone, the base density is a minimum net lot area of 2,000m2, minimum lot width of 30m, and minimum lot depth of 40m. A Density Bonus is an option in the RS -1d zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 557m2; ii. minimum lot width of 15.Om; iii. minimum lot depth of 27m. c. Zoning requirements consistent with the RS -1b One Family Urban (Medium Density) Residential zone will apply and supersede the zoning requirements for the RS -1d zone. 2) For the RS -1b zone, the base density is a net lot area of 557m2. A Density Bonus is an option in the RS -1b zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 371m2; ii. minimum lot width of 12.Om; iii. minimum lot depth of 24m. c. Zoning requirements consistent with the R-1 Residential District zone will apply and supersede the zoning requirements for the RS -1b zone. 3. PART 6 RESIDENTIAL ZONES, is amended as follows: a. Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS -1, RS -la, RS -1b, SRS, RS -1c, RS -1d, RS -2, RS -3, RT -1, RE, CD -1-93) A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES be amended by adding a row after "Hobby Beekeeping Use (subject to Section 402)" and inserting into the new row as follows: a. Adding "Density Bonus Option (subject to Section 402)" under the "USE" column; b. Adding check marks under the RS -1b column and the RS -1d column. b. Section 602 RM -1 TOWNHOUSE RESIDENTIAL DISTRICT is amended by adding the following at the end of the zone after section 8. Other Regulations: 9. DENSITY BONUS AMENITY CONTRIBUTION REGULATIONS DENSITY BONUS AMENITY CONTRIBUTIONS Density Bonus Amenity Contributions are permitted on properties zoned RM -1 and located within the boundaries of the Albion Area Plan (see Schedule 1). Amenity funds received will contribute to any of the following eligible amenities to be located within the Albion Area Plan boundaries: • Park Construction; • Park Maintenance; • Multi -Use Trail Construction; • Multi -Use Trail Maintenance; • Civic Facility/Community Gathering Place Construction; • Civic Facility/Community Gathering Place Maintenance. Intent: This Density Bonus provision provides for a density that is consistent with the RM -4 zone. 1. Despite Section 602.5 "Density", the floor space ratio may be increased to not more than 0.75 times the lot area, thereby incurring a Density Bonus, if an Amenity Contribution per unit is provided. Where the resulting site density exceeds a floor space ratio of 0.6, an Amenity Contribution of $3,100 per unit will be required and be payable upon issuance of the Building Permit. 2. If using a Density Bonus, as described in 602.9(1) above and despite Sections 602.1, 602.3, 602.6, and 602.7 and 602.8 the following regulations shall be applied instead: Principal Uses 1. apartment residential use; and 2. townhouse residential use. Lot Dimension No lot shall be created less than 1115m2 in area. Lot Coverage Unenclosed off-street parking shall not occupy more than 2% of the area of the lot. Setbacks 1. Minimum setbacks for principal buildings and structures for apartment residential use, townhouse residential use and accessory buildings and structures shall not be less than: (a) from a front lot line 7.5 metres (b) from a rear lot line 7.5 metres (c) from an interior side lot line 7.5 metres (d) from an exterior side lot line 7.5 metres 2. Minimum setbacks for accessory off-street parking located within a structure, as described in item 1 "Other Regulations" below, shall be sited not less than: (a) from a front lot line 3 metres (b) from a rear lot line 1.5 metres (c) from an interior side lot line 1.5 metres (d) from an exterior side lot line 3 metres Height 1. No principal building or structure shall exceed a height of 11 metres. 2. No accessory building or structure shall exceed a height of 4.5 metres. Other Regulations 1. Accessory off-street parking, except for that provided as visitor parking, shall be located within a structure all parts of which are 0.8 metres or less above the average finished grade of the site and which are landscaped and integrated to become a useable part of the yard area. 2. At grade visitor parking areas shall be bounded by a landscape screen of not less than one metre in height. 2. Useable open space shall be provided on the lot for each unit contained in an apartment and townhouse building, based on the following ratio: (a) 45.0 m2 for each 3 or more bedroom unit; and (b) 30.0 m2 for each unit with less than 3 bedrooms. 3. A common activity area or areas shall be provided on the lot on the basis of 5.0m2 for each unit. This area may form part of the useable open space requirement. 4. An apartment residential and townhouse residential use shall be permitted only if the site is serviced to the standard set out in Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. 4. Add "SCHEDULE I" ALBION AREA PLAN BOUNDARY after "Schedule H, Town Centre Boundary and Port Haney and Fraser River Waterfront Area". Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly. READ a first time the day of , A.D. 2013. READ a second time the day of , A.D. 2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. MAYOR CORPORATE OFFICER J de Ski i 112—AVp. HILI Il• 1101 AVE. 11\ 108 AVE, � /"\ oo 11 I► it‘ OA 4Nt* 40 "1I 14�,II�► AV J I II I 111111111111 ouuuunv� 0111440 It* St S4k. dill IIb or, a I. ota. iv 4 imat 4. i. / 4,&i `�v :dill AM N® 1 -®� ,_1-® IIIIIt, �Tf1 TT111111 ® 111111- ___III%®®i uuuuu II WMu 111111111111111111111111 1111111111111 I1 I_II'IU! II ■11111111111hii11iiiiil 11111111111111111111 11111111111Iiiiiilldlll m 1111111111 1111 111111 111 IIIIIIIa�I 1NtBE _111 1111- -Q I®U� d:J .111111plllll� = -—Illlhi!!■ — j III11111G!1IIII �O 1111111111//� ISE �= =� ^' iil�pp01111111111111111w ` V i.0 wsw /111111/ IIIIIIII 1111111 1111111 111111 111111 • A • • 0.0 akv i 1111 i ri • ►♦ Atm N.T.S. ALBION AREA PLAN BOUNDARY MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT BYLAW NO. 6996-2013 SCHEDULE "1" DATE: June 28, 2013 BY: DT APPENDIX D DISTRICT OF MAPLE RIDGE BYLAW NO. 6997-2013 A Bylaw to establish an Amenities Reserve Fund in the Albion Area WHEREAS, Council may establish a reserve fund for a specific purpose. AND WHEREAS, Council has endorsed a community amenity program and amendments to the Official Community Plan and Zoning Bylaw which identify various amenities which may be provided with contributions made for Density Bonuses. NOW THEREFORE, The Council of the District of Maple Ridge ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Albion Area Amenities Reserve Fund Bylaw No. 6997-2013". 2. There shall be and is hereby established a reserve fund to be known as Albion Area Amenities Reserve Fund. 3. Amenity contributions made for Density Bonuses under the Zoning Bylaw shall be deposited into the Amenities Reserve Fund. For administrative purposes, separate accounts may be set up for different types of amenities as detailed in the Zoning Bylaw, and the Council may determine from time to time the allocation of amenity contributions as among the separate accounts. 4. Funds from current revenue, from General Revenue Accumulated Surplus, or as otherwise provided, may also be deposited into the Amenities Reserve Fund. 5. Interest earned from the money deposited in the Amenities Reserve Fund shall accrue to the Amenities Reserve Fund. 6. Money in the Amenities Reserve Fund shall only be used to provide amenities in the Albion Area as detailed in the Zoning Bylaw. READ a first time the day of 2013 READ a second time the day of 2013 READ a third time the day of 2013 RECONSIDERED AND FINALLY ADOPTED the day of 2013. PRESIDING MEMBER CORPORATE OFFICER 10.2 Albion Area Plan The following policies are adopted to guide development within the Albion urban area. 10.2.1 Land Use Designations The land use designations characterize the future land use that the District would like to see over the over twenty years or more to achieve orderly growth and development in the community The following land use designations are identified on the Albion Area Plan: A. Residential Designations 1. Residential Low Density corresponds with single family detached residential development at a low density urban standard with lot sizes at 2000 m2 (half acre). 2. Residential Low -Medium Density corresponds with single detached or duplex housing with lot sizes ranging from 891 m2 (9590 ft2) to 557 m2 (5996 ft2). 6898-2012 a) notwithstanding the above, a minimum parcel area of "371m2 (3993 ft2)" is only permitted for the properties located at Lot A Section 15 Township 12 New Westminster District Plan 22387 and Lot 1 Section 15 Township 12 New Westminster District Plan 7709. 3. Medium Density Residential allows for a range of housing styles and densities, including smaller lot single detached housing, townhouse and duplex dwelling units. Notwithstanding the above, higher densities may be supportable in compliance with the Community Amenity Program regulations prescribed in the Zoning Bylaw. B Neighbourhood Commercial Designation This designation is intended to provide daily convenience shopping and services to neighbourhood residents within walking distance to the commercial centre. C Village Commercial Designations This designation is intended to provide for convenience shopping and personal services to residents of surrounding neighbourhoods in a compact village form. Maple Ridge Official Community Plan Chapter 10, Page 1 Bylaw No. 6425-2006 APPENDIX E MAPLE RIDGE D Park Designation This designation identifies the location of existing or future municipal or Regional park sites. E Conservation Designation This designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geologic sensitivity. F. Institutional Designation This designation identifies lands for present or future use as civic or public use and includes school and/or park sites. The corresponding zones for these designations are outlined in Section 1 10.2.7 10.2.4 Zoning Matrix. Maple Ridge Official Community Plan Chapter 10, Page 2 Bylaw No. 6425-2006 MAPLE RIDGE ►a q r. 1m MAP REMOVED AND REPLACED WITH VERSION ENTITLED "ALBION AREA PLAN, SCHEDULE 1". 114__- 4I'P4 r Mmo` 111114►� :ume u •••i:::MI MI p1 X111 1111 1111111 I. _ ME_nni _ I1II ani - 't r1• fP !I r�.•n`T^PTV SII II': U'II III'I'IQ 102 AVE. • I LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION - PARK INSTITUTIONAL - VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY L\, N.T.S. ALBION AREA PLAN MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE ADOPTED: July 4, 2006 DATE OF LAST REVISION: July 20, 2011 BY: DT Maple Ridge Official Community Plan Chapter 10, Page 3 Bylaw No. 6425-2006 10.2.2 Residential Development and Community Amenity Program BACKGROUND Residential development in Albion must balance objectives, which includes protecting environmentally sensitive areas, and providing a range of housing styles that are compatible yet flexible enough to meet diverse housing needs. To protect environmentally sensitive areas, the land base is identified as either the "buildable" area or the "unbuildable" area. The "buildable" area is those lands or those portions of a site that are considered suitable for development. The "unbuildable" area is defined as those lands designated Conservation due to environmental sensitivity, or lands identified as having sensitivity based on on site ground truthing during a site development phase. For this r ason, "unbuildable" ar as arc Under certain conditions, properties that have a percentage of land designated Conservation may have subdivision potential. Current zoning will be respected, and if parcel areas are of sufficient size, can be serviced appropriately, and are suitable to build upon, a property may be subdivided on this basis. Proposed lots, or buildings, must be able to meet minimum Zoning and Subdivision and Development Servicing requirements, and must be able to meet all other Provincial and Federal requirements. Property owners wishing to rezone their properties may be able to get credit for conservation dedication that could be transferred to the "buildable" portion of the site. The credit or density transfer would be set at a maximum of 2.5 units per net hectare of environmentally sensitive land. The owner may get consideration for one or the other "development potential," (by rezoning or by using existing zoning) but not both, and may only use the available potential on the same legal parcel. The lands available for density transfer must be entirely with the Urban Area Boundary. The Approving Officer may deny any request. The purpose of density transfers is to concentrate development away from environmentally sensitive areas, take advantage of natural features, utilize land more efficiently, or provide open green space. While this policy might allow for some parcels of higher density in the "buildable" area, these permitted higher density areas should not be placed adjacent to areas of high environmental sensitivity. Density transfers are only supportable if the resulting form, character and density of the project is compatible with the surrounding neighbourhood. For this reason, the maximum number of calculated Maple Ridge Official Community Plan Chapter 10, Page 4 Bylaw No. 6425-2006 units based on Density Transfer policies may not be realizable given neighbourhood context. To balance these objectives, the Density Transfer policies are accompanied by Housing Compatibility policies. The Albion Area Plan strives to balance new residential development, the protection of environmentally sensitive areas, and the provision of a range of housing styles to meet diverse housing needs. The Community Amenity Program is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified within the Albion Zoning Matrix, see Section 10.2.4. Within these zones, "bonus" density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Area Plan. OBJECTIVE To balance the protection of environmentally sensitive lands while ensuring flexibility and compatibility of housing styles within needs. To support increases in density as a means of providing additional amenities in the Albion Area Plan. POLICIES encouraged within a range of compatible densities and housing forms. While predominant housing forms within an area should be consistent with its designated densities, the following could be permitted as a density transfer: a) Residential Low Density single detached housing with average lot sizes of 2000 m2 (half acre) may include some single detached housing with lot sizes of 668 m2 (7190 ft - b) Residential Low Medium Density includes ground oriented detached single detached housing neighbourhoods with lot sizes of 668 m2 (7190 ft2), and may include some proportion of ground oriented attached family housing, such as townhouse forms. c) Medium Density areas of ground oriented attached family housing may contain some low rise apartments where Maple Ridge Official Community Plan Chapter 10, Page 5 Bylaw No. 6425-2006 suitable for environmental protection or for provision of greater green space. 10 5 Density transfers of 2.5 dwelling units per net hectare of unbuildable lot area may be considered for the buildable the resulting level of residential density. The density transfer does not apply to conservation lands outside of the urban area boundary. 10 6 The clustering of dwelling units at compatible densities may be supported on the buildable portion of a site if the following conditions exist: b) the average site cross slope is over 10%; c) the site contains significant natural physical, biological or cultural features or functions; • incompatible uses; c) where the site offers view opportunities or requires view protection; f) when the site has unique servicing constraints. 10 7 The resulting densities, form and character should be compatible with the surrounding neighbourhood. 10 8 Additional density should be distributed throughout the site, away from areas of high environmental sensitivity, although clustering of denser residential units is possible when the development siting and building mass and form is compatible with surrounding land use. Albion Area Community Amenity Program 10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Residential Low -Medium Density and Medium Density in the Albion Area Plan. 10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10 - 6 Where a Density Bonus option is utilized in a multi -family development and the base density is exceeded, an Amenity Contribution is to be applied to all of the dwelling units on the site. Maple Ridge Official Community Plan Chapter 10, Page 6 Bylaw No. 6425-2006 10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land -use designation change that would permit a higher density than currently permitted. 10 - 8 A Density bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. General Development Policies 10 - 9 Growth in North East Albion (Figure 1) may create a need for Neighbourhood or Village Commercial Centres. Maple Ridge will consider the development of such centres to provide daily convenience needs and services, subject to satisfying Parkin Bylaw and Zoning Bylaw requirements, traffic, access, site design, and compatibility with adjacent land uses. 10 - 10 The sequence of development is to proceed in the most efficient manner, with capital costs and ongoing servicing costs to be minimized. To achieve this, a lot consolidation may be required. 10 - 11 Development applications seeking a land use designation change through an Official Community Plan amendment, to allow an increase in density, will be submitted with an analysis of the existing downstream system to a limit determined by the District. Capacity constraints identified within the existing system are to be resolved prior to additional density being advanced. Multi -Family Housing 10 --129 The siting, form, character and massing of multi -family residential development and their areas for parking, storage and landscaping should be designed to facilitate orderly development of the area and to be compatible with single family residential developments. 10 - 40-13 Multi -family housing should be provided with appropriate amenities to enhance the character of development. 10 -1-1-14 The siting of development and construction techniques employed should avoid impacts to watercourses, reduce the risk of erosion in the area, minimize visual disruption to the neighbourhood and protect the visual character of the landscape. 10 - 4-2-15 Natural vegetation should be retained where possible to enhance the character of the area. Significant treed slopes or Maple Ridge Official Community Plan Chapter 10, Page 7 Bylaw No. 6425-2006 1 natural vegetation will need to be retained in order to minimize disruption to watercourses and to minimize erosion. Geotechnical assessments may be required. 10 - X16 Development in the Albion Area is subject to the Natural Features policies of the Official Community Plan. Multi - Family and Intensive Residential Development must also adhere to the Design Guidelines detailed in Section 8 Development Permit Guidelines. 10.2.6-3 Village Centre The Albion area contains a village commercial centre which will be implemented by a Village Centre Commercial (C-5) Zone. The commercial area will be encouraged to incorporate a building form that is street -front oriented, pedestrian friendly, and to accommodate apartments above commercial space. The traditional shopping centre development form with large expanses of parking will not serve the village centre function. POLICIES 1 10 - x-417 The siting and form of commercial buildings and areas for parking and storage should facilitate orderly development and ensure the area presents a coherent image identifying a pedestrian oriented village centre that appropriately integrates adjacent residential uses. Village Commercial Development must also adhere to the Design Guidelines detailed in Section 8 Development Permit Guidelines. Maple Ridge Official Community Plan Chapter 10, Page 8 Bylaw No. 6425-2006 MAPLE RIDGE LAND USE DESIGNATION Z * Residential Low Density RS 1 d One Family Urban zone (half acre) Residential * Residential Low Medium Density SRS Special Urban Residential RS lb One Family Urban (Medium Density) Residential RT 1 Two Family Urban Residential 6898 2012 R 1 Residential District, Subject to Policy 10.2.1A(2)(a) * Medium Density Residential R 1 Residential District R 2 Urban Residential District CD 1 93 Amenity Residential District R 3 Special Amenity Residential District RM 1 Townhouse Residential RM '1 Multiple Family Residential RMH Mobile Home District Neighbourhood Commercial C 1 Neighbourhood Commercial Village Commercial P 1 Park and School Conservation Institutional P 1 Park and School P 2 Special Institutional P 3 Childrens Institutional P '1 Place of Worship Institutional P 'la Place of Worship Institutional & Educational P 6 Civic Institutional * Other zones may correspond with the Residential Land Use designations where a density transfer has been applied, subject to Section 10.2.2 Residential Development and Density Transfers. Maple Ridge Official Community Plan Chapter 10, Page 9 Bylaw No. 6425-2006 10.2.4 Albion Zoning Matrix LAND USE DESIGNATION ZONE Residential Low Density RS-ld One Family Urban (half acre) Residential* Residential Low -Medium Density RS -1 One Family Urban Residential RS -lb One Family Urban (medium density)* RT -1 Two Family Urban Residential 6898-2012 R-1 Residential District, Subject to Policy 10.2.1A(2)(a) Medium Density Residential R-1 Residential District R-2 Urban Residential District R-3 Special Amenity Residential District RM -1 Townhouse Residential* RMH Mobile Home District Neighbourhood Commercial C-1 Neighbourhood Commercial Village Commercial C-5 Village Centre Commercial Park P-1 Park and School Conservation Current or proposed zoning would apply Institutional P-1 Park and School P-2 Special Institutional P-3 Children's Institutional P-4 Place of Worship Institutional P -4a Place of Worship Institutional & Educational P-6 Civic Institutional * Density Bonus and Amenity Contribution provisions and details are provided in each of these zones. Conditions: and criteria in the Albion Area Plan and Official a) This Matrix is to be read in conjunction with the policies Community Plan and is not the only source for determining applicable zones; b) All zones corresponding to each land use designation or category may not be appropriate for a specific site, and are not applicable in all areas of the municipality; lot area, lot width and/or lot depth requirements of the c) Lot consolidation may be required to meet the minimum Zoning Bylaw and/or Subdivision Control Bylaw; in all Land Use Designations subject to satisfying all d) The P-4 Church Institutional Zones would be considered requirements of the zone. 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ALBION AREA PLAN "SCHEDULE 1" MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE ADOPTED: July 4, 2006 DATE OF LAST REVISION: March 11, 2013 BY: DT --,--.I rnimT 1.'I �I=" 1111 oin Ihsua I IP' 1 ._r �1 108 AVE P11 lax .111 011 Amid m.6mAgill 101 AP jrt_ Ib s 111111111II/1111111► 1'111111=1E11 %VII4 I � II p. i wo s4 6, ; : . z -oats Is i. �, aw 1111,,,' �,';::i '1. 111.1 *���`�l- 121W7rt-ill il _ 4_ IIIII.1AN y A 0111 "4 11111111 I I I Th I II .11111a ,____ )_-mramtniA ii 111101= IIIIIIIIIII MTh- nIIIII ®11111' ®®11111111111 ®® l IIIIIIIIIIIII] 1111111111111111111111111 1111111 111111111 ® 111111111111111 11_11 iiiti1 f''II'Ij iiii111® ® •IIIIIIIIIIIIiiiii iiiil 'ankh ffralb-r _111 ig 111 1111 11 nor I[IIIIIIIIIDE El,' 1_ g. ■J Illllli!■ 11111' g - Illllllli^�lnll iil n0� " 11`0muuuuuuuvv _.1. 9 :111= 11 II IIIIW LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION MP PARK INSTITUTIONAL ■ VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S. NORTH EAST ALBION FIGURE 1 f MAPLE RIDGE 8rilish Columbia FIGURE 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jul 3, 2013 BY: DT MAPLE RIDGE Prrun lulvnhi� TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: July 8, 2013 and Members of Council Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: Black Sheep Pub - Liquor License Application - Increase in Seating Capacity EXECUTIVE SUMMARY: The Liquor Control and Licensing Branch (LCLB) have received an application from the Black Sheep Pub at 12968 232 Street for an increase in their seating capacity. The purpose of the increase in seating capacity is to provide service to a wider number of their customers. All other conditions of their licenses will remain the same. One of the considerations utilized by the LCLB in reviewing an application for occupancy increases of 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. The Black Sheep Pub is located in an area boarding single family residential properties. Recent amendments to redesign the retail store and parking facilities on site have almost doubled the parking available on site, plus there are 13 parking spaces under covenant to the District on the property directly across the street on Dogwood Avenue. In total this provides 73 parking spaces onsite including 3 parking spaces for the retail store. The parking requirement under the Off Street Parking Bylaw for 213 seats is 53 parking spaces and the proponents have more than satisfied this requirement by providing 73 parking spaces. For this reason this report recommends that the increase in seating capacity be supported. RECOMMENDATION(S): 1. That Council support the application by the Black Sheep Pub at 12968 232 Street Maple Ridge for an increase in their seating capacity as an amendment to Liquor License No. 213427, the existing Liquor Primary License based on the information contained in the Council report dated July 8, 2013. 2. That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in accordance with the legislative requirements. DISCUSSION: a) Background Context: On August 27, 2012, the owners of the Black Sheep Pub made their original application for a seating capacity increase to provide service to a wider number of their cliental. That application was not supported by Council due to parking issues raised by the residents and the information sent to the Liquor Control and Licensing Branch (LCLB). The LCLB reviewed the file and in turn denied the application for an increase in seating capacity. Page 1 of 4 On January 13, 2012 the Black Sheep Pub through the Liquor Control and Licensing Branch submitted a License Primary Structural Change application to increase the seating capacity from 155 to 213 seats (Appendix 1). The same number as their application in 2012, a copy of approved total occupant load attached as Appendix 11. The Black Sheep Pub has also made a recent structural alteration to their building on site and also increased the parking on site by almost double. There are also 13 parking spaces under covenant to the District from the property across the street on Dogwood Avenue that is strictly restricted for the use of the Black Sheep pub cliental only. 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 and the business has a current and valid Business Licence. The premise in question is fronted in the 12900 block of 232 street and is primarily surrounded by residentially zoned and utilized property. The attached map (Appendix 111) 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 change to the establishment operations as a result to the proposed change to the Liquor Primary License at this particular location. Part of the process requires Council to gather views of the residents who may be affected by the establishment of the liquor primary license in their neighbourhood. In following the public input requirement, on June 11, 2013, 130 letters were sent to owners and occupants of property within approximately 300 metres of the subject site with the vast majority of the recipients being residents, one showing as a registered company, one parcel owned by the School District and one parcel owned by the District of Maple Ridge. None of the correspondence was returned by the Post Office. There were two responses to the 130 letters sent to surrounding property owners and occupants, both not in favour of the request. For Council reference, the responses are attached to this report as Appendix IV. The District also posted a public notice on our corporate website and in three separate editions of the local newspaper (June 19, 21 & 26). There was one telephone enquiry in response to this advertisement for the purpose of seeking clarification on whether or not they could respond to the District's website and they were informed this was an approved type of response. Although our records show a response on this topic was not submitted through the website on this issue. Notwithstanding the few responses received, it is acknowledged that residents in the area have previously raised concerns regarding the interface of the pub with the adjoining residential neighbourhood. The residents in the area have voiced concerns previously about the imposition caused by non-residents parking and the detriment to the neighbourhood. These residents have been offered Residents Parking Only in their area however they were unable to obtain 65% support required under the Policy in order to this process. 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 to satisfy and meet municipal parking requirements for this proposed additional use. There is also additional parking on a private property owned by the same owners across the street from the existing pub that contains Page 2 of 4 additional space for vehicles. A covenant is in place to preserve these spots for use by the Black Sheep Pub. There is currently no time limited parking on the street in the area. Private property lot sizes are large with ample private off street parking availability. Recently Council adopted a policy for residential permit parking. In 2012 the residents on Dogwood Avenue went through the process identified in the policy but the required majority did not support residential permit parking. A review of whether residential permit parking on the portion of Dogwood Avenue, closest to the Black Sleep Pub, is supportable will be considered in the coming weeks. The three closest liquor primary licensed premises to the subject property are: • The Ranch Pub & Grill - 21973 132 Ave • Witch of Endor Pub - 22648 Dewdney Trunk Rd • The Wolf Bar - 22336 Lougheed Highway The Black Sheep Pub was originally established in at least 1979 (according to the LCLB) it may be earlier. The LCLB states that there have been no citations or warnings written against this facility under the Liquor Control and Licensing Act. It is located in an area boarding single family residential properties. As a result, while there is more than adequate parking on and off site provided for the pub operation, if there is a need for a future review of the enforcement of the parking in the area and the installation of signs relating to parking the Bylaw Department will conduct such a review. b) Desired Outcome(s): That Council does support the application from the Black Sheep Pub to increase their seating capacity as requested. c) Intergovernmental Issues: Both local government and the provincial government have an interest in ensuring that liquor regulations are followed and that licenses establishments listen to the needs of the community. d) Citizen/Customer Implications: The review of this application has taken into consideration the potential for concerns from surrounding properties in terms of parking, traffic and noise generation as well as the proximity of schools 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 and provide conditions to the approval in the form or recommendations to forward to the LCB. Page 3 of 4 CONCLUSIONS: That Council pass the necessary resolution supporting the application from the Black Sheep Pub as submitted based upon the staff findings set out in this report. "Original signed by E.S. (Liz) Holitzki" Prepared by: E. S. (Liz) Holitzki Director: Licences, Permits and Bylaws "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng General Manager, Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Office /Ih Attachments: Appendix I - License Primary Structural Change application Appendix II - Approved total occupant load Appendix III - Map of subject property and surrounding area Appendix IV - Resident responses Page 4 of 4 t,iiOREGEiv i),f�SING { APR 2 5 V_ICTORIA: BLEPrimaryLiquorPrimary or and Club BRITISH -..__ � COLUMBIA Structural Change Application Liquor Control and Licensing Form.LCL13 012a APPENDIX I INSTRUCTIONS: Complete all applicable fields then submit with payment as outlined in Part 8 of this application form. You may complete this form online, then print. • If you have any questions about this application, call the Liquor Control and Licensing Branch (LCLB) toll-free at: 1 866 209-2111 LCLB forms and supporting materials referred to in this document can be found at: www.pssg.gov.bc.ca/Ic(b Licensee Information Licensee name (as shown on licence]: IBeta Enterprises Ltd. Licence # affected: I C. =)) r, \-- Establishment name (as shown on licence]:IBlack Sheep Pub and Grill Establishment Location address: 112968 - 232 Street (as shown on licence) Street Business Tel with area code:1604-618-0119 Business e-mail: lblacksheeppub@telus.net Business Mailing address: 112968 -'232 Street (il different from :above) Contact Name:IWong / Bing 'Maple Ridge IBC 1V2X 6V2 City Province Postal Code Business Fax with area code:1604-682-6696 Street 'Maple Ridge last / first / middle City IBC 1V2X 6V2 Province Postal Code Contact number:1604-618-0119 Type of Change Requested Please check El appropriate box(es) below: Sub- Job Number Office Use ONLY 1. r New Outdoor Patio: see Part 1 Outdoor Patio (C3 -LIC) 2. This section is for golf courses only. Structural - no capacity change (Golf Kiosk/take-out) (C4 -LIC) r. A Kiosk r Take-out Window E Beverage Cart Service (one cart permitted per 9 holes) r Playing Area of the golf course to allow liquor service from the interior LP liquor service bar. Structural no capacity change ,(Golf Cart) (C6-L1C) 3. Ix Structural Alterations/Renovations Qt Addition of New Licensed Area or Removal of an Existing Licensed Area: see Part 3 Structural -capacity change (C3-L1C) Structural - no capacity change (C4 -LIC) LCLd012a. (Last updated 21 August 2012) 1 of 6 Application for Structural Change PART 2: Golf Courses Only - Licensing the Playing Area Applies to: Golf courses with a Liquor -Primary or Liquor -Primary Club Licence, Fee: $440 (each) For all changes, including Beverage Cart (C6), please provide a map of the entire golf course.that identifies the following: F. Label the holes (1-9 or 1-18 as applicable) / I- Label any road ways (public or private) that may divide the golf course playing are g..(as applicable) (� Label the location of any existing licensed areas that fall under an LP or FP Os applicable) Label the parking area, club house, other businesses and any other exterr41 buildings on the playing area of the golf course. Note:' Putting green and driving ranges are not permitted to be licns'ed. For Take-out Window (C4), also provide: E. Provide interior floor plan layout detailing the location f ttie take-out window and where liquor will be served, Note: The take-out window must be in a location such that patrons do not have to walk through a food primary licensed area in order to access the window AND that is sufficiently close to the golf course so that patrons do not walk through an unlicensed area with their liquor in order to access the golf playing area. LIQUOR GONTROL & LICENSING I— if the window is an existing structure, pr9Vide a recent photo of the interior and exterior area. RECEIVED C4 - LIC C6 - LIC For Kiosk (C4), also provide ,f f Detail the exact location of the kiosk(s). APR 2 5 2013 I— If the kiosk is an existing s.t cture; provide a recent photo of the interior area and exterior area. VICTORIA BC For Playing Area only (rho kiosk, beverage cart, or take-out window) (C6), also provide: E Identify any untie sed interior or exterior areas between the interior LP liquor service bar and the playing area. Note If applying for just the playing area to be licensed, there must be an interior LP licensed area with a.liquor service bar located within t)Ll red -lined area ...Also complete. Parts 7 and 8 Fee: $440 PART 3: Other Structural Alterations/Renovations or an Addition of a Licensed Area or Removal of an Existing Licensed Area (Not construction ornew patios) Please check O) fAlteration Ix Addition 1T Removal r; Other (please detail in the box below) IX. Describe the proposed alterations or addition, including the general construction proposal, e.g. if exits will be added, full height or pony walls to be removed or added, a change to the bar location, wash,rooms,etc. C3 - Cap Ch. C4 - No Cap Ch, The licensee has previously submitted a structural separate structural change application to move the LRS to new store connected to the Liquor Primary establishment. This application proposes to Increase the size and capacity of the pub by approximately 836 square feet into the area that was previously the LRS area. The pub capacity will increase from 158 to 213. Provide the following: I One 11" x 17" and one 8.5".x 11" floor plan detailing furniture layout of the entire establishment The occupant Toad of the establishment and proposed patio.area(s) must be marked/stamped ON the plans by fire or building authorities. An alternate qualified architect or design professional may be used in locations where fire and building authorities do not have jurisdiction to provide an occupant load. Written consent must be provided by local government/First Nations. B. Occupant load for all new areas, as determined by building or fire authorities on the submitted plans:1213 IMPORTANT: If the alteration or addition results in an increase to your current occupant load, see "Licensee Responsibilities" in Part 4. -- ----� A, Current total of all licensed areas (as shown on the liquor licence):I158 ...Also complete Parts 7 and 8 LCLB012a 3of6 Application forStruetural Change C 0 co 0 PAVED SIDEWALK a C❑O .uea WR. FIMPLILC a pGSTING 0 PUB 0 REC1.1.Axa APR•I5 . rvtn al][Lnit . E1rT t .K}(L 3� CC.... ar --7-i PAVEDEOBRIALK 1:71 '+.Ciii 0004ER ROOM Lam. F.• 11 rtil- •-- 925. 77 714- 15r -Lr• 01717t 4 C TOTAL OCCUPANT LOAD ?I� PATRON OCCUPANT LOAD BPI -1-114 76 APR d52ai3 ssuar aar,? WI j £i IND PAVESSIGcWNJt VYv .�� �, MAIN FLOOR PLAN SCALE VL :.1'-0' FORTH `rJ TpC • J.-1:en Fr ,. rn z a • 1a c.///\ /A n —N-- ■ EMI ii ■■ ■E ■. ■■ :Winn IN ►1111► E m ■ Elm ri�i�i IIII IIIL_ Primary Selected BLACKSHEEP 2013 May 30, 2013 Number of Selected Parcels: 82 Number of Property Records: 141 Number of Owner Records: 12, Create Occupant Labels?: YE Improvement Threshold : $10,000 Labels for local owners/occupants only : YES Liz Holitzki APPENDIX IV From: Ceri Marlo Sent: Tuesday, June 18, 2013 12:06 PM To: Liz Holitzki Subject: FW: Public Notice - Liquor Primary Licence Application - Black Sheep Pup Ceri Marlo Manager of Legislative Services & Emergency Program From: Karin Rapp [mailto:malsehen@shaw.ca] Sent: Tuesday, June 18, 2013 12:00 PM To: Mayor Council and CAO Users List Subject: Public Notice - Liquor Primary Licence Application - Black Sheep Pup To our mayor and the council of Maple Ridge We received your letter with a public notice only 2 weeks before deadline, WHEY? The pup is under contraction since 3 years. Why giving out a permit without asking us long before??? BUT I am not support the extended seating capacity for the pub unless parking is made available on private property Unfortunately, I feel effected by this application. There is not enough parking available at this time where the extension building is not even open. The pup is a meeting place where you meet relatives, friends and neighbors. You are not in and out like in a shop but staying for hours. In summer when the campground is in use people are coming also, either to avoid a raining evening or to meet people from town. By special events they are already parking in our alley and how often do we have to collect soda- and beer cans? The pup owns a property across the street, which is today not enough. Now there are 55 seats more that mean at least 30 cars more; how could they ever get the permission for extending? We already are feeling the pressure of the poor parents who bring their children to the Yennadon School. They park here in 129th Avenue and escort the children to school because there is not enough room to park. How often do I have problems to get out of here? We pay $6.000 property tax to smell the fat of burned french -fries oil and listen to the noise from the cars when the patrons of the pup drive home at midnight and later. And this on top of the noise from the sirens of the ambulance, rescue, and fire trucks which are passing by to reach Silver Valley, Rock Village, Maple Ridge Park and the Campgrounds. Dear mayor and councils, you put more and more houses into Maple Ridge and taking away parking areas. We have no park and ride area at the bus terminal behind Haney Place Mal and Target is expending too taking away parking places. By making parking spots smaller you are not winning any more parking because trucks and larger cars are taking two parking spots. 1 Truth is, we need more parking and more Streets!! Anton and Karin Rapp 12888 — 231 St Maple Ridge BC V2X 0M5 2 RECEIVED AT RE,CEPTTON DESK JUN 2 8 2013 /;SPm P ozed -////e-,;//, 0 (*k ci,o/pce a& ae /3 6)-7/1- ()e, led ab -44e/2,4 zezkoz ,i2e/t ://te (1ALuife CA, c%�ia� �Z (a00/PL-/amd t"( -)60 -eq/ (23R5-0 - (3-51-4, aef 7e(4( C_ aa. MAPLE RJDI3E ..-■�riaw Giarw District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FROM: Chief Administrative Officer MEETING: CoW SUBJECT: WildSafe BC - Bear Aware Strategy Implementation EXECUTIVE SUMMARY: Over the past two years strategies have been identified to address human-wildllife conflicts. WildSafe BC (formerly called Bear Aware), sponsored by the District of Maple Ridge and Ridge Meadows Recycling Society, have been implementing a number of those strategies. A strategy that is being implemented across the region and the Province is regulating the hours that garbage containers can be placed for pick-up. Many municipalities including the neighbouring Pitt Meadows and Mission require that garbage containers be placed for pick-up in the morning rather than the night before, thereby reducing scavenging by wildlife. Municipalities with these regulations in place have reported reductions in the number of instances of human -wildlife conflicts. They have also reported a reduction in instances of garbage being strewn about by wildlife. This report recommends approval of similar regulations for Maple Ridge, through approval of amendments to the Solid Waste Bylaw. Should Council approve the Bylaw amendments it is intended that the remainder of 2013 be used as an educational period. Communication notices will be placed in the local newspapers and no official tickets will be issued. Instead educational notices and warning tickets will be provided to alert residents of the change. This will be done in conjunction with the educational awareness activities being conducted by the WildSafe BC Coordinator. RECOMMENDATION(S): That Maple Ridge Solid Waste and Recycling Regulation Amending Bylaw No. 6994-2013 be given first, second and third readings. DISCUSSION: a) Background Context: WildSafe BC is the recent new name for Bear Aware Program. Over the past two years significant efforts have been made through this program to reduce instances of human - wildlife conflicts. Strategies implemented include: 1. New wildlife proof containers were acquired as part of the regular annual budget and deployed in parks based on an initial audit. 2. All new parks in the urban interface have wildlife proof containers installed as part of the construction projects. 3. New signage for public spaces was created for educational purposes. Page 1 of 3 1112 4. New signs placed in areas where bear interactions have been reported. 5. Developed and implemented the website page for Bear Aware and publicized it in District advertising. 6. Worked with Conservation Officers to advertise the Report All Poachers and Polluters (RAPP) line to report bear interactions. 7. District staff members, through the `Community Builders', conducted a cleanup of Albion Park to eliminate 'bear caches' of trash that had been taken by bears from garbage cans. 8. An extensive list of public engagements including dropping information at homes, working with neighbourhoods to improve handling of attractants and school engagement to educate citizens. 9. A review was conducted of District practices, and determined that there are some areas that need to be reviewed to help improve the Bear aware program. They include: a) Review the times that garbage can be put out to reduce the access to attractants. b) Review the areas where composting is being encouraged to determine if this is an attractant to bears and other wildlife. c) Review the implications of urban agriculture, such as fruit trees, chickens, bees and related areas to determine how to implement these programs with a bear aware component (such as electrical fencing to ward off bears). Over a period of time that the above strategies have been implemented, the number of bears put down has gone from 13 (2011) to 2 (2012). An important strategy recommended by WildSafe BC is the regulation of the timing of the placement of garbage containers. Many municipalities across the region and the Province have adopted regulations requiring that the placement of garbage containers occur in the morning rather than the night before. This includes Pitt Meadows and Mission. In Maple Ridge the current Bylaw allows residents to put out garbage containers after 10:OOpm on the day before collection. This allows for an environment where animals have potentially all night to get into the garbage. Municipalities that have amended their Regulations to morning time placement have reported reductions in the number of instances of human -wildlife conflicts. They have also reported a reduction in instances of garbage being strewn about by wildlife. b) Desired Outcome(s): By updating the Bylaw, the District of Maple Ridge greatly assist in providing less opportunity for garbage to be spread around the neighbourhood. There will also be less likelihood of dangerous animals entering residential neighbourhoods. c) Citizen/Customer Implications: Because this is the first year of this proposed Bylaw change, staff would use a strong educational approach throughout the remainder of 2013 by using the assistance of the Communications Department and placing advertising in the local newspaper. No official tickets will be issued in 2013. Instead, educational notices and warning tickets will be provided to alert residents of the change. Page 2 of 3 CONCLUSIONS: WildSafe BC has implemented a number of key strategies to address and reduce human -wildlife conflicts. Responding to their recommendation to regulate the hours for the placement of garbage containers will see the implementation of another key strategy. Similar regulations have been successfully implemented across the region. "Original signed by Robin MacNair" Prepared by: "Original signed Robin MacNair Manager of Bylaws and Licences by Geoff Mallory" Reviewed by: "Original signed Geoff Mallory Manager: Parks & Open Space by E.S. (Liz) Holitzki" Approved by: E.S. (Liz) Holitzki Director: Licences, Permits and Bylaws "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng General Manager: Public Works and Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer Page 3 of 3 APPENDIX I District of Maple Ridge Maple Ridge Solid Waste and Recycling Regulation Amending Bylaw No. 6994-2013 A bylaw to amend Maple Ridge Solid Waste and Recycling Regulation Bylaw No. 6800-2011 WHEREAS the Council of The Corporation of the District of Maple Ridge deems it expedient to amend Maple Ridge Solid Waste and Recycling Regulation Bylaw No. 6800-2011; NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This bylaw may be cited as Maple Ridge Solid Waste and Recycling Regulation Amending Bylaw No. 6994-2013. 2. Maple Ridge Solid Waste and Recycling Regulation Bylaw No. 6800-2011 is amended by deleting Section 11 in its entirety and replacing it with: 11. Every owner or occupier of a dwelling shall place solid waste and recycling receptacles at a point on the shoulder of the road or lane or adjacent to the curb in front of their premises or on their premises adjacent to the property line abutting the street or lane from which such collection service is provided no earlier than 5:00 am and no later than 7:00 am on collection day. All receptacles shall be placed in such a position so as to be conveniently handled from ground level and readily accessible from such street, lane or sidewalk, and all such receptacles shall be removed from the street or lane allowance no later than 6:00 pm on collection day. READ A FIRST TIME this day of , 2013. READ A SECOND TIME this day of , 2013. READ A THIRD TIME this day of , 2013. ADOPTED this day of , 2013. PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: DATE: July 08, 2013 FILE NO: 2013-07 ATTN: Committee of the Whole Contract Award: Licensed Radio Network and Equipment EXECUTIVE SUMMARY: The District of Maple Ridge currently operates a radio system in fleet vehicles and various base stations for communication between work groups. The system also provides GPS (Global Positioning System) for vehicle location. The current analog radio system is 10 years old and in need of replacement. Industry Canada has reduced the bandwidth allocated for radio communications which requires replacement of radios with a narrow band, digital system. Following a public invitation to replace the existing system, three compliant submissions were received. Based on a detailed review of the submissions, this report recommends awarding the contract to Glentel Inc. RECOMMENDATION(S): That the contract for Licensed Radio Network and Equipment, Supply and Installation be awarded to Glentel Inc. in the amount of $143,643.87 including applicable taxes, warrantees, training and software upgrade with additional work locations which may be added under the extra work provisions in the contract up to 25% of the value of the contract ($35,911) including taxes; and further That the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: A public invitation for Request for Proposals was conducted in June 2013. Compliant submissions were received from three contractors. An evaluation was done and it was determined that Glentel Inc. provides best value to the District of Maple Ridge. b) Financial Implications: The funding for this work is approved within the financial plan and is within budget. Funds have been accrued for the replacement of the radio system as part of the Fleet Replacement Reserve. There are no ongoing fees for this radio network other than a CRTC radio frequency licensing fee of $6,083 per year. The District's Purchasing Policy requires that the potential to add additional works be identified to Council at the time of award. 1113 c) Interdepartmental Implications: The radio system consists of 87 vehicle mounted radios, 30 hand held radios and 18 base stations in Parks, Operations and for Citizens on Patrol. Currently there are base stations at the Municipal Hall, at Fire Hall #1, at Search & Rescue, at Surrey Fire Dispatch Center and the Maple Ridge Public Works Yard. Supply and installation under this contract will include, a new 800 MHz, digital, trunking system in vehicles and base stations around the District, one base station at Surrey Fire Dispatch and installing three digital repeaters at the District radio tower on Grant Hill, in Maple Ridge, B.C. Should the District of Maple Ridge chose to use a different dispatch service provider in the future, the radio and frequency adaptor can be moved and would be compatible with common console units. d) Business Plan: Operation of the radio system during day to day activities acts as a dispatch device for information transfer and as a location log for safety (working alone) and for redeployment as circumstances arise. During extreme events or urgent and emergency activities the radio system is utilized to communicate instructions from base stations or incident command posts. The technology proposed utilizes text messaging for stored messages. The GPS capability will continue and is used very effectively for route planning and risk management during snow events. e) Alternatives: Defer replacement on a year to year basis. This is not advised as a resilient and reliable radio system is fundamental in communication amongst work groups in both day to day and emergency situations. CONCLUSIONS: The recommended contract award supports Council's commitment to employee safety and to rapid deployment for customer service and emergency issues. Award of the contract would see the work completed by the Fall 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 British Colombia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: CDPR-06460-30 FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: LAKESIDE PRESCHOOL LEASE EXECUTIVE SUMMARY: The Maple Ridge -Pitt Meadows Parks & Leisure Services Commission reviewed the Lakeside Preschool Lease agreement at their meeting of June 13, 2013. The Commission has recommended the agreement be endorsed and forwarded to Council for approval. A copy of the report is attached. RECOMMENDATION: That the Corporate Officer be authorized to execute the Lakeside Preschool Lease for the three year term 2013-2016. "Original signed by Kelly Swift" Approved by: Kelly Swift, General Manager, Community Development Parks and Recreation Services :ik Attachment: MR -PM Parks & Leisure Services Commission Lakeside Preschool Lease Report 2013-06-13 1151 `v((ilmki,, vs PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING June 13, 2013 SUBJECT: LAKESIDE PRESCHOOL LEASE EXECUTIVE SUMMARY: Lakeside Preschool has been operating at Whonnock Lake Centre for seventeen years under a lease partnership with the Whonnock Community Association (WCA). Recently the WCA has decided to hand over operation of Whonnock Lake Centre to the Maple Ridge and Pitt Meadows Parks and Leisure Services Commission (Commission); this will take place July 1, 2013. The attached lease transitions the Lakeside Preschool lease from the WCA to the Commission; the new lease is consistent with lease partners who provide similar services in other Commission operated facilities. The proposed lease rate being charged by the Commission will be identical to what the provider is currently paying the WCA with the exception of an extra fee ($246.00) being charged for the use of a storage room over the summer months. Staff is recommending that Commission endorse the attached Lease Agreement and forward it 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 Lakeside Pre-school Lease Agreement 2013-2016. DISCUSSION: a) Background Context: Lakeside Preschool is currently a lease partner with the WCA and has been providing quality pre- school services for seventeen years at Whonnock Lake Centre. Lakeside is a for-profit proprietorship and all terms, conditions and fees contained in this agreement are consistent with other lease partners providing similar services in Commission facilities. Under this lease the Commission will retain use of the leased space for the community as outlined below. Lakeside Use Commission Use Commission Use September 1st to June 30th September 1st to June 30th July 1st to August 30th 8:OOam to 4:OOpm 4:OOpm to 11:OOpm 8:OOam to 11:OOpm. b) Desired Outcome: To offer pre-school service options to residents of Maple Ridge who live in the Whonnock Lake area. To fully utilize existing facilities during daytime hours while retaining availability for community use. \\m r. corp\docs\CA\01-Admin\0550-Co u nci I-Mtgs-Public\20-COW \01 -Gen \Agendas\2013\2013-07- 08\PLSC_Lakeside_Preschool_Lease_2O13-2O16.doc 1 c) Strategic Alignment: To create a safe and livable community by striving for enhanced service levels, quality of life and independence by citizens in the delivery of pre-school services. d) Business Plan/Financial Implications: This lease will generate $18,535 in lease revenue over the term of the lease while retaining opportunities for the Commission to generate additional revenue outside of preschool hours. Revenue gathered will be used to off -set operating costs. A full budget regarding operation of the Whonnock Lake Centre is being prepared for consideration during the 2014 business plan process this fall. CONCLUSIONS: Staff recommends that this agreement be approved for a three year term at an annual rate of $ 6,178.34. "Original signed by Don Cramb" Prepared By: Don Cramb Title: Sr. Recreation Manager "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 :dc Attachment: Lakeside Preschool Lease \\m r. corp\docs\CA\01-Admin\0550-Co u nci I-Mtgs-Public\20-COW \01 -Gen \Agendas\2013\2013-07- 08\PLSC_Lakeside_Preschool_Lease_2013-2016.doc 2 Schedule "A" Lakeside Pre-school 20510 - 115A Ave. Maple Ridge, BC V2X 0A7 (604) 465-5709 derrienkilsby@hotmail.com THIS INDENTURE (assignment) is made as of the 1st day of September, 2013 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 of British Columbia, V2X 6A9. (Hereinafter called the "Landlord") OF THE FIRST PART, AND: A PROPRIETORSHIP (Licensed Pre-school) Owned by Derrien Kilsby with its office at : 20510-115A Avenue, Maple Ridge, BC V2X 0A7 in the Province of British Columbia (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 Whonnock Lake Centre, (hereinafter called the "Building") which is situated in Pitt Meadows, British Columbia on lands legally describes as: Roll # 0526800008 Lot: 11 Sec :17 TWN:15 New Westminster District Plan: 1779 27871 113th Avenue Maple Ridge BC (Hereinafter called the "said lands" \\m r.corp\docs\CA\01-Admin \0550-Council-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 2 which portion contains 961 square feet, communally known as the Pre-school room, which includes a storage room, office and wash room. TO HAVE AND TO HOLD from the Commencement Date of Term (as hereinafter defined) for the term (hereinafter called the "Term") of three years thence ensuing unless sooner terminated pursuant to the provisions hereof. 2. DAYCARE ROOM - YIELDING AND PAYING THEREFOR during each year of the Term rent of Five Thousand Nine Hundred and Thirty -Two Dollars ($5,932.50) + GST payable in ten (10) equal consecutive monthly installments of Five Hundred and Ninety -Three Dollars and Twenty Five Cents ($593.25) + GST each, the first of such installments to be made on the fifteenth day of September, 2013. Such rent includes a charge of Three Dollars ($3.00) per square foot of the area of the Premises for the Tenant's share of common area costs payable in respect of the said lands and the Building. 3. OFFICE - YIELDING AND PAYING THEREFOR during July and August of the Term rent of One Hundred and Twenty -Three Dollars ($123.00) + GST payable in two (2) equal consecutive monthly installments, the first of such installments to be made on the first day of July, 2013. 4. 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 September 1St. 2013 (c) "Rental" means the aggregate of the rent and Additional Rent payable hereunder; 5. 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 (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: \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Publ is\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 3 (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 excluding heat, electric or water charges. (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-conditioning, sewer and water and all other mechanical systems and replacements), maintain, amend and keep the Premises, and every part thereof and improvements thereon 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: I. 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 (Whonnock Lake Centre Caretaker) 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: I. Use and occupy the Premises only for the purposes of a pre-school school program. II. Operate its business of providing services as outlined in (h I - above) 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 services as outlined in (h I - above) will, at all times be licensed and in good standing with the Community Care Licensing Board and hold all required licenses and certificates hold all required licenses and certificates, including RCMP criminal record search(s) for all on site employees and volunteers. IV. Ensure that all of the Tenants employees or agents will be appropriately attired when conducting business of providing services as outlined in (h I - above); V. The tenant will only use the space agreed to in this lease all other areas of the facility will be made available by prior arrangement and in accordance with the Parks and Leisure Services fees, charges and allocation polices. \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 4 (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 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) 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; (I) 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; (m) that the Tenant shall not remove its goods from the Premises except in the usual course of business; \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 5 (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; (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 during 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 before and after school 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 \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 6 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, at the expiration or earlier termination of the Term, will peaceably surrender and give up possession of the Premises without notice from the Landlord; (w) 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; (x) 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 for each occurrence) 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. 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. (y) 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; \\m r.corp\docs\CA\01-Admin \0550-Cou nci l-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 7 (z) 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; 6. The Landlord covenants and agrees with the Tenant: (a) for quiet enjoyment; (b) 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. 7. (a) if and whenever the Rental hereby reserved or any part thereof shall not be paid on 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 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 demand 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 \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 8 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 is 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 good and chattels of the Tenant at any place to 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. 8. 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. 9. 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 \\m r.corp\docs\CA\01-Admin \0550-Cou nci l-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 9 covenants of the Tenant herein contained shall immediately become payable by the Tenant to the Landlord as Additional Rent. 10. 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 lease 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; (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 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 eight (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 \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 10 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. 11. 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 belong 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 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. 12. 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. 13. 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. \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 11 14. 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. 15. 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. 16. 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. 17. 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. 18. Time shall be of the essence of this Lease. 19. 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: Proprietorship under the laws of the Province of British Columbia, having its office at Lakeside Pre-school 20510 - 115 A Ave. Maple Ridge, BC V2X 0A7 604 465-5709 derrienkilsby@hotmail.com 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 Landlord as follows: Maple Ridge and Pitt Meadows Parks and Leisure Services 12007 Harris Road Pitt Meadows, B.C. V3Y 2B5 Attention: Sr. Recreation Manager 604 465-2432 or dcramb@mapleridge.ca \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 12 20. 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 his 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 registrable form provided that preparation of all necessary plans and explanatory plans to enable this Lease to be put into registerable form shall be at the Tenant's expense. 21. 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. 22. 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. 23. If the Tenant duly and punctually pays the Rental hereby reserved, and performs all and every of the covenants, provisos and agreements herein and on the part of the Tenant to be paid, observed and performed, the Landlord shall, at the expiration of the Term and on the written request of the Tenant delivered or mailed to the Landlord not later than six (6) months prior to the expiration of the Term, grant to the Tenant a renewal lease of the Premises for a further term of three (3) years from the end of the Term hereby granted, on the same terms, covenants, agreements and provisions as are in this Lease contained save and except: (a) This right of renewal; and (b) The rent, which rent shall be the then fair market rent for the Premises, being the rent which would be paid therefor as between persons dealing in good faith and at arm's length and if the Landlord and the Tenant have not mutually agreed on the amount of such rent ninety (90) days prior to the renewal term, such rent shall be decided by binding arbitration pursuant to Article 23 hereof, provided that the annual rent payable during the renewal term shall not be less than the annual rent payable during the last year of the Term hereof. Until the rent has been determined as provided herein, the Tenant shall pay the monthly rent requested by the Landlord and upon such determination, the Landlord and the Tenant shall make the appropriate readjustments. The Landlord and the Tenant acknowledge and agree that, by this Article 22, the Tenant is only given the option of renewing the Term for one renewal term of three (3) years and at the expiration of the renewal term there shall be no further right of renewal. 24. 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 \\m r.corp\docs\CA\01-Admin \0550-Cou nci l-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 13 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. 25. 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. 26. To allow the Parks and Leisure Services Commission to use of the daycare room for appropriate community programs and activities as booked and pre -arranged through the parks and leisure Services Booking Clerk. 27. That the preschool, prior to any pre -booked programs or activities move and store furniture and preschool materials in a manor that allows for other uses of the space. 28. Typical use of the preschool room: Monday to Friday 8:00 am. to 4:00 pm. IN WITNESS WHEREOF the parties hereto have caused this Lease to be executed the day and year second above written. The Corporate Seal of THE DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: Authorized Signatory Authorized Signatory The Corporate Seal of THE LAKESIDE PRESCHOOL was hereunto affixed in the presence of: Authorized Signatory Authorized Signatory C/S C/S \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 14 SCHEDULE "B" Rules and Regulations Referred to in Annexed Lease 1) The Tenant shall 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 other than naptime as required in the normal operation of a pre-school service. 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 Tenants activities must be restricted to the Daycare Room only. Auxiliary rooms, including the kitchen must be booked through the department's facility booking staff in accordance with the departments booking policy (with the exception of (11) below. 10) The Tenant agrees to ensure all facilities used are clean and tidy after use. 11) The tenant (with prior notice) will be granted annually: 1) Main Hall, two days of use at no charge M -F 8:00 to 4:00 pm. 2) Kitchen, one day of use at no charge - M -F 8:00 to 4:00 pm. 12) The tenant will provide 10 postdated rent cheques and copies of all licenses, permits and Insurance documents prior to the commencement of the term. \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx 15 13) The landlord will have control of the Pre-school room for community bookings: September 1St to June 30th - Monday to Friday after 4:00 pm. September 1St to June 30th - Saturday and Sunday 7:00 am to 12:00 midnight July 1St to August 30 - unlimited use. 14) The tenant may use the preschool office in accordance with clause # 3 on page two of this agreement for secure storage during the months of July and August. This use will be granted at the soul discretion of the landlord. \\m r.corp\docs\CA\01-Admin \0550-Cou nci I-Mtgs-Public\20-COW\01-Gen\Agendas\2013\2013-07- 08\La keside_Preschool_Lease_2013-2016.docx MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Award of Contract No. PL13-42 - Hammond Stadium EXECUTIVE SUMMARY: The tender for Hammond Stadium construction closed on July 3 with five bids received. The low bid price received exceeds the allowable project budget. Staff in reviewing the bids have determined any reduction or deletion of construction items from the lowest bid received will not result in achieving a good value for the District if a contract were awarded for Tender No. PL13-42. Staff are recommending that Tender No. PL13-42 be collapsed, and the work as described in the grant application specifically identified as: a) Renovation of the infield and outfield turf grass areas, b) Construction of new dug outs, c) Installation of permanent outfield fencing, d) Reorientation of the field to north west configuration,(requiring a new backstop), and expansion of the first base line to accommodate higher levels of play, be separated into components to be managed by internal staff for completion prior to the expiry of the grant funding March 31, 2014. Provisions would be made during this construction to facilitate the addition of playfield lighting in 2014 as it is not tied to the Federal Grant deadline of March 31, 2014.. RECOMMENDATION: That Tender No. PL13-42 for the construction of Hammond Stadium not be awarded to any of the bidders as all bids exceed the project budget and Staff be directed to proceed with managing separate contracts to complete construction as per the Grant Agreement for the Community Infrastructure Improvement Fund Program. DISCUSSION: a) Background Context: Tender No.PL13-42 was issued June 18 and closed July 3 with five bids received: 1152 Company Tender Price Cedar Crest Lands $1,093,300.00 Wilco $1,165,031.00 Canadian Lawn Care Ltd. $1,171,626.00 JS Ferguson $1,265,000.00 Fricia $1,393,510.00 The available budget for this project is $762,500, which includes the Federal grant of $187,500, funding from the District of Maple Ridge of $325,000 and the addition of $250,000 from the District of Maple Ridge for field lighting. At the time of production of this report the Consultant is reviewing the bids and unit prices received to determine what aspects of construction exceeded the design estimates as various components are significantly higher than estimated by our Consultant. Staff have reviewed the lowest tendered bid to determine if the bid could be reduced through the removal of add/delete prices provided in the tender to reflect the budget, however the credit offered in deleting of items will not result in good value to the District of Maple Ridge. As a result of this detailed review, Staff are recommending the tender be collapsed. Staff would propose to project manage the components of construction as identified in the Grant Agreement as separate projects ie playfield drainage, irrigation, backstop construction to be completed prior to the funding expiry of March 31, 2014. Staff desire to complete the seeding of the playfield in time to insure adequate germination for grass coverage to out compete weed growth. As a result Staff will need to move forward as quickly as possible with the separate construction components. b) Desired Outcome: The desired outcome will be the completion of the playfield renovation in time to ensure completion prior to the funding deadline. c) Citizen/Customer Implications: The project can proceed and achieve the objectives in the Grant Agreement for the Minor Baseball Association. Available funding will determine the future installation of field lighting and related nighttime security lighting as was indicated to residents during the public process. d) Business Plan/Financial Implications: There is no change to the current Business Plan or project budget. e) Alternatives: An alternative would be to delay for an appropriate amount of time and retender the project. This would likely result in the loss of the Federal Grant for this project. CONCLUSIONS: Based on the review of the prices to delete as submitted in the lowest bid received, and the desire to complete the project within the Grant Agreement timeline, it is recommended Tender No.PL13-42 , not be awarded and Staff proceed with separate contracts to complete the work in house as per the Grant Agreement. "Original signed by Bruce McLeod" Prepared by: Bruce McLeod, MBCSLA Manager, Parks Planning & Development "Original signed by David Boag" Approved by: David Boag, Director, Parks & Facilities "Original signed by Kelly Swift" Approved by: Kelly Swift, General Manager Community Development Parks & Recreation "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer :bmcl