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HomeMy WebLinkAbout2013-08-26 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA August26, 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 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2013-042-RZ, 24325 126 Avenue, RS -3 to RS -2 Staff report dated August 26, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 7009-2013 to rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit subdivision into two single family lots be given first reading and that the applicant provide further information as described on Schedules B, E and G of Development Procedures Bylaw No. 5879-1999, along with information required for a subdivision application. Committee of the Whole Agenda August 26, 2013 Page 2 of 4 1102 2013-021-RZ, 20581 Maple Crescent, RS -1 to P-2 Staff report dated August 26, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 to designate from commercial to institutional be given first and second readings and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6990-2013 to rezone from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two storey "Treatment Centre" building be given second reading and be forwarded to Public Hearing. 1103 RZ/015/10, 12507 and 12555 240 Street, One Year Extension Staff report dated August 26, 2013 recommending that rezoning application RZ/015/10 to permit eight single family bare land strata lots be granted a one year extension. 1104 RZ/120/10, 23908, 23920 and 23882 Dewdney Trunk Road, One Year Extension Staff report dated August 26, 2013 recommending that rezoning application RZ/120/10 to permit subdivision into 25 single family lots be granted a one year extension. 1105 2013 -051 -DP, 20295 1136 Avenue Staff report dated August 26, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013 -051 -DP for a proposed industrial building (warehouse and office use) in the M-3 (Business Park) zone. 1106 2013 -077 -DP, 12016 York Street, Heritage Alteration Permit Staff report dated August 26, 2013 recommending that the Corporate Officer be authorized to sign and seal Heritage Alteration Permit 2013 -077 -DP to allow for the preservation, relocation and rehabilitation of the existing heritage house on the subject site. 1107 RZ/103/08, 28702 104 Avenue, Release of Statutory Right -of -Way Staff report dated August 26, 2013 recommending that the report be forwarded to Public Hearing for input on releasing the statutory right-of-way for a horse trail on the subject property. Committee of the Whole Agenda August 26, 2013 Page 3 of 4 1108 Municipal Equipment Purchase, Supply and Delivery of One Motor Control Centre (MCC) for the 225 Street Pump Station Staff report dated August 26, 2013 recommending that the contract for the supply and delivery of one motor control centre be awarded to Vector Drive Systems and that the Corporate Officer be authorized to execute the contract. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended July 31, 2013 Staff report dated August 26, 2013 recommending that the disbursements for the month ended July 31, 2013 be approved. 1132 Adjustments to the 2013 Collector's Roll Staff report dated August 26, 2013 submitting information on changes to the 2013 Collector's Roll through the issuance of Supplementary Rolls 3 through 5. 1133 Records Management - Review and Next Steps Staff report dated August 26, 2013 recommending that the purchase and implementation of the Laserfiche document management software product line be supported, that the Corporate Officer be authorized to execute an agreement with Ricoh Canada, that the approved Financial Plan be amended to incorporate additional annual software maintenance and include a temporary project staffing position and that adopting records management policy and practices and the implementation of an electronic document management system be a strategic commitment for all Departments during Business Planning. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda August 26, 2013 Page 4 of 4 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: MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: 2013-042-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7009-2013 24325 126 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 single family lots no less than one acre in size. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Maple Ridge Zone Amending Bylaw No. 7009-2013 be given first reading; and; That the applicant provide further information as described on Schedules B, E and G of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a subdivision application. DISCUSSION: a) Background Context: Applicant: Glenn Rogers Owners: Ching -Chun Lin and Ling -Li Chan Legal Description: Lot: 68, Section: 22, Township: 12, Plan: 43885 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Vacant (Utility) Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential 1101 South: East: West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential 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: Estate Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.812 hectares (2.0 acres) b) Site Characteristics: The subject site is located outside of the Urban Area Boundary in the Academy Park area. There is a single family home currently situated on the western side of the subject site which is intended to remain. The northern portion of the site is steeply sloping with average natural slope of greater than 15 percent. The eastern side, where the proposed lot will be created, is currently treed. c) Project Description: The applicant proposes to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a two lot single family subdivision. The extension of sanitary sewer to the Academy Park area in 2010 will allow subdivision to occur without the need to demonstrate on-site septic capacity. The servicing standards for the RS -2 (One Family Suburban Residential) zone do not require improvements such as street trees, sidewalks, or curb and gutter. It is noted that 126 Avenue has insufficient width as outlined in the Maple Ridge Subdivision and Development Servicing Bylaw 4800 - 1993, and a development variance permit will be required. Previous subdivisions in this vicinity have been supported through similar applications. At this time, the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject property is designated Estate Suburban Residential in the Official Community Plan, which permits a single detached housing form located outside of the Urban Area Boundary. As indicated in Appendix C of the Official Community Plan, the RS -2 (one Family Suburban Residential) zone is permitted in the Estate Suburban Residential designation. Municipal water is required in -2- this zone; and properties in this designation may be serviced by municipal sanitary sewer, due to their location in the Fraser Sewerage Area, or by a private on site septic system. The surrounding neighbourhood context is comprised of properties also designated Estate Suburban Residential. It is anticipated that the long term development of the area will be to a suburban level and style of development, with overall densities of one dwelling unit per 0.4 hectares (1 acre). The subject application is therefore in compliance with the Official Community Plan. Zoning Bylaw: The current application proposes to rezone the property located at 24325 126 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two single family lots. Any variations from the requirements of the proposed zone will require a development variance permit application. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Building Department; c) Operations Department; and d) Fire Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. Engineering Department: It is noted that the servicing requirements for the RS -2 (One Family Suburban Residential) zone include community water. Due to the extension of sanitary sewer to the area in 2010, the need to demonstrate on-site septic capacity is not required. In addition, the existing carriage way width and local road right of way widths on 126 Avenue do not meet the minimum bylaw requirements and there is insufficient land for road dedication from the subject site. The applicant must seek a development variance permit to request that the current widths be maintained. A similar variance request for development of the neighbouring property was sought through a previous rezoning and subdivision application. In that case, the Engineering Department supported the variance because all required services fit into the existing widths and no additional road capacity was required for the development or foreseeable potential subdvision along the portion of 126 Avenue between AnseII Street and 243 Street. This application has not been forwarded to the Engineering Department to evaluate of servicing requirements. This evaluation will take place between first and second reading. -3- 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. Rezoning Application (Schedule B); 2. Development Variance Permit (Schedule E); 3. Natural Features Development Permit Application (Schedule G); and 4. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant first reading to Maple Ridge Zone Amending Bylaw No. 7009-2013 subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw 7009-2013 Appendix C - Proposed Subdivision Plan -4- APPENDIX A PART LY111Z-E-AVQF ALOUETTE AND NORTHIF RLGHT-OF-VVI 6 H L D o N N N RINAR • 301 SUBJECT PROPERTY P 43885 71 coO co cc N 0 N 0_ 1 0 12640 1 2 12665 • 1 Z 1aI 6 67 P438� N 68 N BCP N 44571 co N 2 P 72087 12621 I 1 1 l 1 12610 2 —__ ._ -- — ____ _126AVE________________ 126AVE_______ �� 7 66 12581 I 1 i N 1 2 N o o 1 co N 2 N I 1 i I 12570 BC 47502 lzsao P 72 85 12555 1 651 P 43885 P 43885 i I 12550 P 86522 N V 12561 F 1 M ' 1 N I 83 80 1 IF,. a i I I 12552 I 2 LMP 123 1 Rem 64 I I P 70 98 1 2 EPP 1414 1 2 izI Q I : 12530 N 12525 I nN N N N O COW ro CO V V N N I� J 125 AVE. - —-- ___ 125 AVE. ___—_—. I I o I o o 1 1 Scale: 1:2,500 City._.f Pitt- __ Mea .,ows_ ' I Ilk .,‘...... iii.A." . = IIL 24325 126 AVENUE - =Yvltl _ .11111111111-51/ i° !t -Ind=ii;11t `'`'''J" _ ' a CORPORATION OF THE DISTRICT OF ift",1M-mgrFLIL- Er ' - ' l MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of �� I '�o` Langley \' a_ 7 110. DATE: Aug 19, 2013 FILE: 2013-042-RZ BY: PC I -----L-1 �L FRASER R. �� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7009-2013 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. 7009-2013." 2. That parcel or tract of land and premises known and described as: Lot 68 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1592 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 RECONSIDERED AND FINALLY ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER co CP S 3755 PART LYING EAST OF ALOUETTE RIVER AND NORTH OF RIGHT-OF-WAY 0 Li, Li, _, o N V N 4A P 3° P 43885 71 o o N CA 14 9261 —2— " tL 1- \ N 12640 1 / 12665 J 6 67 ZS P 438 N 68 ,n v N / BCP v N 44571 m zo v N 2 P 72087 12621 N Q 12610 2 126 AVE. / 0 0 7 66 12581 v N 1 2 1 z, 2 N 12570 BC 47502 12580 P 72 85 12555 65 243 ST. P 43885 P 43885 ANSELL ST. 12550 I P 86522 rn.1- co 12561 83 80 .I d 12552 2 I I LMP 123 1 Rem 64 P 70 98 1 2 EPP 1414 1 2 12530 MAPLE RIDGE ZONE AMENDING Bylaw No. 7009-2013 Map No. 1592 From: RS-3 (One Family Rural Residential) To: RS-2 (One Family Suburban Residential) L \ N SCALE 1:2,500 MAPLE RIDGE British Columbia SKETCH PLAN OF PROPOSED SUBDIVISION OF APPENDIX C LOT 68 SEC. 22 TP.12 N.W.D. PLAN 43885 B.C.G.S. 92G.028 This plan lies within the Greater Vancouver Regional District Municipality of Maple Ridge Scale 1:500 All distances are in metres except where otherwise noted 10 5 0 10-0 25.0 CJI 67 Plan 43885 3.6— R�W Pian "' 6- 0,27 I = 0,27.1 53 1,230 P(o Od lb+ e xf,t4 � dor 5 O 0.41 ha 307 624 32B 2,12, a. 1226 ml 246' 926 HOUSE 9.65 POOL a5z ) 17.5 t.4o 737 51.57 443 firopoSea kame- L 0.40 ha Top of Bank Building Envelope a1604l0ed 03-050 Ced. 2603-26, 42.0 1 1.00 Cedar 2602 69 Plan 43885 B.C.LS. .C.LS June 13,2013. S.P.ade Wade & Associates Land Surveying Ltd. B.C. Land Surveyors Maple Ridge and Mission File H2908-03 Phone 604-463-4753 126 AVENUE MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: 2013-021-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 and Second Reading Maple Ridge Zone Amending Bylaw No. 6990-2013 20581 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to P-2 (Special Institutional), to permit the construction of a two storey "Treatment Centre" building. This project is a joint venture between BC Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The proposal includes two properties, 20581 and 20591 Maple Crescent of which the later one is already zoned P-2 (Special Institutional zone). The rezoning from RS -1 (One Family Urban Residential zone) to P-2 (Special Institutional zone) is for 20581 Maple Crescent. Both the properties are designated "Commercial" on the Official Community Plan and will require an Official Community Plan amendment to re -designate them to "Institutional" as described in this report. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7013-2013 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. 7013-2013 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. 7013- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 1102 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 be given first and second readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6990-2013 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. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Schedule "B" of the Official Community Plan; iii. Road dedication as required; iv. Consolidation of the development site; v. 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; vi. Removal of the existing building at 20581 Maple Crescent; vii. Registration of a Restrictive Covenant at the Land Title Office of the phase 2 design; viii. 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. ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Gordon W Knuttila of Silver Valley Homes Ltd. Owner: Innervisions Recovery Society of BC Legal Description: Parcel A, District Lot 278, NWD Plan NWP88024. OCP: Existing: Commercial Proposed: Institutional Zoning: Existing: RS -1 (One Family Urban Residential) -2- Proposed: P-2 (Special Institutional) Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Treatment Centre Use: Vacant Single Family lots and Battle Avenue RS -1 (One Family Urban Residential) Urban Residential Commercial and Maple Crescent C-3 (Town Centre Commercial) Commercial Maple Crescent Lodge -Recovery House P-2 (Special Institutional) Commercial Commercial and Maple Crescent C-3 (Town Centre Commercial) Commercial Single Family Residential Treatment Centre 567 m2 (in addition to this, property with the Maple Crescent Lodge is 708 m2) Battle Avenue Full Urban Standard 2013 -021 -VP In addition to the Maple Crescent facility, Innervisions Recovery Society currently operates two other drug and alcohol treatment centres; one is the "Hannah House" for women in Maple Ridge and the other is a facility for men, in Port Coquitlam. "Hannah House", located on the corner of Laity Street and Dewdney Trunk Road, is a treatment centre for women who voluntarily enter its 60 day regimented drug/alcohol recovery program. A typical treatment centre would have beds (rooms), kitchen, and dining, outdoor activity space, counseling rooms, common training room, medical rooms, common laundry room and administrative office areas. Such a facility is managed by staff members and volunteers. After the 60 day program is completed, the participants go home or to a group recovery house that provides further care and support. While in the treatment centre, the participants are not permitted to have a vehicle or visit friends/family outside the centre. It is a structured recovery program with strict discipline and any visits outside are organized and monitored by staff. Site & Project Characteristics: The development site (Appendix A) consists of two irregular shaped lots that will be consolidated and is located within the Hammond Area of West Maple Ridge. The consolidated lot size is approximately 1275m2, of which only 567m2 is being rezoned. The remaining site is already zoned P-2 (Special Institutional) and houses the "Maple Crescent Lodge" which is a recovery house for -3- men. The development site is surrounded by road on three sides (i.e. Battle Avenue on the north; Maple Crescent on the south and 206th Street on the east). Both properties are owned by the Innervisions Recovery Society. The triangular shaped property at 20581 Maple Crescent (subject site, Appendix A) is being rezoned to P-2 (Special Institutional zone) to permit phase 1 of the proposed "Treatment Centre". The existing single family house on the subject site will be demolished. Consolidation of the two Tots will be required as a condtion of final reading on the rezoning. The property fronting 206th Street (20591 Maple Crescent) is zoned P-2 (Special Institutional zone) and houses the "Maple Crescent Lodge" which is a two storey group recovery home with 17 beds, common kitchen, dining and living rooms. This building is encroaching into the 206th Street road right of way and sits on a parcel designated "Commercial" on Schedule B of the Official Community Plan. While the use is a permitted use in the P-2 (Special Instituitonal) zone, the siting of the building is non -conforming. This existing structure will be retained during the proposed phase 1 of the project. Once phase 1 is complete, it is the intention of the owner to eventually relocate the residents of Maple Crescent Lodge to the new facility and then the existing lodge to begin demolition to begin proposed phase 2. The project is proposed in two phases. Phase 1 will include kitchen, dining, laundry and service areas to serve both the phases in a two storey 17 bed facility. The gross floor area proposed for phase 1 is 7154 ft2. Phase 2 will include demolition of the existing lodge and addition of 24 beds and common areas. Phase 2 will be attached to the completed phase 1 building and final product will be one facility with 41 beds and the required common areas. However, the timing on phase 2 is dependent on acquiring funding in the future. The exterior design for phase 1 reflects a traditional theme incorporating hipped roofs, gabled window box outs, covered main entrance, a combination of vinyl siding and vinyl wall shingles for the facades; gable ends with wood trims and asphalt laminate shingles for roofing. This design is to ensure a "residential" look to the proposed building for a better fit into the existing context. A basic building scheme Restrictive Covenant specifying a building footprint after both phases are complete is required as a condition of final reading on rezoning. Vehicular access to the site is proposed off of Battle Avenue (Appendix C). Due to the flat topography of the site and location of the existing "Maple Crescent Lodge", the proposed parking area with four spaces would be slightly raised to provide a level access from Battle Avenue. Battle Avenue is anticipated to be closed at Maple Crescent with a turn around, similar to the existing Waresley Street to the north-west of subject site. Details of off-site upgrades along Battle Avenue and Maple Crescent will be finalized through a Rezoning Servicing Agreement Restrictive Covenant. c) Planning Analysis: Official Community Plan: The development site (Appendix A) is currently designated "Commercial" on Schedule B of the Official Community Plan. The Official Community Plan recognizes that there is a shortage of special needs housing units in the community. Special needs housing is commonly defined as housing for people, who for varying reasons cannot have their housing needs met through the traditional housing market. Research -4- conducted as a component of the Official Community Plan review in 2005-2006 identified that there are waiting lists for social housing, shelter beds, transition housing, community care facilities and supportive housing within the community, and that providers regularly turn away those in need of such housing, for lack of such facilities. As a result of this recognized need, the Official Community Plan has objectives and policies, outlined below, that encourage the proposed use. Objectives: To encourage the provision of affordable market and non -market housing and rental accommodation in Maple Ridge. To recognize that mixed socio-economic housing contributes positively to overall community health, and to facilitate the provision of special needs housing within the District (including social housing, community care facilities, transition housing, shelter housing and supportive housing units) for people with physical, mental and/or lifestyle challenges. Policies: 3-30 Maple Ridge will encourage partnerships with government and non-government agencies to support the creation of affordable, rental and special needs housing in the community. 3-34 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. There is no one root cause or solution to social issues, therefore a cooperative approach is required through partnerships. This proposal will be a joint venture between BC Housing and the Innervisions Recovery Society to serve our community. "Hannah House" for women, has proven to be a community asset in assisting those in need of recovery from drug/alcohol. The proposed facility for men should prove just as successful and is another initiative to alleviate the shortage of services to assist recovery from addictions in our community. Based on all the findings,the objectives and policies stated above, the "Treatment Centre Use" is in compliance with the Official Community Plan policies. The amendment also recognizes the existing use of a portion of the property and provides for further expansion of the Treatment Centre. Please note that the OCP amendment will apply to both the properties (20581 and 20591 Maple Crescent). Zoning Bylaw: The current application proposes to rezone the property located at 20581 Maple Crescent from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit the future construction of a two storey "Treatment Centre" building. The proposed P-2 (Special Institutional) zone permits a "private hospital" as a principal use. Private hospital use is defined as "a use providing for the care of the sick, injured, or aged other than in a public hospital; includes private hospitals, convalescent homes, nursing homes, hospices, palliative -5- care units, community care facilities, multi-level care facilities, congregate care facilities and adult daycare centres". The proposed use of a Drug/Alcohol Treatment Centre falls within this definition. The proposed zone permits a maximum density (floor space ratio) of 0.5 times the net lot area. It also restricts the maximum lot coverage to 40% of the net lot area, the maximum height to 11.0 metres and specifies minimum building setbacks of 7.5 metres from all the property lines. Site Specific Text Amendment: A site-specific text amendment is required to the P-2 (Special Institutional) zone to permit a higher density and lot coverage than permitted in the zone (Appendix C). The permitted floor space ratio is 0.5 times the net lot area. Proposed floor space ratio is 0.91 times the net lot area, with a total gross floor area of 12494 ft2 for both the phases. The gross floor area proposed for phase 1 is 7154 ft2. The permitted lot coverage is 40% of the net lot area. The proposed lot coverage is 49.1% of the net lot area. Proposed Variances: The proposed zone requires a setback of 7.5 metres from all property lines. Due to the challenging triangular lot configuration, the owner is proposing reduced setbacks along both the street frontages. The staggered building footprint brings some building corners into the required setbacks, along the north and south. The details of the variances sought will be discussed in a future Council report. Off -Street Parking and Loading Bylaw: The proposed use requires a parking ratio of one space per 93 m2 gross floor area proposed on site. This is applicable to a "private hospital" use. As described earlier in this report, a "Drug and Alcohol Treatment Centre" is for participants who are registered in a 60 -day regimented recovery program where driving, vehicle ownership or visitors are prohibited. The on-site parking requirements are minimal and for staff only. Currently the "Hannah House" facility has 11 on-site parking spaces for a 44 bed facility, out of which only 4 to 5 spaces are used at any given time. This proposal is anticipated to have a total of 41 beds (after completion of both phases) with three to four staff members at any given time on site. Sometimes volunteers drop in to help. Four parking spaces are proposed for staff/volunteer use. It is also anticipated that once Battle Avenue is closed at Maple Crescent, there may be some on -street parking available. Given the parking usage at "Hannah House" and that the participants of this program are not permitted to drive or have visitors, the variance to the parking requirements are supportable. The parking variance details will be discussed in a future Council report. Development Permits: A Development Permit is not required for Institutional use properties. -6- Advisory Design Panel: A Development Permit is not required for an institutional use, however considering the scale and use of the proposal Council had resolved, with the first reading on rezoning, that this application be reviewed by the Advisory Design Panel for comments, prior to second reading. On July 9, 2013, the Advisory Design Panel reviewed the proposal and was generally in support of the form and character of the proposed building. They had the following resolution: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: • Consider the addition of a clear story or other articulation at the kitchen and laundry location of north facade. • Consider handicap or accessible requirements and/or opportunities for the proposed building. • Consider phase 2 addition in a different architectural detailing to differentiate from phase 1. • Consider defined pedestrian drop-off at Battle Avenue location including direct access, and sidewalk along north side of the building. • Consider improved west corner at Maple Crescent and Battle Avenue including relocating fence east, and including further landscape enhancements. • Consider the addition of street trees for Maple Crescent and Battle Avenue sidewalk edges. • Consider the addition of patios on north and west side of building for staff and tenants. • Consider architectural enhancement of north entrance. The project architect addressed most of the concerns to the satisfaction of the panel, except the street trees and patio additions. Some of the revisions included: • Windows were added to the north wall of the kitchen & laundry room. • There are currently two accessible entrances to the building, the north side into the stairway and the east end into the Group Area. The north entrance has been enhanced by adding a gable roof with knee braces over this door and added an eyebrow roof from this entrance to the electrical room door further to the east. A new walkway from this entrance has been added to Battle Street. This new walkway will terminate at either a new sidewalk or curb & gutter to provide for a drop off area. • Fencing & landscaping revisions and enhancements have been made at the west end of the property. • The west side of the property was left as lawn instead of adding any patios and the street trees will be finalized once the off-site upgrades have been determined along Battle Street. -7- Development Information Meeting: On July 31, 2013, the applicant and his team of consultants conducted the Development Information Meeting held at "Hammond Community Centre" 20601 Westfield Avenue, Maple Ridge from 7:00 to 8:00 PM. As per Council Policy 6.20, invitations were mailed to adjacent property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. This meeting was in an open house format with all the proposed drawings displayed for the attendees. A sign in and comment sheet were provided. This meeting was attended by twenty (20) people who were mostly the residents of Hammond area, with the following comments: • Some people did not want a treatment centre in this area. The Innervisions representative explained how this facility is run and how the program has been a successful one at Hannah House, Maple Ridge and Port Coquitlam. • Some people supported the proposed use but were concerned about the heritage value of the original Maple Crescent lodge building located at 20591 Maple Crescent. This building is not listed on the heritage inventory of Maple Ridge. • Some people expressed concerns of lack of any heritage elements or materials for the proposed building. • Some people had concerns that this proposal is proceeding before a "Hammond Area Plan" was adopted. Representatives of the "Hammond Neighbourhood Association" spoke about the history of Hammond area and importance of an area plan for this area. • Some people were concerned about the proposed parking for the site and in this area. d) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposal and determined that all the required off-site services do not exist. The deficient services and upgrades such as curb, sidewalk, gutter, street trees, street lights, etc. are required to be provided through a Rezoning Servicing Agreement. Battle Avenue is anticipated to be closed at Maple Crescent, possibly with a turn around and some on - street parking for visitors. The details of the road standard will be finalized later. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings at a later date. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the proposed development is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. -8- Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. e) School District Comments: A referral was sent to the School District 42 and no comments were received. f) Intergovernmental Issues: This proposal is a joint venture between B.C. Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The Homelessness Partnering Strategy (HPS), a Federal Government initiative, is a unique community-based program aimed at preventing and reducing homelessness by providing direct support and funding to communities across Canada. Currently the Federal Government commitment is to maintain annual funding for housing and homelessness until March 2014. Under the HPS, this project has qualified for some Federal funding which needs to be used within a certain time -frame. It is anticipated that this funding plus a matching amount from the society will help complete Phase 1 of the project. Phase 2 is dependent on additional funding in future. 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 is considered to be consistent with other Official Community Plan policies that support this use. 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. g) Citizen/Customer Implications: A Development Information Meeting was conducted on July 31, 2013 where the neighbours had an opportunity to express their concerns. This meeting along with a future Public Hearing provide opportunities for citizens to voice their concerns regarding the proposed development. -9- CONCLUSION: The development proposal is in compliance with the policies of the Official Community Plan. Justification has been provided to support an Official Community Plan amendment to re -designate the subject sites from "Commercial" to "Institutional". It is recommended that Council not require any further additional OCP consultation. This proposal will be a joint venture between B. C. Housing and the Innervisions Recovery Society. The proposed facility for men is another initiative to provide this required service in our community. A site-specific text amendment to allow greater density and lot coverage and variances to allow reduced setbacks and off-street parking will be required to support this proposal. It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6990-2013, and that application 2013-021-RZ be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP 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 - OCP Amending Bylaw 7013-2013 Appendix C - Zone Amending Bylaw 6990-2013 Appendix D - Proposed Site Plan Appendix E - Proposed Building Elevations- phase 1 Appendix F - Proposed Landscape Plan - 10 - APPENDIX A RP 84831 Pd. A 7 V 11302\ V co 20531 up 736 LM SA 629 G LMP 1857 CD (N(N v IV 20583 ° 727 r LO 11312 724 20615 -.1 IV W 20623 y N 0 719 7011315 (CO CO 11311 716 *PP044 113 AVE. Rem o 745 2 r r El LMS co 1419 a y 20574 0 -EJ V 120582 r_no C) 11289 y 20606 (3, 0o co (7) 71- ry 763 & 766 224 ,, 746 ,� - A LMP 12217 755 759 P 114 762 76 ! 11 E21' ` of 11250 748 P 749 8654 752 753 11271 756 'j043 n 11278 2— 761 7641/%5 11273 �. 1 r � CO n CO a 1iiA ! ! SUBJECT PROPERTY 11266 la n 1161 LMP 469 *PP0 BATTLE AVE. 9,t, . Rem �4 .\', 2 `.. Pcl A F c700 88024 cam 11240 795 m �, R !2 nn 315 s R c Lo 11_i230 c .o, .� Q�9 0- N a- P 74209 P 10659 -q,�� '9j' CO (1/ RA at -I 9 RCNI 797 n'� B rn op ry a h N N M MR�� CR. �_ 1186 1110 r- [til g N Scale: 1:1,500 Cit .f Pitt __ Meaon_ ' 2 i, c 20581 MAPLE CRESCENT I'2 ":� 7talihriu ' i g o . CORPORATION OF THE DISTRICT OF awe 1, '" -�, '' {6„,� 1N MAPLE RIDGE MAPLE RIDGE District of ♦. 11 Sri lfshCWumhla PLANNING DEPARTMENT Langley �� �,. DATE: Mar4, 2013 FILE: 2013-021-RZ BY: PC –— �0j FRASER R. �\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7013-2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013." 2. That parcels or tracts of land and premises known and described as: Parcel "A" and "B" District Lot 278 Group 1 New Westminster District Reference Plan N W P88024 and outlined in heavy black line on Map No. 857, a copy of which is attached hereto and forms part of this Bylaw, is hereby re -designated to Institutional. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , 2013. READ A SECOND TIME the day of , 2013. PUBLIC HEARING HELD the day of , 2013. READ A THIRD TIME the day of , 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER V 11302 ON 11.5"1LMP 1857 iz \ O c) rii O I ' co N ( N co N RW 72041 v *PP044 113 AVE. Rem c 745 2 / LMS �, 1419 2 N 20574 01 --0 0 11289co 20606 CJi Co 0 N I 0 N 1/2 763 & 72 4.7 11224A -7,Oc� 746 LMP 12217 2180 754 755 759 P 114 762 S 1/ 763 &7E 'A E 21' %. of of 11250 748 20561 1 P 749 8654 752 753 11271 756 1043 11278 M 761 11 764 &/7 112 1 Ls) 0 Lo 0 Lo 0 Lo 0 1042 .1- 11266 0 2 76 /4Z7E 0 11 \ \\ LMP 469 * - - - , , BATTLE AVE. -ii,\ \ Rem 2 'AA \ Pcl A - \ 00 �� -74yti \�\kl!6, 18802 0 1124795 `° M oN T2 - oLr) 606�� ,off \0�9 Q9 S 99 �,� 2 o omrn �a� 0 N 0- 11230 P 74209 1 CO P 10059 C d c 2 /C N NLO \ \ 1/� N \ R •7. GL�� \\ \ \ o oCoo N ps4/1 �\ RW52217 \--\ N Y U) 9 R97 0'^ B 0) N(0N N co N MAPLE CR. 1186 —1- , 1110 \ - RW65007 --_ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7013-2013 Map No. 857 From: Commercial To: Institutional L\ N SCALE 1:1,500 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6990-2013 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. 6990-2013." 2. That parcel or tract of land and premises known and described as: Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and outlined in heavy black line on Map No. 1588 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to P-2 (Special Institutional zone). 3. That Section 903(3) BUILDINGS AND STRUCTURES FOR A PRIVATE HOSPITAL USE be amended by adding the following, under (a): (a) together with other buildings shall not exceed a lot coverage of 40%, except that the permitted maximum lot coverage for Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and Parcel B, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024, shall not exceed 50% of the consolidated lot area. 4. That Section 903(3) BUILDINGS AND STRUCTURES FOR A PRIVATE HOSPITAL USE be amended by adding the following, under (c): (c) together shall not exceed a total floor area equal to 0.5 times the lot area, except that the permitted maximum total floor area for Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and Parcel B, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024, shall not exceed 0.91 times the consolidated lot area. 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of May, 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. 20 . PRESIDING MEMBER CORPORATE OFFICER LC) 11302 11 61 RW 72041 Rem o 745 0 4 11224 'Old 746 E 21' *0 of1. N'L>, 748 0- 1 LMP 1857 0 N *PP044 0 N 0 N LMS co v 20574 01 --0 c 11289 1419 0 0 1 A N 2180 756 LMP 12217 754 755 250 20561 -.1 20565 -0 8654 11271 1 752 Lr) 753 co 756 O O LO O N N N LMP 469 * M F- O cfl Lf) 0 N IZ O RW 71976 N 0 N 113 AVE. O O "758 z -6 o 763 &�3 2 759 762 11 P 114 763 &/7 1043 Lo 11278 M 1042 a 11266 761 N O O N 764 1 12 BATTLE AVE. 1P 74209 1 MgP�E cR. RW 52217 1110 RW 65007 MAPLE RIDGE ZONE AMENDING Bylaw No. 6990-2013 Map No. 1588 From: RS -1 (One Family Urban Residential) To: P-2 (Special Institutional) MAPLE RIDGE British Columbia SCALE 1:1,500 APPENDIX D 110.7'(33.74 M) B ATT L E WEROILE COVERED ENTRY PROPOSED TWO STOREY BUILDING AVENUE rDES RO MODBEVO BE REMOVED 2 4 70.0 (21 .34 ) PPRON T EXISTING ODENSE SITE PLAN NORTH EXISTING "MAPLE CRESCENT LODGE" • BUILDING FLOOR AREA: 5340 5F )APPROX) M.F.E.: 10.26 M RECONCILIATION: ZONING PROPOSED: P2 INSTITUTIONAL LOT AREA: 13729.8 57 ( 1275.5 5M) LOT COVERAGE ALLOWED: 408 = 5491.9 Sr (510. 1 SM) LOT COVERAGE PROP05ED = 6748 Sr (628.9 SM) = 49. I 8 ( VARIANCE REQUIRED) • INCLUDING EXISTING CRESCENT LODGE BUILDING' F.S.R. ALLOWED, .5 X 13729.8 = 6864.9 57 (637.7 5M) E.S.R. PROPOSED: EXISTING LODGE = 5340 SF NEW BUILDING = 7154 Sr TOTAL = 1 2494 Sr (1 160.6 5M) _ .91 ESR (VARIANCE REQUIRED) NUMBER OF BEDS = 18 EXISTING ( LODGE) 187 0705ED070508 35 TOTAL PARKING REQUIRED, (132) I/ 1001 SFX 124945E= 13 SPACES PARKING PROPOSED: 4 EMPLOYEES = 4 SPACES( VARIANCE REQUESTED) LEGAL DESCRIPTION: PARCEL A DL 278 NWD PLAN NWP88024 PARCEL IDENTIFIER : 0 1 7-045-398 REVISED : APRIL 10, 2013 POP COMMENTS. Bate BescrIption Revlsons Cop right Reserved dimensionsThis plan and design ore, and at all tines remain the excludve property of HR. Hatch Archltect Ltd. and nay not he used or reproduced without written consent. Written ns,Corrtwctor shall verify andbe responsible for all dlnensions and condtions oe this he jo office shall be informed of any varia9ons franthe dlnensions and condtions shown on the drawing. H R.HATCH.ARCHITECTLTL Design - Planning - Research E ▪ LM 601-1587 Vest Bib Avenue Voncouv r, B.C. V6J ITS Tel: 604) 261-2347 Fox(604) 261-2349 Consultant Seal Seal Project PROPOSED 17 BED TREATMENT CENTRE Location101)1E00151005 RECOVERY SOCIETY 205914205910970100050001 MAPLE RIDGE,15.0. DrawIng Title PHASE ONE SITE PLAN B = Project No. 2012-05 Inued Bate Bate JUNE 2013 Scale IV= 1'-0" Reproduction Scale BramB Xn Al =_=L ::1=1: =1 --x==1:; IIL!TT! M , .JL II --- ill= SOUTH ELEVATION (FACING MAPLE CRESCENT) MEM MEM MEM MEM MEN MEN III 11 MEM MEM 1111111 I1111111 I1 111111 I \� NORTH ELEVATION (FACING BATTLE AVENUE) 1,1111111111111111 EXTERIOR COLOUR SCHEDULE RCON BRINGLE9 'DUAL BUCK' COBBLE, NICIRIBOMPL VINYL BIDING, GENTUT VINYL BOARD NEWT. GETREIT RNEEBRACES MAN COORS BENJAMIN MOORE N 1477 BTORENRONT DOORS MOBBED ALUMINUM ENTRANCE GUARDRAIL, REACT. VINYL WINDOW f RANIE9 ALUMINUM BONFT APPENDIX E EAST ELEVATION (FACING 20G th STREET) WEST ELEVATION NORTH—SOUTH SCHEMATIC SECTION REVISED : APRIL 10, 2013 MAPLE CRESCENT JULY 10 ADP COMMENTS Bate BescrIption Revlsons Cop right Reserved dimensionsThis plan and design ore, and at all tines remain the excludve property of HR. Hatch Archltect Ltd. and nay not he used or reproduced without written consent. WhIten ns,6orrtwctor shall very adobe for all dlnensions and condtions on e Lb this office shall be informed of any varia9ons fron the dlnensions and condtions shown on the drawing. H.R.HATCH ARCHITECT.LTD Design - Planning - Research ■.■ ELM 6091587 Vest 6th Avenue Vancouv r, B.C. V6J ITS Tel: 604) 261-2347 Fax (604) 261-2349 Consultant Seal Seal Project PROPOSED 17 BED TREATMENT CENTRE ocat 011 INNERVISIONS RECOVERY SOCIETY 20581 4 20591 MAPLE CRESCENT MAPLE RIDGE, B.C. DrawIng Title PHASE ONE ELEVATIONS Project Na. 2012-05 Issued Bate Bate JUNE 2013 Scale 1/5"= 1'-0" Reproduction Scale BralnB Xn A5 APPENDIX F B A T T L E 6' HIGH ARTICULATED WOOD FENCE WITH 2' JOGS see detail on L.2 . SODDED BOUL.BVARD gr'VENUE NOTE: LOCATE WOOD FENCE JOGS TO ALIGN WITH ARCHITECTURAL FACADE FEATURES AS SHOWN COVERED ENTRY PROPOSED TWO STOREY BUILDING F C d C� EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED PLANT LIST SYMBOL QUANTITY BOTANICAL NAME WOOD TRELLIS V V see arch'I. plans P ce j 1606 GN !MS' ' I 6' HIGH WOOD GARBAGE & IIIyy� RECYCLING ENCLOSURE 1I�2f see detail on L2= WINGy I{N h �� lid QO; IIIIIIIIIIIII� era el NOTE: o I CONCRETE INTER OCKING PAVER PATIO see arch'I. plans ALLAN BLOCK RETAINING WALL see arch'I. plans 4' HIGH WOOD RAIL FENCE See detail on L.2 EXISTING "MAPLE CRESCENT LODGE" BUILDING - TO REMAIN COMMON NAME SIZE SPACING Acer cirdnatum Vine Maple 1.5m ht. Acer rubrum 'Karpick' Karpick Maple 5cm cal., B&B Comas rues Comellan Cherry ism M. Cedrus deodera Deodar Cedar 1.8m ht., 666 Fagus sylvatica 'Dawykll' Dawyk Beech 5cm cal., B&B Magnolia soulangeana Saucer Magnolia 5cm cal., B&B Arbutus unedo Buxus sempervirens Monroe Comas alba'ElegaMissime' Euonymus forlunei'Emerald Gaiety' Plerls japonica 'Mountain Fire' Prunus I. 'Otto Luyken' Ribes sangulneum Sarcococca heokeriana humilis Thuja occidentalis 'Smaragd' Strawberry Bush Green Tower Boxwood Silver Leaf Dogwood Emerald Gaiety Euonymus Mountain Fire Reds Otto Luyken Laurel Fragrant Currant Fragrant Sweet Box Smaragd Cedar #2 Cont. #2 Cont. 0.6m O.C. #2 Cont. #1 Cont. 0.6m O.C. #2 Cont. #2 Cont 1.0m O.C. #2 Cont. #2 Cont. 1.2m ht. 0.75m O.C. GROUNDCOVERS. VINES AND PERENNIALS © 34 Gaultherin shallop Salal #1 Cont 0.60m O.C. * 42 Hememcanis Stella Dom Daylily #1 Cont. 0.60m O.C. 4I 32 Levandulaangustifdia var. Lavender Variety #1 Cont. 0.60m O.C. • 52 Liriope muacari 'vedana& Variegated Blue Lily Turf 61 Cont. 0.60m O.C. NOTES: ALL WORK & MATERIALS TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE STANDARD AND IN ACCORDANCE WITH THE DISTRICT OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED. PROVIDE FERTILITY 8 PARTICLE SIZE ANALYSIS TEST FOR GROWING MEDIUM PRIOR TO STARTING WORK. GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING TO BCNTA STANDARD FOR 'LEVEL 2 SOILS'. PROVIDE TOPSOIL DEPTHS AS FOLLOWS: TREES -Min. 2' IN ALL DIRECTIONS FROM ROOT BALLS. Min. 1 m3 PER TREE SHRUBS AND GROUNDCOVERS-MIn. 18" DEPTH CONTINUOUS LAWN AREAS -Min. B" DEPTH CONTINUOUS. ONE YEAR PLANT WARRANTY SITE REVIEW WILL BE CONDUCTED ALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. 1— w w 1— L Q Q N 009 NORTH July 10/13 Rev, par ADP comments RD July 0/13 Rev,. par Intel,. requ'remenna RD D,aatlRmn Revisbne H. R. HATCH.ARCHITECT.LTD Design - Planning - Research ■.■ .,■ e0115e7 WealB.C. VeJ ITS Tel: (604) 261-2347 Fax: (604)261-2349 Seal Seal Pmlact PROPOSED 17 BED TREATMENT CENTRE Lr.rINNERVISIONS RECOVERY SOCIETY 20581 & 20591 MAPLE CRESCENT MAPLE RIDGE, B.C. Dr., Title LANDSCAPE PLAN Drawn RD CC.. RD Issued Date Daia JUNE 2013 Scab Ra53otluction Sub Drewhp L-1 of 2 660.62 July 1003 MAPLE RI[ GE 9+'ri.hEL14 .m.5 .;rrr �arir District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: RZ/015/1O FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6866 -2011 and Maple Ridge Zone Amending Bylaw No.6723 - 2010 12507 and 12555 240 Street 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 rezone the subject properties (Appendix A) from RS -3 (One Family Rural Residential zone) to RG -2 (Suburban Residential Strata zone) to permit eight (8) single family bare land strata lots. The subject site is designated "Estate Suburban Residential" on Schedule "B" of the Official Community Plan and the proposed RG -2 (Suburban Residential Strata Zone) aligns with that designation. However, adjustments of the conservation boundaries around both the Latimer Channel and the South Alouette River will require an Official Community Plan amendment. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/O15/1O 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. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; A Statutory right of way plan and agreement must be registered at the Land Title Office: iv. Road dedication as required; v. Consolidation of the development site; vi. Park dedication as required; vii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the dedicated areas. 1- 1103 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Dan tenBrink 0790573 BC Ltd. Lot 2; Sec. 21; TP: 12; Plan: BCP 10558; PID: 009-352-694 and Lot A; Sec. 21; TP: 12; Plan: BCP 9912; PID: 008-159-645 Estate Suburban Residential RS -3 (One Family Rural Residential zone) RG -2 (Suburban Residential Strata zone) 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: Single Family Residential RS -3 (One Family Rural Residential zone) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential zone) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential zone) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential zone) Estate Suburban Residential Single Family Residential Single Family Residential Strata 5.96 hectares (14.74 acres) 240th Street Rural (with sanitary sewer) SD/015/10 and DP/015/10 This application is to permit a future subdivision of eight (8) single family bare land strata lots in the RG -2 (Suburban Residential Strata Zone). The proposed RG -2 (Suburban Residential Strata zone) permits low density strata development outside the Urban Area Boundary. It is also often applied to sites where there are significant physical features or environmental assets worth protecting, such as: mature forest, sensitive wetlands and bogs, heritage features or view corridors. In exchange for preserving such features, applicants seek some relief of the zoning restrictions to obtain the original density of the site. Thus, the tools of clustering lots, reducing road widths, lot sizes and setbacks are applied to "fit" development to the land in a sensitive and fair manner. This development will benefit from a site-specific text amendment to the RG -2 (Suburban Residential Strata) zone as described in Appendix B. 2- Eight bareland strata lots ranging in area from 0.11 hectares (0.29 acres or 1191.7 m2) to 0.19 hectares (0.49 acres or 1987.1 m2) are proposed with the main access from 240th Street. Each house, including the existing house that will be retained, will meet the flood construction level for the site, as a condition of Building Permit issuance. A statutory right-of-way through the strata lot will facilitate District access to the conservation lands on the north. The following dates outline Council's consideration of the application and Bylaws 6866 -2011 and 6723 - 2010: • The First Reading Report was considered on March 3, 2010. • First Reading was granted March 23, 2010. • The Second Reading Report (see attached) was considered on July 16, 2012. • Second Reading was granted July 24, 2012. • Public Hearing was held August 28, 2012 • Third Reading was granted August 28, 2012 Application Progress: The applicant is finalizing on the servicing drawings and financing for the project and has requested more time to complete this. 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 proposed zone is in compliance with the Official Community Plan designation of "Estate Suburban Residential" for the subject site. The proposed strata lot layout is in a clustered form to "fit" the development to the land. The applicant has requested a one year extension. It is anticipated that within a year request for final reading approval will be applied for. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP 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 24005 P 83316 A 12763 12 P 9912 1 �1 P 9364 Rem A Rem B 24009 _ 12750 p61s 42 P 241 2( 1 12733 P 51027/ 9367 30 41 5 A v v N 22,a° 2703 13 12720 " , 12729 tip°" 22 807 23 `\ pp`\'' 24 P 18'l 12 25 26 J 3 / v N N 12693 N — __ . _ _ I- 14 4 12685 N10 1 2 0 12680 F 9364 3 4 3 12665 51027 �15 P� o J 2 12645 12625 1 LMP 20739 N 12630 \ P10558 +r 1 / \lb,i,. ` _ P 991 Rem A ��� Pcl. 1 12599 / I LMP 937 SUBJECT PROPERTIES 2 1 / ( P 50307 P 3017 ti \ N` NIli . 12507 / 12516 ,/ N, 1 P 10558 12469 N w J 2 a RP 7864 I. 3 $ E 1 A 0 i L\t. N SCALE 1:3,000 Cit'• .f Pitt. Mea i cows 12507/12555 240 STREET 1111 �r,;rrialWrilA I 1 0 P A ffl-'� � .-1,...053, o 7 4 CORPORATION OF THE DISTRICT OF _akvergabglammi, ' _ ��;Y�p1 - r_ . MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of ' I Langley f. MJ , DATE: Jul 9, 2012 FILE: RZ/015/10 BY: PC -4' FRASER R. HAPLE RI kQE B++ri.h t Wr�ib District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: RZ/015/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6866 -2011 Second Reading Maple Ridge Zone Amending Bylaw No. 6723 - 2010 12507 and 12555 240 Street EXECUTIVE SUMMARY: The subject site is designated "Estate Suburban Residential" on Schedule "B" of the Official Community Plan and the proposed RG -2 (Suburban Residential Strata Zone) aligns with that designation. However, adjustments of the conservation boundaries around both the Latimer Channel and the South Alouette River will require an Official Community Plan amendment as described in this report. This application is to rezone the subject properties (Appendix A) from RS -3 (One Family Rural Residential zone) to RG -2 (Suburban Residential Strata zone) to permit eight (8) single family bare land strata lots. On March 23, 2010, Council granted First Reading to this application based on the current and proposed Official Community Plan designation and the proposed zone which aligns with the existing designation. At that time, details about environmentally sensitive areas, flood concern from the South Alouette River and the hydro dam release were not fully known. Following First Reading, the applicant worked with staff to resolve several issues and it was determined that 23.41% of the subject site, within a 30.0 m environmental setback around the South Alouette River, needs to be protected and designated as park for conservation. In addition the developer has offered to dedicate a significant portion (43.25 % of the subject site) as park for conservation around the ponds, including enhancement works, which provide an overall environmental benefit (Appendix D). To this, an additional area is added through a habitat protection covenant (3.5 % of the subject site), proposed at the rear yards of lots 1-6 (Appendix D). The total area anticipated to be established for environmental protection is 70.16 % of the subject site (including the covenanted areas). A site specific text amendment to the RG -2 (Suburban Residential Strata zone) has been proposed as described in this report and the Zone Amending Bylaw No. 6723-2010 is revised to reflect this (Appendix C). RECOMMENDATIONS: 1. In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: a. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; b. The Board of any Regional District that is adjacent to the area covered by the plan; c. The Council of any municipality that is adjacent to the area covered by the plan; d. First Nations; e. School District Boards, greater boards and improvements district boards; and f. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6866-2011 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaws; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 be given First and Second Reading and be forwarded to Public Hearing; 6. That Maple Ridge Zone Amending Bylaw No. 6723 - 2010 be amended as described in Appendix C and be given Second Reading and be forwarded to Public Hearing; and 7. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; -2 c. A Statutory right of way plan and agreement must be registered at the Land Title Office: d. Road dedication as required; e. Consolidation of the development site; f. Park dedication as required; g. DISCUSSION: Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the dedicated areas. a) Background Context: Applicant: Dan Tenbrink Owner: 0790573 BC Ltd. Legal Description: Lot 2; Sec. 21; TP: 12; Plan: BCP 10558; PID: 009-352-694 and Lot A; Sec. 21; TP: 12; Plan: BCP 9912; PID: 008-159-645 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential zone) Proposed: RG -2 (Suburban Residential Strata zone) Surrounding Uses: North: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential zone) Designation: Estate Suburban Residential South: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential zone) Designation: Estate Suburban Residential East: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential zone) Designation: Estate Suburban Residential West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential zone) Designation: Estate Suburban Residential -3- Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Single Family Residential Single Family Residential Strata 5.96 hectares (14.74 acres) 240th Street Rural (with sanitary sewer) SD/015/10 and DP/015/10 The subject site (Appendix A) with a consolidated site area of 5.96 hectares, consists of two legal lots located at 12507 and 12555 240 Street within the flood plain area of the South Alouette River. The northern half of the site cannot be developed as both the Latimer Channel and the South Alouette River contain environmentally sensitive land (23.41% of the subject site), within a 30.0 m environmental setback from the top of bank, on either side of the South Alouette River. In addition to this, a significant proportion of the subject site (43.25% of the subject site) around the ponds will also be dedicated as park for conservation purpose. Finally a smaller portion (3.5% of the subject site) will also be placed under a habitat protection restrictive covenant, on proposed strata lots 1-6 (Appendix D). Based on an Environmental Assessment Report by Tera Planning Ltd. and discussion with the developer, 70.16 % of the subject site is anticipated to be dedicated to the District as park (Appendix D). This will provide opportunities for significant net environmental benefits such as cleaning, stabilizing, habitat enhancement and creating a backwater spawning channel for salmonids, pacific water shrew and red -legged frog habitat. Eight bareland strata lots ranging in area from 0.11 hectares (0.29 acres or 1191.7 m2) to 0.19 hectares (0.49 acres or 1987.1 m2) are proposed with the main access from 240th Street. Each house, including the existing house that will be retained, will meet the flood construction level for the site, as a condition of Building Permit issuance. A statutory right-of-way through the strata lot will facilitate District access to the conservation lands on the north. The Environmental Assessment Report by Tera Planning Ltd. identifies environmental assets on site which include the water courses, disconnected wetland ponds and a mature, coniferous forest. It also outlines the opportunities for enhancement works within the environmental setbacks of each lot. A Geotechncial Report by EBA Engineering Consultants Ltd. notes that the site may be safely used for the proposed development and recommends flood protection measures to be finalized at the Building Permit stage. c) Planning Analysis: Official Community Plan: Several policies in the Official Community Plan emphasize the importance of protecting and enhancing the environmentally sensitive areas in the District. • Policy 5-6 states "Maple Ridge will work toward achieving the goal of a positive benefit for the District's natural features by designating conservation areas and by mitigating the potential for habitat impacts with enhancement, restoration, environmental monitoring and other alternatives that are acceptable to the municipality". -4- • Policy 5-8 states "Maple Ridge will continue to protect watercourses by requiring landowners who are either subdividing or rezoning properties within or adjacent to lands or watercourses indentified on the Natural Features Schedule C or designated as conservation on Schedule "B" of the Official Community Plan, to provide a portion of land through the development process. At the discretion of Council the following options can be provided: a) the area can be dedicated as park land and must be designated as "Conservation"; b) land can be protected through a conservation covenant and payment is made to the Municipality in an amount that equals the market value of up to 5% of the land that may be required for park land; or c) combination of parkland dedication and conservation covenant. The proposed development on the subject site respects both the policies stated above and utilizes a combination of mechanisms to protect the environmental areas on site as stated below: • 23.41% of the subject site is within a 30.0 m environmental setback around South Alouette River and will be dedicated as park for conservation purpose; • 43.25 % of the subject site, around the disconnected ponds, will be the additional area dedicated as park for conservation offered by the developer; and • 3.5 % of the subject site will be placed under a habitat protection covenant. A total of 70.16% of the subject site will be dedicated as park for conservation purpose. The subject site is designated "Estate Suburban Residential" on Schedule "B" of the Official Community Plan. • Policy 3-15 states "Maple Ridge will support single detached and two family residential housing in Estate Suburban Residential areas. The Estate Suburban Residential land use designation is characterized generally by 0.4 hectare lots". The proposed RG -2 (Suburban Residential Strata Zone) aligns with the Official Community Plan designation of "Estate Suburban Residential", however, an Official Community Plan amendment is required to define the conservation boundary around the Latimer Channel and the South Alouette River. The proposed lot layout clusters the available density around the ponds and provides significant park dedication and habitat protection than available otherwise. The subject site is within the Fraser Sewer Area and all the proposed lots will be connected to the sanitary sewer on 240th Street. Zoning Bylaw: The proposed RG -2 (Suburban Residential Strata zone) permits low density strata development outside the Urban Area Boundary. It is also often applied to sites where there are significant physical features or environmental assets worth protecting, such as: mature forest, sensitive wetlands and bogs, heritage features or view corridors. In exchange for preserving such features, applicants seek some relief of the zoning restrictions to obtain the original density of -5- the site. Thus, the tools of clustering lots, reducing road widths, lot sizes and setbacks are applied to "fit" development to the land in a sensitive and fair manner. This approach is rare but has been applied in this application due to the significant amount of environmentally sensitive features that were discovered on the subject site. As a result, it is proposed that the resulting lots will range in size from 0.11 to 0.19 hectares (1,190 m2 to 2,178 m2). Such lot sizes would conform to the density provision of the RG -2 (Suburban Residential Strata) zone if the lands beyond the 30.0 m environmental setback (i.e. around the disconnected ponds) were included in the developable area. In other words, the proposed density, with a 30.0 m environmental dedication, would be 2.017 per hectare of the developable land, which is within the permitted density of the RG -2 (Suburban Residential Strata) zone. However, to preserve all of the environmentally sensitive lands (even those beyond the 30.0 m setback of the creek and river), smaller lots should be accepted and accommodated. This is only possible because the site is within the Fraser Sewer Area and can be serviced by a municipal sanitary sewer rather than type 1 septic systems that require lot areas of 0.4 hectare. A density of 5.77 units per hectare is required to accommodate this proposal, when an additional 43.25 % of the subject site (around the disconnected ponds), is added to the dedicated park area. This clustering approach was utilized by the District in the past, the most recent being the Grant Hill- Bosonworth project. Site-specific Text amendment to the RG -2 (Suburban Residential Strata zone): To accommodate the environmental and clustering scheme, a site-specific text amendment is required to the RG -2 (Suburban Residential Strata) zone of the Maple Ridge Zoning Bylaw No. 3510-1985. The required changes to the zone are as follows: • The proposed maximum permitted density required to accommodate this proposal must not exceed 5.77 dwelling units per net hectare; • The maximum lot coverage for the bare land strata lots must not exceed 25% of the lot area; • The maximum gross floor area of the resulting homes cannot exceed 300 m2 (3,230 ft2); • The resulting setbacks for the homes on each strata lot are: i.) 7.5 metres from a front or rear lot line; ii.) 3.0 metres from an exterior side lot line; iii.) 1.8 metres from an interior side lot line. • The resulting setbacks for accessory off-street parking uses or accessory residential use on each strata lot are: i.) 7.5 metres from a front or rear lot line; ii.) 1.8 metres from a rear lot line; iii.) 3.0 metres from an exterior side lot line; iv.) 1.8 metres from an interior side lot line. -6- The above stated site specific text amendments to the RG -2 (Suburban Residential Strata) zone are intended to ensure the fit of the proposed bare land homes to the new smaller lot sizes. This will allow the development as a whole to mimic development patterns typically found within the Urban Area Boundary of the District. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. 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 areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B"; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The applicant has submitted a combination of Watercourse Protection and Natural Features Development Permit application which is under review. Development Information Meeting: A Development Information Meeting is not required for this application as per Council Policy 6.20. d) Citizen/Customer Implications: The affected citizens/parties will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed this proposal and identified that all required services do not exist. The deficient off-site servicing works which will be required are stated below: • 240th Street needs to be constructed as a paved rural local road (ditches on both sides with street lighting appropriate for rural road) from the end of the existing pavement at the top of the hill near the junction with 241St Street to the development site. Across the frontage of the site, approximately 315 metres in length, the road will need to be of an urban local standard (with curb, gutter, side walk street light, street trees, under -ground -7- wiring for utilities) and designed not to encroach on adjacent properties. Road dedication is required if encroachment is anticipated. • The development site is at an elevation that will not allow gravity connection to the municipal sanitary sewer system. This situation demands construction of a municipal sanitary sewer pump station and a force main to the nearest municipal sewer which is approximately 580 metres, south of the 240th Street/ Abernethy Way intersection. The pump station and force main must be designed to serve all the adjacent properties that could connect and are within the Fraser Sewer Service Area. Connecting these properties would require extending a gravity sewer from the pump station in the future as these properties develop. The design for the pump station will need to consider the 200 year floodplain elevation, proper power supply to operate the station and location of the pump station that allows access for municipal maintenance and the ability to provide gravity sewer connections to the development site as well as surrounding properties. • Storm run-off from the road will need to be considered in the road design. • A municipal water main involving constructing approximately 320 m of water main and fire hydrants, will need to be extended to the subject site. • All utility connections to the subject site must be under -ground. The existing house to be retained needs the overhead services converted to under -ground hydro, telephone and cable services. • The road to the subject site is partially in flood plain. The engineer of record for the proposal needs to establish elevation of the flood plain and make recommendations for construction of the roads and services to address effects due to flooding and water released from the Hydro dam. 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. Final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has reviewed this proposal and does not have any concerns. Building Department: The Building Department has reviewed this proposal and identified that any structures within the flood plain area will need a Flood Plain Restrictive Covenant to be registered at the Building Permit stage. f) School District Comments: A referral was sent to the School District office and no comments were received. g) Canada Post Comments: A referral was sent to the Canada Post office and no comments were received. -8- h) 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 Local Government Act. The amendment required for this application to adjust the conservation boundary would contribute towards net environmental gain. 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. i) Environmental Implications: The proposed eight lot bare land strata development is within the 50 metre setback from both the Latimer Channel and the South Alouette River and hence subject to a Watercourse and Natural Features Development Permit approval. An environmental setback of 30.0 metres from the top of bank, is required around both sides of the South Alouette River, giving a total of 3.45 acres (23.42% of the subject site) to be dedicated as Park and re -designated to "Conservation" on the Official Community Plan. An additional 6.37 acres (43.25 % of the subject site) has been negotiated to be dedicated to maximize the net environmental benefit. This dedication of sensitive environmental land will allow for its preservation, stabilization, enhancement and the creation of a backwater spawning channel for salmonids and pacific water shrew and red legged frog habitat. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required and Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required. A combination of these applications has been received and is being processed. The applicable environmental refundable securities along with a 5 year maintenance agreement will be collected prior to issuance of the Watercourse Protection Development Permit. CONCLUSION: The proposed zone is in compliance with the Official Community Plan designation of "Estate Suburban Residential" for the subject site. The proposed strata lot layout is in a clustered form to "fit" the development to the land. The proposal will provide enhancement areas to the ponds and provide additional park dedication for conservation purposes, than is required. The total area that will be protected for environmental purpose and dedicated as park equals 70.16 % of the subject site, providing a significant benefit to the area and neighbourhood. As a result, staff is in support of the clustered form of development proposed in this application. -9- Therefore, it is recommended that Council grant First and Second Reading to the Official Community Plan Amending Bylaw No. 6866-2011 and Second Reading to the revised Zone Amending Bylaw No. 6723-2010 and forward both the bylaws to the Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP 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 - Appendix B Appendix C - Appendix D Appendix E - Subject Map - OCP Amending Bylaw 6866-2011 Zone Amending Bylaw 6723-2010 - Proposed Site Plan Proposed Site Sections - 10 - 24005 P 83316 A 12763 12 P 9912 1 �1 P 9364 Rem A Rem B 24009 12750 p0 42 P 241 2C 1 12233 P510271 • 9367 30 41 5 A v v 2 N18112 1z7oa 13 12720 / , 12729 `-0' 22 807 9,a° 23 �� pe 24 P 25 m n \ 26 M J 3 / ` v N 0 12693 `� — __ . _ — 4 4 12685 N 0 1 2 0 12680 F 9364 3 4 3 12665 51027 15 P� d 2 12645 12625 1 LMP 20739 F 0 12630 P10558 1 / _ 41r P991 Rem A ��� Pcl. 1 12599 / I LMP 937 1 A SUBJECT PROPERTIES 2 1 1 1)( P 50307 P 3017 ti \ N` `` 12507 / 12516 ,/ ch 1 P 10558 12469 CSI w J 2 a RP 7864 3 $ E 1 A r� L\k. N SCALE 1:3,000 7 Cit'• sf Pitt Mea 0 ows vi �gailic7ramak lisle r r;r I I � 0 12507/12555 240 STREET mirmco omit_ "'_�''m�"°°�II'n - CORPORATION OF THE DISTRICT OF ' -- ssij�Fl "J wakroi ror, i MAPLE RIDGE British CoRID MAPLE RIDGE PLANNING DEPARTMENT q District of +` I �� _ ' Langley f. MJ DATE: Jul 9, 2012 FILE: RZJ015/10 BY: PC FRASER CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6866-2011 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 "B" & "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. 6866-2011. 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and Lot "A" Except: Parcel "One" (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 840, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by removing from Schedule B and adding to Conservation. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and Lot "A" Except: Parcel "One" (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 814, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding as Conservation to Schedule C. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2012. READ A SECOND TIME the day of , A.D. 2012. PUBLIC HEARING HELD the day of , A.D. 2012. READ A THIRD TIME the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of 201_. MAYOR CORPORATE OFFICER 128 AVE. LMP 30056 — e 16791 5 P 55193 P 51027 \ 10 \ \ P 7196 z v 043 a W 2401 (FERN CRE 28 24001 29 a 31 32 PARK BCP Rem 18 50115 31 12790 EP 22444 - 27 P 21921 P 26177 `PP135 16 17 A 24003 \1� I 11 ``P I M II N 1z795 zn0 _ 0_ N 126' A - \ %\\ a ce 24005 85 32 �I� Ill , co W P83316 A 12763 12 V\ P 9364O Rem A \\ ,1` / V LL \ a 11 239 ST. 1 24009 0 3/ P 82930 __ 12750 13\ p6t3 42 P 24120 12]33 3 P 51027 1 9367 30 41 A 86 33 30 a N 2 — 12703 73 �1 I 12720 ii RW 51028 12729 - 22 ab ? 23 X12 P 65088 A __ LMP 21771 31a1 26 A 34 0 \ 12693 0 FERN CR. - % 90 0 \a 12885 14 1 r \ 12680 F 2 9364 3 4 5 N1\ 35 c'\ \ 3 , P \ 12665 P 51027 P.364 \ X40 �\\ a nm w� \'-2 2 12630 15 126 AVE. /P 12845 \ 10558 $ 12625 LMP20740 1\ \ LMP 20739 \ \ 21 P 9912 EP 13720 96 9a 35y 5 Rem A Pcl. 1 I CP 741 �� I etc e i 12530 LMP 9379 A 12511 <Q/Re 12510 P 82930 P 50307 P 3017 12599 2 / 4 69960 2 9 12507 _ EP 17215 2 2 o 12516 / RW 16399 , / 1 2487 A A t n P 10558 12469 N gi J 2 B RP 7864 71 2481 2450 3 0 E 1 / A 12445 1 VADLI RIDG- OFFICIAL C OV Bylaw No. 6866-2011 Mau No. 81 4 From: Estate Suburban Residential To: Conservation V ,\ITY n DLA\ AV =\DI \G N SCALE 1:4,000 MAPLE RIDGE British Columbia 128 AVE. LMP 30056 — e 16791 P 55193 P 51027 \ 10 \ \ P 7196 z v 043 a W 2401 (FERN CRE 28 24001 29 a 31 32 PARK BCP Rem 18 50115 31 12790 EP 22444 - 27 P 21921 P 26177 `PP135 16 17 A 24003 \1� I 11 ``P I M II \ 12795 zn0 _ 0_ N 126' A - \ N a ce 24005 85 32 '1II Ill , co W P83316 A 12763 cP\� 12 V\ P 9364O Rem A \\ ,1` / V LL \ a 11 239 ST. 24009 0 3/ P 82930 12750 13_4, p6t3 42 P 24120 12]33 3 P 51027 1 9367 30 41 A 86 3313 30 N 2 12703 — 1 I 127201 11 RW 51028 12729 - 22 ab ? 23 .12 P 65088 __ LMP 21771 3 26 34 1 \ 12603 0 FERN CR. - % 90 0 \a 12885 14 1 r \ 12680 F 2 9364 3 4 5 N1\ 35 c'\ 3 , P \ 12665 P 51027 P.364 \ X40 �\\ a nm w� \-2 2 12630 15 126 AVE. /P 12845 \ 10558 $ 12625 LMP20740 1\ \ LMP 20739 \ \ 2P P 9912 EP 13720 96 9a g35y Rem A POI 1 I I V�8 CP 741 El �� I etc e i 12530 LMP 9379 A 12511 <Q/Re 12510 P 82930 P 50307 P 3017 12599 2 / 69960 2 9 12507 _ EP 17215 2 2 To 12516 / RW 16399 2 / 1 2487 A A t A n P 1055812469 N gi J 2 B RP 7864 71 248 2450 3 0 E 1 / A 12445 VADLI RIDG- OFFICIAL C OV Bylaw No. 6866-2011 Mau No. 840 Purpose: To Add To Conservation V ,\ITY DLA\ AV =\DI \G N SCALE 1:4,000 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6723 - 2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6723 - 2010." 2. Those parcels or tracts of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 Lot "A" Except: Parcel "One" (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 1475 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RG -2 (Suburban Residential Strata Zone). 3. Scope: This By-law establishes regulations to permit increased density, increased lot coverage and reduced setbacks for each strata lot, specific to the tracts of the land stated above, subject to compliance with the provisions in the Zoning Bylaw. 4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly: PART 6 - RESIDENTIAL ZONES, 610 (B), (D) and (F) are amended as stated below: 610(B) REGULATIONS FOR PERMITTED USES: That Section 610(B) REGULATIONS FOR PERMITTED USES be amended by adding the following, after (a): (b) Not withstanding Section 610(B) (1) of this bylaw, the maximum permitted density at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must not exceed 5.77 dwelling units per net hectare. 610 (D) LOT COVERAGE AND FLOOR SPACE RATIO: That Section 610(D) LOT COVERAGE AND FLOOR SPACE RATIO be amended by adding the following after 2. 3. Not withstanding Section 610(D)(1) of this bylaw, the maximum permitted lot coverage for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must not exceed 25% and the gross floor area of the principal use on each strata lot not exceed 300 m2. 610(F) SITING REQUIREMENTS: That Section 610(F) SITING REQUIREMENTS to be amended by adding the following after 3(b). 4. Not withstanding Section 610(F)(1) and (2) of this bylaw, the permitted siting for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must comply with the following: (a) all buildings and structures for a group housing residential use or a single family residential use shall be sited not less than: i. 7.5 metres from a front or rear lot line; ii. 3.0 metres from an exterior side lot line; iii. 1.8 metres from an interior side lot line. (b) all buildings and structures for accessory off-street parking use or accessory residential use shall be sited not less than: i. 7.5 metres from a front lot line; ii. 1.8 metres from a rear lot line; iii. 3.0 metres from an exterior side lot line; iv. 1.8 metres from an interior side lot line. 5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 23rd day of March, A.D. 2010. READ a second time the day of , A.D. 2012. PUBLIC HEARING held the day of , A.D. 2012. READ a third time the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of ,A.D.20. PRESIDING MEMBER CORPORATE OFFICER 128 AVE. 16791 31 II 32 vlj 0 P 82930 33 30 P 65088 A 34 cz 35 40 126 AVE. 8 EP 1721 A P 55 6 93 17 12795 P 83316 A 276 273 \ 2 LMP 21771 3 4 03 \ \ 3 .P\ a w \2 LMP 20740 \ LMP 20739 \ 12703 12695 12885 12865 1284 12825 2680 14 P 51027 12630 15 P 82930 P 50307 2 9 P 3017 2 P 10558 2 P 10558 3 2507 P 9912 12469 Rem A EP 13720 Pcl. 1 12569 RP 7864 14 o E 28 2400 29 2400 P 2192 27 31 32 P 26177 PARK Rem 18 BCP 50115 'PP135 N 126'A 24005 P 9364 Rem A \9364 30 VOS CP oF 2 12516 LMP 9379 A 12511 2487 2 1246 A 12445 12530 566/ 9 / Re 1250 P 69960 2 2450 \/APL Bylaw No. Mau No. From: DG /0\ AV \D \G 6723-2010 1475 RS -3 (One Family Rural Residential) To: RG -2 (Suburban Residential Strata Zone) MAPLE RIDGE British Columbia N SCALE 1:4,000 vonlna Analysis FroPam 1 a.wAddress 12555 24001 Sl Mepe Roos. ec PIO 002-15.46 .ga 4sonpt . ,11;z„19:1,—, o.e (Eylwnlan pen 13120) Mack. 2 CNN Mede Ridge, ec PIO Lo um elDeconpt on Iyl2 se2l rnwna,e 2NINDRan105.56 a>�2o;°nv: R�z(Subutben RwN.nb, Skate). Road 13•Mcabon 3.0m RficREasernen1 Pond .6 River Area. Lot aa(menares): Lot Area (Aker wcna)'. 304.2 ro2 6,077.6 52,626.5 13,251.7 Required 'Allowed Existing /Proposed (102) kun Lot MIK 75 m kol Capp in. -num WINO, Mk 100.meld 31010 Ndyl: overage 10 Accessory BIN Height: inenor6de YaN Setback 25uw YA,r Rwtluad. Area Reconcllallon Plart ',ORIGINAL LOTn5t o 550.60637,032 6. n1 25 55-2 4010 St. 22.662q so Ion ernee east edge properly Nota* perloaarnencla 30.767 7113 25,601 3 m2 13.865.8. ,CORRNANT AREA Area of 2,1062. DEVELOPMENT ENVELOPE 11.]46.3 ad Tolel area coolffour, to determine cle.ly.Covenanl Ana, Development Density with Enviroc10Mllad Areal DetiuOm Or* 12,252.5102 7757 2.01717 2m33eedstaa* Ina Proposed Lot ulowaele Lot Proposed Lot Requested Lot Proposed Fro Proposed Pear Proposed Interior w pop,c M ng Coverage m2 CoveN coverage m2rSetback nt Yard Setback Yard SetbaSetback IWO 5001177& �; 1I/bwess 2x00102 22.510 g.% 2000me e rn 22.510 IRn 2.5 m PYA) 120 ere 1, AN 4 1,6642. 156 4 m2 16.Nle 2002) ,172 21.5 MI on fN nes 5041 1. .102 120.55,2 23x16 2400212 r1re 22.5 5, reg in R. 5,n 12 We. fleglared lot Setback Front 15.0 ro kttefior Side 0.010 Ertmwr Side 15.010 fid. • 1eaapoas iride.wpw grown pond 1213.11m2 TO SCALE WREN PRINTED ONARCH O,36 24 SU DNA G Wen a saw. r Heavy black dashed —outline represents existing / 2 property lines % / % r t / % / % t . i i T 1 Simplified Site Plan ; swp:t:"° Slew IAFE, 33.0m -2.411 _.,..,� �-�y_L'9�'_V=_=!il�i�llJLL=—�IV[`ll¢�s��-----k N,,•, IAFE Om 1111= J = UL�1W W4-�WL:JL! I.,�—�1W�`NL..i1.4 J •can am, 1 PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE Site Section 1-1 ll®teT�Oir Scala: 1:300 Site Setion 2-2 'lLmtle6Uy ane Site Setion 3-3 SceIe: 1:300 Site Setion 4-4 Scale1J00 OPIp AoLLs G. -raw Meigh G District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: RZ/12O/1O FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No. 6808-2011 23908, 23920, and 23882 Dewdney Trunk 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 rezone the subject properties from RS -lb (One Family Urban (Medium Density) Residential) and RS -3 (One Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District), to permit subdivision into 25 single family lots. This application is in compliance with the Official Community Plan. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/12O/1O and that the following conditions be addressed prior to consideration of Final Reading: Removal of the existing buildings; ii. 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: Randy Cooke Owner: George W Paton Lorraine E Paton Tassong Development Corp Mmg Insurance Services Inc Norfolk Holdings Ltd -1- 1104 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 Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: Lot: 2, Section: 16, Township: 12, Plan: 1676, Section: 16, Township: 12, Plan: 1676, Lot: A, Section: 16, Township: 12, Plan: LMP806 Low/Medium Density Residential Low/Medium Density Residential RS -lb (One Family Urban (Medium Density) Residential), RS -3 (One Family Rural Residential) R-1 (Residential District), R-3 (Special Amenity Residential District) Civic P-6 (Civic Institutional) Institutional Single Family Residential RS -lb (One Family Urban (Medium Density)) Urban Residential Single Family Residential R-3 (Special Amenity Residential) and R-1 (Residential) Urban Residential Single Family Residential RS -lb (One Family Urban (Medium Density)) Urban Residential Residential and Vacant Residential 1.057 ha (2.611 acres) Dewdney Trunk Road Urban Standard The following dates outline Council's consideration of the application and Bylaw 6808-2011 • The First Reading Report (see attached) was considered on May 10, 2011 • First Reading was granted May 10, 2011 • The Second Reading Report (see attached) was considered on July 24, 2012 • Second Reading was granted July 24, 2012 • Public Hearing was held August 6, 2012 • Third Reading was granted August 28, 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 item is removal of the existing buildings and a disclosure statement from a Professional Engineer confirming 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. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months consideration for Final Reading approval will be applied for. "Original signed by Siobhan Murphy" Prepared by. Siobhan Murphy, MA, MCIP, RPP 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 - Subdivision Layout Appendix C - Second Reading Report -3- APPENDIX A 120 B AVE 0 LMP 0I coco N 230403 "`124 N 25 N 26 o 2 J LMP 30402 -----J P 57747 14 / 12 -A- ANE 103 ?7 co co CO co BCS 3574 BCP 21769125 co N P 88032 7-, co ` N SUBJECT PROPERTIES Ca N Ca N / LMP 27920 LMP 30401 DEWDNEY TRUNK RD. m Rem 1 N 11995 12 1 co o o �, M M N M 15 N 14 N 13 N 12 N 11 N l[) 1 co Rem N 1 /2 M EP15903 11983 N N � 2 N of B 13 11980co Rem N N N N N N4‘ 2 P85134 0CD A 3 5 141971 F �' 11970 119BAVE. ti Co 23998 N- T 1 r` 3 11959 m 10 1 23996 M ti co M 15 N 11960 4 Rem A LMP 806 P 1676 Co 11972 co M 2994 S 1/2 119 B AVE. 11950 Rem 11966 w a of B 5Lo co co 11940 W 2 11960 6 5 t-= tt o v, M 16949boa. 6CL 2 11951 n L I- 7 c c7; 2 N 11939 11930 � 11954 co a 17 7 0-, 6 N 11948 11931 10 LMP 1144 LMP 1641 5 11921 119283 M 11927 N g $ 1 of 2 �3 1 �2 �3 11942 M 00 m ~ 11917 co N N rO N c0 co c0 c0 4 / 11936 S 1/2 1 5 c 1'978 a_ 19 F LI) cn 119A AVE. 3 of P 1676 11939 m 7 N CD 11911 11930 �7J31 /908 5 O � 20 N N N O <-0 00 O 4 Oco'r (0 O W N co W 2 11924 7 6 11903 N 11 21 N 10 NLM P 1144 N 4 LVIP CN 5 1641 N 6 N7 1 11918 LMP 18051 c0 LMP 18051 35 11913 LMP 42851 8 oo / °' 1 CO ‘; 2 `O 30u, rn 31 a rn 321- rn 33 7 rn 34 co rn 36 11907 N N N 1190/ N N N N N 37 PARK 1190 119 AVE. / • 11893 7 co 11875 rn a\ rn LO 39 11 877 11880 N 3 =='::: 29N 28N 27N 26N 25N off/ LMP 18051 wCo z 40 N— 1186' L\ N SCALE 1:2,000 Cit'• .f Pitt Mea lows :_, • I 23882, 23908/20 DEWDNEY TRUNK ROAD o co Vii 4 — CORPORATION OF THE DISTRICT OF .r i -�rl �1itharlirmii o ' -- 6--b_.,L Et MAPLE RIDGE MAPLE RIDGE ; District of I British Columbia PLANNING DEPARTMENT Langley f. MJ Jul 6, 2012 FILE: RZ/120/10 BY: PC ,_,..a_DATE: FR ASER APPENDIX B Q) Q)' co oo N Dewdney Trunk Road (MINIMUM BUILDING ENVELOPES .5x9 R-3, 5.50 SHOWN 1 88. a 4 2 Lid i� -645'2 ii 8 d2 458 L an. P615 8 620 It 45100 45"1.001 GI 8 a 45.2 Mtv 320 ii 24581.P1 n1J, o 45 200, 06.19 s .%G 2 8.1 a 9'Av; 45 2 8 8 lit 8./ 1P 022 045 is4Lia 11 045.'2.001 0145'1. / 45��00) 15 14 Plan 13 12 BCP45642 11 3 > 4 7.50 41) 33 4 7.50 5 o Lane 2 co Rem A Plan 68,806 32 Road 12.85 Rem VV 1/22 A Pion 1676 Reference Plan 138812 5 MINIMUM BUILDING ENVELOPES 842 R-1, 943 SHOWN 6 W 7 9 8 16.66 1.201 11.20 16.69 3 MINIMU 1 Plan 16.69 2011 21 433.9 m2 6 11.20 16.69 BUILDING EN 16.69 2 16.40 1.201. 20 2 16.40 1.20 2 120 16.69 01.20 6.40 LOPES 8x12 R 1, 10,5x12 SH 2 I 3 04/71144 1 Plan 2 1557 /77/641 119A Avenue 1500 15.00 Q.) Q) 1500 h 119B Avenue 10 1 Ron 63677 9 8 7 6 Plan 83677 6 5 4 3 2 Terra Pacific Land Surveying Ltd 22371 SI. Anne Avenue, Maple Aid3e, 8C Phone: 604-463-2509 9aa: 604-463-4501 Client: Randy Cooke Project: 23882, 23894, 23908 & 23920 Dewdney Trunk Road, Maple Ridge, BC Drawing Title: Proposed Subdivision Plan Ok Lot A Except: Port Subdivided By Plan LMP1144, NWD Plan LMP806; West Half Lot 2 Except: Firstly: Parcel A (Reference Plan 13881) And Secondly: Parcel A (Reference Plan 84990), Thirdly Port Subdivided By Plan LMP1641, NWD Plan 1676; And Parcel A (Reference Plan 13881) West Half Lot 2 Except: Parcel -8 (Reference Plan 84991), NWD Plan 1676, /111 Of Section 16, Township 12. Scale: 7 : 500 Dote: August 25, 2011 R7e: AIR10-431sketch_Propose0 Sub_Cooke25 1 of 1 S 1/2 1 !Non 1676 HAPLE RI kQE B++ri.h t Wr�ib District of Maple Ridge APPENDIX C TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: RZ/120/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6808-2011 23908, 23920, and 23882 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS -1b (One Family Urban (Medium Density) Residential) and RS -3 (One Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District), to permit subdivision into 25 single family lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Removal of the existing buildings; ii. 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: Randy Cooke Owner: George W Paton Lorraine E Paton Tassong Development Corp Mmg Insurance Services Inc Norfolk Holdings Ltd Legal Description: Lot: 2, Section: 16, Township: 12, Plan: 1676, Section: 16, Township: 12, Plan: 1676, Lot: A, Section: 16, Township: 12, Plan: LMP806 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 Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: b) Project Description: Low/Medium Density Residential Low/Medium Density Residential RS -1b (One Family Urban (Medium Density) Residential), RS -3 (One Family Rural Residential) R-1 (Residential District), R-3 (Special Amenity Residential District) Civic P-6 (Civic Institutional) Institutional Single Family Residential RS -lb (One Family Urban (Medium Density)) Urban Residential Single Family Residential R-3 (Special Amenity Residential) and R-1 (Residential) Urban Residential Single Family Residential RS -1b (One Family Urban (Medium Density)) Urban Residential Residential and Vacant Residential 1.057 ha (2.611 acres) Dewdney Trunk Road Urban Standard The applicants plan to construct a 25 lot subdivision. Homes fronting Dewdney Trunk Road are proposed to be accessed from a rear lane to create an attractive streetscape. The development is anticipated to consist of a variety of lot sizes, with larger lots bordering the south property line to better blend in with the existing homes. One of the three properties is vacant and vegetated, including a stand of trees that is located along the entire south property line of the three sites. c) Planning Analysis: Official Community Plan: The subject properties are designated Urban Residential, and because Dewdney Trunk Road is a Major Corridor in the OCP, the development is subject to the Major Corridor Infill Policies in the plan. OCP policy for Major Corridor Infill requires that there is compatibility with the neighborhood. The following is an excerpt regarding compatibility from Section 3.1.4 Residential Infill and Compatibility Criteria of the OCP: -2 Compatibility refers to development that "fits" with the character of a neighbourhood. It does not mean that the development looks the "same" as neighbouring development; rather the housing form is similar in size, scale, massing and architectural elements. Evaluation Criteria for Major Corridor Infill Policies are found in the OCP Section 3.1.4, sub -section 3- 20, Chapter 3, page 10. The proposed R-1 (Residential District) and R-3 (Special Amenity Residential District) zones are in compliance with the Urban Residential land use designation and compatibility criteria. Zoning Bylaw: The current application proposes to rezone the properties located at 23908, 23920 and 23882 Dewdney Trunk Road from RS -lb (One Family Urban (Medium Density) Residential) and RS -3 (One Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District) to permit future subdivision into 25 single family lots. The applicant has requested a variance to allow retention of above -ground hydro lines along Dewdney Trunk Road, and to relax the accessory off-street parking building setbacks for the proposed R-3 (Special Amenity Residential District) zoned lots to allow for more functional enclosed garages. This will be the subject of a future Council Report for the R3 zoned properties fronting on Dewdney Trunk Road. Development Permits: Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Development Information Meeting: A Development Information Meeting was held at Alexander Robinson School on June 25th, 2012. Ten people attended the meeting. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns: • Were the homes going to include secondary suites • Potential stormwater runoff into the surrounding properties The applicant provided the following in response to the issues raised by the public: • the District of Maple Ridge Zoning Bylaw does not allow secondary suites in either the R-1 (Residential District) or R-3 (Special Amenity Residential District) zones • the applicant will be required to address stormwater management through the engineering servicing drawings d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing -3- agreement is required. A Development Variance Permit is required to allow retention of the existing above -ground utility company plant along the site on Dewdney Trunk Road. 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 25 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks Planning and Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $625.00. Fire Department: The Fire Department has reviewed the proposed project and has advised that landscape elements must be chosen that will not reduce visibility to addresses, particularly for those lots fronting Dewdney Trunk Road. The Fire Department has recommended that new fire hydrants be located on corner lots. Environmental Implications: An arborist report has been completed for the proposed development. The arborist recommendation is that the quality of trees and the proposed subdivision layout will not permit any existing trees to be retained. -4- CONCLUSION: This application is in compliance with the Official Community Plan and will require a a variance to allow retention of above -ground hydro lines along Dewdney Trunk Road, and to relax the accessory off-street parking building setbacks for the proposed R-3 (Special Amenity Residential District) zoned lots to allow for more functional enclosed garages. It is recommended that Zone Amending Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing. "Original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP 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 - Maple Ridge Zone Amending Bylaw No. 6808-2011 Appendix C - Subdivision Plan -5- 120 B AVE I p LM1 p M N 2304023 p 3 N 24 co R25 \ co R26 v o 0 J I LMP 30402 P 57747 14 12 -A- ANE ,----J f03 ?7 co co CO co BCS 3574 BCP 21769125 co N P 88032 7-, co N ` co SUBJECT PROPERTIES N N LMP 27920 LMP 30401 DEWDNEY TRUNK RD. m Rem 1 N 11995 12 1 CO o p �, M M co M 15 N 14 N 13 N 12 N 11 N In 1 co O Rem N 1 /2 M EP15903 11983 N N N N N oo c> c> c> c> � 2 N of B 13 119802 Rem N N N N N N 34‘ 'f CO P85134 J A 3 5 CD 141971 F 11970 119BAVE. ti oo 23998 N- N 1 r` 3 11959 m 10 1 23996 M ti co 11960 M 4 15 N Rem A LMP 806 P 1676 oo 11972 I oo 0_ co M 2994 S 1/2 119 B AVE. 11950 Rem 11966 w a of B 5co co co 11940 W 2 11960 6 5 = tt o i-2 co M 16949 6CL 11951 n L I- 7 c tr) 2 N 11939 11930 � 11954 co a 17 7 0-, 6 N 11948 11931 10 LMP 1144 LMP 1641 5 11921 119283 cc0 11927 M g 8 a 1 ',1, 2 �3or) 1 22 23 11942 a. M m ~ 11917 co co co co co co co co co 4 / 11936 S 1/2 1 5 c 1'97s a_ 19 LI) cn 119A AVE. 3 of P 1676 11939 N 7 11911 11930 31 O �7J7008 5 rn oy 20 co .N N N o M co O co4 O (0 O cool N W 2 11924 7 6 11903 21 N11 N10 NLMPN4 1144 LVIP N5 1641 c4 6 N7 1 11918 LMP 18051 c0 LMP 18051 35 11913 LMP 42851 8 oo / °' 1 CO 2 `O(N 30 N 31 a (D) 321- (D) 33 7 (D) 34 co (7)11907 36 N N N 1190/ N N N N N 37 PARK 1190 119 AVE. --------r-------38-- / • 11893 7 co 11875 N �\ N co co 39 i-r) 11877 11880 N 3 =='.., 29 28 N 27 N 26 25 LMP 1805 w z CO 40 1186' ,L\' N SCALE 1:2,000 Cit'• .f Pitt Mea sows :,,./.: • I i 23882, 23908/20 DEWDNEY TRUNK ROAD Pm ,Iiii Vii '�' �'I�'`�i'ri o CORPORATION OF THE DISTRICT OF -- , MAPLE RIDGE MAPLE RIDGE q District of I British CoWmhia PLANNING DEPARTMENT Langley f. MJ DATE: Jul 6, 2012 FILE: RZ/120/10 BY: PC _Amu FRASER CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6808-2011 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. 6808-2011." 2. Those parcels or tracts of land and premises known and described as: Parcel A (Ref Plan 13881) West Half Lot 2 Except: Parcel B (Ref Plan 84991), Section 16,Township 12, NW DP 1676. West Half Lot 2 Except: Firstly: Parcel A (Ref Plan 13881) and Secondly: Parcel A (Ref Plan 84990), Thirdly: Part subdivided by Plan LMP1641, Section 16, Township 12, NW DP 1676. Lot A Except: Part subdivided by Plan LMP1144, Section 16, Township 12, NW DP LM P806. and outlined in heavy black line on Map No. 1516 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), R-3 (Special Amenity Residential District) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 10t" day of May, 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 1 17� 18 N Lo8 M 7 6 M 5 N �errrrli. 12067 8N I 07 co N N 12 05 5 / 120 B AVE. 89 819 8 20 821 LM cO E 822 823 3 403 824 8 8 25 \ o N 26 (,)1- v o 2 J LMP 30402 P 57747 14 12040 120ALANE i co 123795 PcL,1 „ LMP 30403 27 BCS 3574 M 8 N BCP 21769 (R B 12 00 5 8 o N N P 88032 8 / LMP 27920 LMP 30401 DEWDNEY TRUNK RD. DEWDNEY TRUNK RD. P 86310 27 co Rem 1S1 119 12 5 1 CO N 1, 00 CO 0 0p 8 8 M 1514111211 N N NN N 0) 8 ci Rem N 1/2 8 N1/2Rem fi5 EP15903 983 N N N 8 M. 88 M 8 of B N. 1119 11980 Rem N N NN N N q2 3 N z3 2 ry�y- P 7893 ,r Rem 2s78p25 P85134 141x71 N 11970 1 96 AVE. 23998 N 0 1 a 11959 m 3 10 \ 45 23996 co 37I '0 � 24 8 15 N 11960 4 P O 7 11972 4 a a P 67082 o ° N / m 9 w 23 S 1/2 �9q 11968 o 8 119BAVE 11950 e7;:// 11966 '$ of 23 5 co 2 v 11940 a 2 119 608 6 5 �`°, 16sas 6 11951 _M L 7 Q 2`� CO 11939 11930 11954 oo a 17 7 11 f3 a 119486 CO 11931 3 L P 1144 LMP 16415 v 11921 11928 11927 9$ 1 2 3 1 2 m3 11942 a co 10 88 88 8 V F_ ifs 1191/ N N 8 8 8 11936 m N 11915 T 7/97: 07 n I Of 1/2 N W 9 ro aco 19 u~i 119A AVE. P 1676 11939 N- a i3 v/ r 11911 m 119303 Re a �1 119 77,9%5a of 20 N N op o 0 4 0 `$ o 8 N 8 m w 2 119 24 P l 8 ^7 6 11903 8 11 21 8 10 LMP 1144 84 LIP 85 1641 86 8 7 N 1 c 11918 LMP 18051 L P 180E1 3511813 LMP 42851 8 8 CO ° 12 CO N 8 30. 31 M 81 8 32 8 33 34 M 2 36 1907 N 8 8 119g,/ 8 N 8 N tO 8, 37 11922754 PARK 11901 119AVE 38 / 11893 7 \ � 11875 N 8 ° CI 'Z' o IS 8 39 11880 8 3 4 298 288 278 268 25 w o 40877 c, LMP Ei05 g 11869 11888 6 11857 I ,— 5 F 1 MP 1Rn5' a 41 VAP Bylaw Map No. From: _R No. R 6808-2011 1516 RS RS D\- LO\R AVR\D -1 b (One Family Urban (Medium -3 (One Family Rural Residential) \G Density) Residential) To: %/. R-1 (Residential District) 1 R-3 (Special Amenity Residential District) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia 4 1:750 8.15 1 8.15 2 N N E E v v N N 0 0 0 0 M M 8.15 8.15 7.5 111 ,e4' 10.15 ry 19 01 0 16.58 20 N O M 16.58 N 8.15 cv 8.15 DEWDNEY TRUNK ROAD REM W 1/2 2 23908 8.15 8.15 6.19 5 6 7 N N E E E v v 1n N N N O O O 0 0 6 M M n 12.83 18 12.83 8.25 8.15 8.19 8.19 8 8.19 9 N E -4- 6 O 8.19 REM PCL A W 1/2 2 23920 8.19 11 N E N 9 M 8.19 LANE ;; LANE 16.58 I 21 • cn 16.58 12.83 12.83 12.83 16 _E a rn h 12.83 12.83 12.83 ROAD 12.83 14 cv IC cc' to 12.83 8.19 12 v N 0 0 0 0 .n n 8.19 10.15 1196 AVENUE 16.58 22 M 16.58 16.39 23 N a, E O N 16.39 0) 16.39 24 N 16.39 T N 1 .56 25 rn 0) M 15.56 N 15.00 SUBDIVISION PLAN JAN 19 2011 119A AVENUE R • CEIVED MA2 5 2011 MAPLE 13100E 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ TO: FROM: SUBJECT: Development Permit 20295 113B Avenue District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: August 26, 2013 2013 -051 -DP C of W EXECUTIVE SUMMARY: A Development Permit application has been received for a proposed Industrial building (warehouse and office use) in the M-3 (Business Park) zone. The proposed uses are permitted in the existing zone and the proposed building will be subject to the requirements of Section 8.6 of the Official Community Plan to address form and character of the development. There are no variances sought by the applicant. The proposal is in compliance with the OCP designation which is "Industrial". RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013 -051 -DP respecting property located at 20295 113B Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Darren Cruickshanks, Krahn Group of Companies 247340 BC Ltd. Lot 5; Group 1; DL: 280; LMP 50318; PID: 025-071-734 Industrial M-3 (Business Park) zone M-3 (Business Park) zone CPR and Industrial M-3 (Business Park) zone Industrial Stewart Crescent and Industrial M-3 (Business Park) zone Industrial 113B Avenue and Industrial M-3 (Business Park) zone Industrial 1105 West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Industrial M-3 (Business Park) zone Industrial Multi -tenanted industrial building Industrial building 9819.99 m2 Stewart Crescent Full Urban The subject site (Appendix A) is a zoned site located in the Maple Meadows Business Park. The owner of this building "Pitt Meadows Plumbing" wishes to build a second building to separate their office and warehouse operations. The existing multi -tenanted industrial building has a gross floor area of 2386.8 m2. The proposal includes adding another two storey industrial building which is a gross floor area of 1027.85 m2. The proposed use has a larger warehouse component and smaller reception area on the main floor and offices on a smaller part of the second floor. Proposed materials and building finishes include: Kingspan insulated metal panel, metal canopies, glazed windows with pre -finished anodized aluminum frames, metal doors and wood soffits. The property is within the Fraser River flood plain area. Hence a Flood Plain Restrictive Covenant and a Geotechnical Covenant addressing Schedule J (Flood Plain Assessment as per code requirements) will be required at the Building Permit stage. The proposed landscaping plan includes native planting species, street trees, outdoor staff lunch area with a picnic table, a bio-swale with river rock over landscaped fabric/rain garden in the front yard. Garbage enclosure is combined for both the buildings and proposed near unit 19 in Building 1. The bio-swale and rain garden facing Stewart Crescent is designed to help with the on-site rain and storm water management. c) Planning Analysis: The purpose of the Industrial Development Permit is to promote quality Industrial development through attractive design that is compatible with adjacent development and conforms to the Official Community Plan guidelines. Applications for Development Permits are assessed against the following Key Design concepts, as follows: 1. Provide a street presence with entrances and architectural interest in building designs fronting public streets. Proposed landscaping fronting Stewart Crescent is an effort to provide better street presence and soften the hard surfaces of the structure. Landscaping outside the office, bordering the sidewalks is low level to promote better visual connectivity to Stewart Crescent. Existing landscaping facing 113B Avenue already adds to a good streetscape. Sidewalk access from Stewart Crescent has been proposed for pedestrians and the staff connecting the office and warehouse components. The proposed materials include: Kingspan insulated metal panel, metal canopies, glazed windows with -2- pre -finished anodized aluminum frames, metal doors and wood soffits. These are meant to improve the overall building articulation and add to the architectural interest. 2. Loading facilities should be located away from public streets and into the rear or the interior of a site. Existing loading facilities, located at the rear and side of the buildings, serving the existing building will be used for this new building. There are no new loading bays proposed. 3. Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscape. All storage areas are located inside the warehouse component of the building. There are no accessory buildings or outdoor storage areas proposed. 4. The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities and accessible design for the mobility impaired. Proposed parking complies with the requirement in the zone and one handicapped parking spot is provided close to the office entrance (Appendix B). 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Development in the area is typically comprised of a multi -tenanted two storey form. Proposed building finishes in a combination of Kingspan insulated metal panels and canopies along with glazed windows with pre -finished anodized aluminum frames and metal doors improve the articulation of the building facade. Proposed planting, bio-swale, river rock, walkway and picnic table improve the streetscape. With the proposed facade finishes and landscaping on site, the streetscape along Stewart Crescent will be enhanced. d) Zoning Bylaw: The existing zone M-3 (Business Park) provides for the proposed use. The proposed building satisfies the lot coverage, height and siting requirements specified in the zone. e) Off- Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw, parking ratio within the industrial zones is based on the actual use. For example, warehouse use in the M-3 (Business Park) zone requires one (1) parking space per 186 m2 gross floor area of the building. Office use requires one (1) parking space per 40 m2 gross floor area of the building. The existing building has 59 parking stalls devoted to their use, while 58 stalls are required. For the proposed new building, based on these ratios, 14 parking spaces are required and 18 stalls have been proposed (Appendix B), including one handicapped parking space is proposed close to the office entrance. A total of 77 parking stalls will be available on site for both the buildings, including 10% for small cars and two (2) handicapped parking spaces, one for each building. The proposal is in compliance with the required off-street parking for the proposed uses within the M-3 (Business Park) zone. -3- f) Advisory Design Panel: On July 9, 2013 the Advisory Design Panel reviewed the proposed development. They were overall in support of the proposal and had the following resolution: The following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information: • Consider opportunities of an elevator. • Provide details for protection of existing street trees (tree protection plan). • Be mindful of door swing/switch door swing to allow access to picnic table/ staff amenity area. • Consider alternative material to precast pavers along west building walkway. • Consider expanding the rain garden/bio-swale to capture 40-50% of roof area in order to meet intent of storing water collection filtration. • Consider means to achieve visual expression of two storey atrium. • Provide paving detail for front entry plaza and picnic area. • Consider providing curbside sidewalk along Steward Crescent and direct pedestrian access to front entry from that sidewalk. • Consider ways to simplify and achieve a modern expression of landscaped area at the main entrance and picnic amenity area. • Consider alternate larger tree in the triangular island. The applicant submitted revised drawings which the Panel has reviewed to its satisfaction. g) Citizen/Customer Implications: Since the land is already zoned, this development does not require a Development Information Meeting. There are no variances being sought. h) 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 $50,075.00 the security will be $50,075.00, payable prior to DP approval. Any new street trees added to the municipal street tree inventory on completion of this project and the costs associated with maintaining these trees will need to be included in a subsequent operating budget. -4- CONCLUSION: The proposed industrial building is in compliance with the Industrial Development Permit Guidelines. It is recommended that 2013 -051 -DP be approved for issuance. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP 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: Proposed Site Plan Appendix C: Proposed Building Elevations and Cross Sections Appendix D: Proposed Landscape Plan -5- MAPLE RIDGE British Columbia APPENDIX A BCS 1215 11617 BCP 42824 5 B A 3212 4 363220 11609 11605 4 2 '� •5.- 120269 P 83427 11603 ,\ �a 3 P 83427 1 y 20279 11597 o •, ` 'A� \ 20379181 Rem 1 36 11618 P 14308 34 33 32 31 30 29 Rem 35 11612 P 63220 P 14608 11590 11578184 1 NWS 2367 11570/74 8 P 70209 Rem. 11 SUBJECT PROPERTY 6 P 5773 co co a Rem. 38 LMP 21187 B LMS 4149 LMP 50318 P 86659 BCS 653 2 P 8845 >,a5� 11450 LMS 2909 5 11430 a 2 8 •\ BCP39223 Pcl. "1" LMP 31249 Citf Pitt --- Mea ows __Meatows Scale: 1:2,500 District of Langley 20295 113B AVENUE 4 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 24, 2013 FILE: 2013 -051 -DP BY: PC 'SPO"'IPAMA-7,==-PIOE'l EPP LANWSCAPE ARDPFTECTSDNICS A A 4S, Hee - 10 STEWART Neb(6 7-7 7.7AtrE= 11 SITE PLAN CPR RAILWAY APPENDIX B DISTRICT OF MAPLE RIDGE ZONING BYLAW ANALYSIS '°""' 26291NESS PARE IA017E11,742E0. 2.424 0,7700,EF TOTAL BUILDING AREA '1WIP,B1P,11ar 1.2,14.14221 4.5rn ,131.76,1 LANDECAPIN, FRONT E,ERIOR SIDE: 2.0 rn PI Et=5.CAPAX3Z1111=ENFTIT"." PARKING RE...ENT& PROPOSED HIALDING P Wpp-E -.rv-- 1 -PER 4305,en ==r0T0012.002 70,1L STALLS REQUIRED 'ft TAtt::2Z2 MALLS 14,10 5016,726 DENOTES STALLSFOR pROITOSED OVILDINOE PARKING REODIREMENTS FASTING SUILDING WARP1701,E 1,31 -All PER 2,00,36131. BUSINESS OFFICES 1 STA, PER 430 ETA. POPLIO ASSEMBLY. 19176.2 PER 21,700. RESIDENTIAL STALLSPER OWELLINOUNIT OPPICE12,2601420.6 EffEiiEC„ :,zwatr Tr=g2 NUL, ',-;;;;71:74.7L'E,',77,V• 4 07162013 RE•19211ED FOR ADP 06,20131SSUPD FOR ADP 2 06 11 2010 RE•ISSUED FOR DEV PERM, 1 06 0E2013 ISSUED FOR OEV PERM, NO DATE DESCRIPTION 1E511E56 REVISIONS Krahn GROUP OF COMPANIES PRO.. Li NAME PITT MEADOWS PLUMBING o o p 20295 - 113B AVE, MAPLE RIDGE SITE PLAN BYLAW ANALYSIS PROJECT NO A13006 DRAINING NO A2.0 UR DECK- 12.8, Ep • HLJ 2 I EAST ELEVATION (PI UR DECK ISS 2 92, 13,12. APPENDIX C DECK -133, UT CEILING- IR, SECOND FLOOR - TM, CEILING•112., UR DECK- UR, Ep TT ! ! I I 3 I SOUTH ELEVATION .0 I 'Z-17:=MTpTuILT FINISH SCHEDULE LIGHTING SCHEDULE 1 I WEST ELEVATION MO I SCALE. IMRE, COLOUR SCHEDULE - -- - ▪ COLOUR CS. OURAMPR ULTROCOOL XL TOUR COPPER COLOUR. - CLEAR MODRED ALUMINUM PRIMA COLOUR CI. DOUGLAS MR STONED CLEAR 4 I NORTH ELEVATION .0 I "411FASE.E: 07182.013 RE -ISSUED FOR ADP 9 DB,DMII9 ISSUED FOR ADP 2 08.11 RE-ISMIED FOR DEC PERM, 06.08 MIS ISSUED FOR DEO PERM, DESCRIPTOR: Krahn GROUP OF COMPANIES PROJECT nu. E PITT MEADOWS PLUMBING P0.o,E o RES 20295 - 113B AVE, MAPLE RIDGE CRAM, TITLE ELEVATIONS MB PROJECT NO P13006 ORSWISO NO - A4.0 - - i 1 SECTION A -A 60 SCALE 0801-0. ce) STEMIARTCRESCENT 919_0,39 I EO. CONSTRUCTION SEEWD.RAH.L i i 1i STAIR., . i —77,1,s„Pv° L.. or ' STAIRNO 2 I F=Tur ili WAREHOUSE 1 ,17 WZ:rnor" /45 2 i SECTION B -B 02.16.13 RE -ISSUED FOR ADP 0 06.2E13 ISSUED FOR ADP 2 DE 2E13 RE -ISSUED FOR DES PERMIT 1 06.0.2013 ISSUED FOR DEE. PERMIT HO: DA.: DESCRIPTION: ISSUFSAREVIS.M. r Krahn GROUP OF COMPNUES PITT MEADOWS PLUMBING 20295 - 113B AVE, MAPLE RIDGE CI I, pw1N IRE BUILDING SECTIONS MR CHECKED: PROJECT NO A13006 A5.0 __. _ 11 „r w--- 7RMANR, M LJ • I FT=DTW ER I REFER. GEO TECH P OW. FOP WEBER I 1 SECTION A -A 60 SCALE 0801-0. ce) STEMIARTCRESCENT 919_0,39 I EO. CONSTRUCTION SEEWD.RAH.L i i 1i STAIR., . i —77,1,s„Pv° L.. or ' STAIRNO 2 I F=Tur ili WAREHOUSE 1 ,17 WZ:rnor" /45 2 i SECTION B -B 02.16.13 RE -ISSUED FOR ADP 0 06.2E13 ISSUED FOR ADP 2 DE 2E13 RE -ISSUED FOR DES PERMIT 1 06.0.2013 ISSUED FOR DEE. PERMIT HO: DA.: DESCRIPTION: ISSUFSAREVIS.M. r Krahn GROUP OF COMPNUES PITT MEADOWS PLUMBING 20295 - 113B AVE, MAPLE RIDGE CI I, pw1N IRE BUILDING SECTIONS MR CHECKED: PROJECT NO A13006 A5.0 2 SECTION D -D ci) cT) 12, 3 EL.SEE '"70.17Ag AVDrgAR''' MN, 1I SECTION C -C • 0716201, RE•ISSUED FOR ADP d 08202013 ISSUED FOR ADP 08 11 2013 RE-IEDVED FOR DEV PERMIT 1 05 002013 MOOED FOR DEO PERMIT NM DATE 16611E66 REVISIONS Krahn GROUP OF COMPANIES ABBOTSFORD OFFICE VANCOUVER DEFOE IT.:=prpmpp 6612.6062 F M•050 F 004200MM PROlECONAME PITT MEADOWS PLUMBING 20295 - 113B AVE, MAPLE RIDGE DAMVINDDIDIE1 BUILDING SECTIONS PPOlECONO AMMO DRAVVIHONO A5.1 --=.t.v.sxyz.x-roF FlAtir-Fia% °Iei,,ioTaror AREA OF WORK SEE SHEET L-2.0 FOR ENIARGED LANDSCAPE PLAN T015 AREA APPENDIX D PI ANT 1155* I EGFND MISR. PL3.336 PED Pend. r431-I&T'ETN-07.31367.573=eijer'''' reZ;nrgeM.Zegfr'....Z=4.4,. WrECT-a+F.411%7JS' SEE SHEET L-2 FOR PLANT 08 LAYOUT, DETAILS AND NOTES. x STEWART LANDSCAPE PLAN LAN DSCAPE BIOSWALE EN RGEMENT 3 07.1,20131993ED FOR POP 11.03.2013 REISSUED FOR DP I 031720131930ED FOR DP IMES 3 REVISIONS PITT MEADOWS PLUMBING 20295 - 113B AVENUE MAPLE RIDGE, BC ORPINDO FOIE SITE CONTECT PLAN SCOLD PP POLED SPRV CPECKDO SPRV PROJECT HO: PI3000 L-1 .0 CRESCENT 5TEWART BUM ///// /////// / PROPOSED BUILDING 2 ROBCT.IRAN EARDND ABDO EF1 LARGED LANDSCAPE PLAN DECIOUSIIS TATE PLANTS. DETAIL RARE. DETAIL - ARAI. ARO COVER RAMS CB RARER ROOT BALL 59. #24 58. 57 56� ANP ,CAPE NOTT5 uroscave s nrouro AHD PRIOR TO NAKAO ANY SUBSTINIIONS suesreveoTo BAIA ARRAS ADO.. TREE PITS 300 men cremed root boll TIE TIE350,3, GONFLMM-11, TRE YEW 0,320 71301:31FOWDZARTS OFT,NEEPS, RANT PATRAENG ORRANIBTS. TOXIC. MATERIAL, STONES B. I;THE CONTRACTOR SHALL OMAR.. ALL MATEAALS ARO NORKISANDI FBAOLD OR ONE IP FULL CONTRACTOR TO NABE BOOD FAL PAR. iarvoscc+f PLANT L157 $ LEGEND e EmMARSTABIAOSWANOI 1/M 26"331WARLODAY HABER els nue sreel RicALRAD 9 P0,100 El aL. 31 POT Teo sue LITT war *I Toe to ce BIOSWALE SECTION TEN MORSHARRON 3 0710301) ISSUED FOR POP 3 11.06301, REISSUED FOR OR I 0317301) ISSUED FOR OR NO: DATE DESOEFROID ISSUES 13E31310DR 5 PITT MEADOWS PLUMBING 20295 - 113B AVENUE MAPLE RIDGE, BC PLANTING PLAN DETAILS NOTES & SCHEDULE sHAL3 AS NOTED CHECKER ARO-ROTH° A13000 L-2.0 MINIMUM TREE PROTECTION BARRIER ERECTED OUTSIDE OF DRIP LINE OR ALONG EDGE OF EXISTING PAVING $ CURBS - SUBJECT TO APPROVAL BY MUNICIPALITY SEE DETAIL THIS SHEET. H z w U (n w U EXISTING BOULEVARD TREE TO 2E PROTECTED EXISTING BOULEVARD TREE TO BE PROTECTED STEWART — SEE SHEETS L-1.0 0 L-2.0 FOR PROPOSED LANDSCAPING TREE PROTECTION PLAN 2. 3. 4. EXISTING TREE TO BE PROTECTED PROTECT * RETAIN EXISTING PLANTING EXISTING EDGE OF PAVED ENTRY 16 #2( MINIMUM BRANCHES OR AS IND, PLAN DETA GREATER SOLID BARRIER (2' X 4") PLASTIC MESH SCREENING OUTSIDE (DRIPLINE) - CATED ON L5 - USE UMBER NOTE: NO STORAGE OF BUILDING MATERIALS W/N OR AGAINST PROTECTION BARRIER TREE PROTECTION BARRIER NOTES 1. INSTALL TREE PROTECTION BARRIER BEFORE SITE GLEARING 0 INITIATION OF GONTRUGTION 2. MAINTAIN TREE PROTEGTION BARRIER DURING CLEARING 0 SITE GONSTRUGTION. 5. KEEP AREA WITHIN OR AGAINST PROTEGTION BARRIER CLEAR OF BUILDING MATERIALS, LITTER AND STANDING WATER. 4. DO NOT DISTURB EXISTING GRADES WITHIN TREE PROTECTION AREA. 5. GONTRAGTOR 15 RESPONSIBLE FOR MAINTENANCE WITHIN TREE PROTECTION BARRIER. ING6UDING REGULAR WATERING. 6. DAMAGED TREES WILL BE REPLAGED AT GONTRQAGTOR'S COST. 7. ANY DISRUPTION OR PLANTING WITHIN THE TREE GPROTEGTION AREA IS TO BE SUPERVISED BY PROJECT ARBORIST OR LANDSCAPE ARGHITEGT, OR RELAVENT MUNICIPAL OFFICIAL. D 3 07.20. ISSUED FOR ADP N GROUP OF COMPANIES Y s PITT MEADOWS PLUMBING 20295 - 113B AVENUE MAPLE RIDGE, BC TREE & LANDSCAPE PROTECTION PLAN CIIECKBS PROJECT HO PI3000 �...o L-3.0 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: Heritage Alteration Permit Report 12016 York Street MEETING DATE: FILE NO: MEETING: August 26, 2013 2013 -077 -DP C of W EXECUTIVE SUMMARY: On January 22, 2013, Council adopted Official Community Plan Amending Bylaw No. 6907-2012 and Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902- 2012, to allow for the preservation, relocation and rehabilitation of the existing heritage house on the subject site. The project involves converting the existing single-family heritage house into a duplex, rotating it by 90 degrees and relocating it on site closer to Dewdney Trunk Road, with a newly designed second duplex building proposed on the property, for a total of four units on the site (Appendix C). The new duplex has a Duplex Design Restrictive Covenant registered on title, to regulate the form and character. A Development Permit is not required for a duplex. This HRA bylaw contains a Heritage Conservation Plan (HCP) that describes the works to be undertaken to properly conserve this heritage house (Duplex 1 in Appendix B). The HRA states that the Owner shall not alter the heritage character of the existing Heritage house (Duplex 1), without a Heritage Alteration Permit (HAP) issued by the District. The purpose of this report is to request Council to authorize the issuance of a Heritage Alteration Permit, to allow the owner of the subject site to to relocate the existing house by 90 degrees and do the necessary alterations and conservation works to make it a duplex. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal Heritage Alteration Permit 2013 -077 -DP respecting property located at 12016 York Street. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Grayston Contracting Ltd. Grayston Contracting Ltd Lot: 141, DL: 396, Plan: 29594; PID: 003-072-762 Urban Residential Heritage Revitalization Agreement 1106 Zoning: Existing: 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: Previous Applications: b) Project Description: RS -1 (One Family Urban Residential) with a Heritage Revitalization Agreement (HRA) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Dewdney Trunk Road and Single Family Residential Road and RS -1 (One Family Urban Residential) Urban Residential Duplex RT -1 (Two Family Urban Residential) Urban Residential York Street and Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential two duplexes (four units) of which Duplex 1 is under the HRA 855 m2 York Street Full Urban RZ/109/08 for the HRA Bylaw. The subject site (see Appendix A) is designated as a heritage site on the Maple Ridge Heritage registry with the adoption of Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902-2012. The site's heritage value lies in the existing farmhouse that was constructed by Joseph Beeton in 1911. The house underwent extensions by lifting it to add a basement, additional rooms and a shed dormer along the east side but retains significant heritage value. A Statement of Significance was prepared by a Heritage Professional and was attached to the executed HRA document. In 1919, the Daykin family purchased the house and continued farming on the 10 -acre lot. In 1966, the large farm plot was subdivided into 22 smaller single family lots to accommodate the changing needs of the community. This historic house was home to the Daykin family over the course of 52 years and resold in 1971. The historic structure, despite many external and internal changes to its fabric over the 98 years, preserves sufficient early fabric to maintain the character and charm of an early 20th century farmhouse. The owner intends to rehabilitate and then relocate the heritage house on the same lot so that the side that is currently facing York Street will face Dewdney Trunk Road. The building will also be moved 30 feet closer to Dewdney Trunk Road. The interior of the house will be renovated, so that it is converted into two separate strata units. Changes to some of the "character -defining elements" listed in the Statement of Significance, are proposed to accommodate the change in use from single- family to duplex form. The historic structure, despite many external and internal changes over the century, preserves sufficient early fabric to maintain the character and charm of an early 20th century farmhouse. The units in the heritage building (see Duplex 1 in Appendix B) are each to be two- bedroom units of 1742 ft2 and 1318 ft2. A new duplex, each containing three bedrooms at sizes of -2- 1396 ft2 and 1407 ft2 (see Duplex 2 in Appendix B) is proposed to compliment the character of the existing heritage house. This HRA bylaw was adopted by Council on January 22, 2013. Before getting a Building Permit approved, the owner needs a Heritage Alteration Permit approval, as described in this report. c) Planning Analysis: Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902- 2012 was adopted by Council and the HRA executed in the Land Title Office. The Heritage Alteration Permit application is the appropriate next step in achieving the goals and objectives set out in the Heritage Revitalization Agreement Bylaw for the revitalization and conservation of the subject site. Proceeding with these works would be in accordance with the following Official Community Plan (OCP) policy: 4 - 40 Maple Ridge will encourage the conservation and designation of significant heritage structures, and natural and cultural landscape features in each neighbourhood. The works, as described in the Section d) Assessment by Heritage Professional later in this report, are all proposed to be done in accordance with Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (the "Canadian Standards and Guidelines"). These standards were adopted by Council on March 24, 2009, to guide and to evaluate all heritage conservation work in Maple Ridge. This is in accordance with the following OCP Policy: 4 - 43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. The proposed alterations have been thoroughly reviewed in relation to the Canadian Standards and Guidelines in the plan prepared by the project architect retained by the applicant (See Appendix D). The attached Appendix E to this report is a confirmation of commitment by the project architect. Heritage Revitalization Agreement Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902- 2012 (the HRA bylaw) contains an Agreement about the owner's obligations and benefits, including a time requirement for completing identified conservation works, and a Heritage Conservation Plan that describes the works to be undertaken to properly conserve this heritage house (Duplex 1 in Appendix C). Heritage Alteration Permit Section 971 of the Local Government Act requires that no alteration of a protected heritage building is permitted without a Heritage Alteration Permit, unless explicitly stated in the Heritage bylaw that protects the heritage site. The Heritage Alteration Permit is attached as Appendix D to this report. -3- The Local Government Act (LGA) Sections 972 and 973 provide for the process to issue these permits as well as describing the following as to their contents: (a) conditions respecting the sequence and timing of construction; (b) conditions respecting the character of the alteration or action to be authorized, including landscaping and the siting, form, exterior design and finish of buildings and structures; (c) if the permit is required by this Part or a bylaw or order under this Part, a requirement that the applicant provide a specified amount of security, in a form satisfactory to the local government, to guarantee the performance of the terms, requirements and conditions of the permit. Heritage Alteration Permit's are similar to Development Permits. Development Permits are to comply with the Form and Character Guidelines in the Official Community Plan, and Heritage Alteration Permit's are to comply with the Heritage Conservation Plan and Character Defining Elements that form part of Heritage Revitalization Agreements. The character defining elements for the heritage house on the subject site, as per the "Statement of Significance" are listed as follows: 1. Its location along the historic Maple Ridge thoroughfare, Dewdney Trunk Road; 2. The plain vernacular architectural features on the exterior, such as the front -facing, medium - pitched gabled roof, narrow horizontal wood siding, shingled dormer and basement walls and simple wood trim; 3. The original one over one wood -sash windows; 4. The extant early interior features, including the chair rail and baseboards in the living and dining rooms; the tongue -and -groove boards on the kitchen ceiling; the surviving original doors and door and window casings; and the hot-water radiators; 5. The staircase hall in the entry, including the stairs and their plain balusters and newel posts; 6. The high ceilings on the ground floor; 7. The enduring heritage character of the historic place, despite many changes made over the past century; and 8. The horse chestnut tree at the front of the property. The existing heritage house (Duplex 1) has a total floor area of 352.32 m2 (3813.9 ft2) with the following break-up of all the floor areas: • Basement floor area=131.17 m2 • Main floor area=131.40 m2 and • Second floor area =91.76 m2 (excluding staircase) The existing heritage house is being internally split into two units to function as Duplex 1, with the total floor areas as listed below: • Unit 1 (Duplex 1) -Garage area=35.30 m2 • Unit 1 (Duplex 1) -Basement floor=35.26 m2 • Unit 1 (Duplex 1) -Main floor=70.53 m2 • Unit 1 (Duplex 1) -Second floor (excluding staircase)=56.52 m2 Unit 1 -Total floor area (excluding staircase)=197.62 m2 -4- • Unit 2 (Duplex 1) -Garage area=45.79 m2 • Unit 2 (Duplex 1) -Basement floor=14.79m2 • Unit 2 (Duplex 1) -Main floor=60.59 m2 • Unit 2 (Duplex 1) -Second floor (excluding staircase)=47.13 m2 Unit 2 -Total floor area (excluding staircase)=168.31 m2 Some elements from items 2-6 above are being altered as identified below. Heritage house (Duplex 1)- Basement Floor -proposed scope of work: • Retain existing shingle siding- clean ready for stain. Inspect for damage, retain existing sound wood. Replace deteriorated, broken, cracked shingles with new cedar shingles in kind. New cedar shingles to match the existing, in form and detailing. Shingle exposure shall not exceed 5 (five) inches. • Existing wood sash windows to be removed. Retain parts for repairs to other wood windows. Use the same siding material as original in kind. • Existing aluminum windows to be removed. Use the same siding material as the original. Resulting void to be in -filled and finished to match exterior siding in kind. Some new vinyl framed window to be added. New painted wood window trim to match existing window trim in form and detailing. • Remove existing decks and replace with new decks and stairs as shown on drawing A3.1 (Appendix D). Replicate original decks using similar style and material. Deck railing and lattice to be painted wood. • Remove exterior horizontal vinyl siding. Retain exiting horizontal wood siding. Replace deteriorated, broken or cracked siding with new wood siding matching in kind existing form and detailing. Paint finish. • Existing stair to basement to be removed. • New decks and stairs to be added as shown on drawing A3.1 (Appendix D). Replicate original decks in form and materials to be compatible with the original. • New garage doors to be added- insulated, painted, glazed "heritage style" overhead garage doors. • Wood painted trim to match existing window trims in form and detailing. • Reuse and convert the existing radiators to electric. Retain existing boiler if functional. • Existing exterior door to be removed and filled with wall. Use the same shingle siding material to match the original existing. Heritage house (Duplex 1)- Main Floor -proposed scope of work: • New decks and stairs to be added as shown on drawing A3.2 (Appendix D). Replicate original decks in form and materials. Deck railing and lattice to be painted wood. Deck membrane to be vinyl or liquid applied. • Rehabilitate existing window; clean and scape wood ready for painting. Prior to scraping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood. Retain existing glazing. Re -putty existing glazing. Retain existing glazing. Re -putty existing glazing. Apply weather stripping to sliding surfaces. Retain, clean, paint and re -use existing chair rail and baseboards. Prior to stripping, document the form, type and colour of coatings and the condition of wood. Fix in kind broken or deteriorated wood. -5- • Existing stairs- additional landing to be provided. Stairs to new landing to be relocated as shown on drawing A3.2 (Appendix D). Retain existing sound wood for treads and risers. Relocate bottom newt post. Any new stairs to be of solid wood to match the original. • Existing entry door and frame to be retained and relocated to new entry for use in area where new door will be created. • Existing aluminum window to be removed and new vinyl framed window to be installed, compatible in style with the original window. • Retain existing tongue and groove kitchen ceiling boards. Document the form, type and colour of coatings and the condition of wood. Fix any broken or deteriorated wood. • Retain existing hot water radiators. Reuse and convert the existing radiators to electric. Retain existing boiler if functional. • Existing original exterior wood siding in good condition to be relocated. Retain sound wood and strip ready for painting. Prior to stripping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood. • Retain existing representative door casing and relocate to a new interior door for use. All interior door casings to be of similar type, form and detailing. • Remove existing deck and stairs. Replicate existing wood siding. Replace deteriorated, broken or cracked siding with new wood siding in kind. • Retain existing wood siding for the covered porch. Replace any deteriorated, broken wood in kind. Any restoration of wood siding will be done with in-kind materials. • Relocate entry door. Add new ceiling and roof insulation. Add furring strips to existing exterior walls to accommodate R-20 insulation. • Add new vinyl framed windows that are compatible in style and match the original windows in style and material. New painted wood window trim to match the existing window trim in form and detailing. Heritage house (Duplex 1)- Second Floor -proposed scope of work: The proposed alterations for the Heritage house (Duplex 1)- Second Floor, will consist of the following: • Retain existing doors and hardware. Refinish door, frame and casings. Relocate door hardware to proper location as required. Drawing A3.3 (Appendix D) shows new location of door; • Rehabilitate existing windows. Clean and scrape wood ready for paint. Prior to scraping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood. Retain existing glazing. Re -putty existing glazing. Apply weather stripping to sliding surfaces. Existing aluminum framed windows to be removed. • Add new dormer with shed roof using similar materials to the original house. • Relocate existing interior door. Door casing to match existing representative casing. New heritage style interior doors and hardware to be selected by the architect. All the interior doors to be cased. Ensure new doors are distinguishable from original doors, but complimentary in style. Written approval required from the architect before ordering. • Retain stairs to the upper floor. Clean and strip wood to finish. Retain existing floor boards and chair rail. • New vinyl framed windows in a style that is compatible with the original window trim. • Existing wood framed windows to be retained for parts. -6- Most of the character defining elements are being retained or rehabilitated. The proposed basement, main and second floor alterations, as described above, comply with the Conservation Plan approved with the Heritage Revitalization Agreement and maintain the heritage value of the site. d) Alternatives: If Council chooses not to approve the Heritage Alteration Permit, a Building Permit cannot be issued to do the required alterations to the heritage house. e) Assessment by a registered Architect or Heritage Professional: The executed Heritage Revitalization Agreement for the subject site specifies the following: The Owner shall, at the Owner's sole expense, engage a member of the Architectural Institute of British Columbia or the British Columbia Association of Heritage Professionals or the Association of Professional Engineers and Geoscientists of British Columbia (the "Registered Professional") to oversee the Work and to perform the duties set out in the Heritage Revitalization Agreement. The project architect, Mr. Wayne Bissky, member of the Architectural Institute of British Columbia (AIBC) has been retained by the owner to oversee the work and perform the duties listed below: i. prior to commencement of the Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached as Schedule "D" to this Agreement; ii. erect on the Land and keep erected throughout the course of the Work, a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering onto the Land that the Work involves protected heritage property and is being carried out for heritage conservation purposes; iii. throughout the course of the Work, effectively oversee the work of all contractors and tradespersons and inspect all materials leaving and arriving at the site to ensure that the Work is carried out in accordance with the Conservation Plans; iv. obtain the District's approval for any changes to the Work, including any amended permits that may be required; v. upon substantial completion of the Work, provide to the District an executed and sealed Certification of Compliance in the form attached as Schedule "E" to this Agreement; and vi. notify the District within one (1) business day if the Registered Professional's engagement by the Owner is terminated for any reason. The project architect and the owner have signed "Schedule D" -Confirmation of commitment by registered professional (see Appendix E). Items ii through vi are the responsibility of the project architect throughout the process of project completion. -7- CONCLUSION: The Heritage Alteration Permit drawings match the approved drawings attached to the adopted Heritage Revitalization Agreement (HRA) bylaw. The proposed exterior and interior alterations for Duplex 1 (heritage house) do not significantly impact the overall heritage value of the subject site. It is recommended that Council issue Heritage Alteration Permit 2013 -077 -DP, attached as Appendix D to this report. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP 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 - Proposed Site Plan Appendix C - Proposed HRA drawings for Duplex 1 Appendix D - Heritage Alteration Permit Appendix E -- Confirmation of commitment by registered professional (Schedule D) -8- APPENDIX A 2060 33 12067 41 12063 2050 34 4012047 2040 35 co co 2030 Lo 36 12041 39 rn 0 N 12031 0- 38 _MP 36308 A 2014 37 DEWDNEY TRUNK RD 1205066 co (/' 12046 c\I 0 67 o_ 64 65 182053 P 15319 12042 68 12047 1 AAAA SUBJECT PROPERTY V A N-2 12041 O_ 12029 3 P 29594 P 14571 4 O N N N O N N 7 P1 co 8 N 4113 14 728 11993 11970 6 11973 12 11963 l— Cn N N 12( 120 12( 12( 12C 120 11� Ci y._.f Pitt Mea.,ows Scale: 1:1,000 District of Langley FRASER R. is MAPLE RIDGE British Columbia © "„ O vv 22030 cfl 33 co (D 3 N 65' 42 43 11988 P 13� 64 65 182053 P 15319 12042 68 12047 1 AAAA SUBJECT PROPERTY V A N-2 12041 O_ 12029 3 P 29594 P 14571 4 O N N N O N N 7 P1 co 8 N 4113 14 728 11993 11970 6 11973 12 11963 l— Cn N N 12( 120 12( 12( 12C 120 11� Ci y._.f Pitt Mea.,ows Scale: 1:1,000 District of Langley FRASER R. is MAPLE RIDGE British Columbia APPENDIX B 0 0 tZ' >- Z NJ LL W Z ❑ W ❑ YORK STREET New Orrates Unknown Therefore not shown. To Preliminary Only, Not for Construction Site Plan with Roof Over Scale: 1:84 Date 29 008 0]19 HRA01 44'-3 3/8" 8'413/8" j/ 88'-115/8" ,.,� j j j -_ 13'-103/6" 19'-10' 6'-f 0'iWMIMI fr ��1//J////Iiiiii..�ae__%%/% 9� AR s ad nt ex9Porch 1IIIh SIDEWALK qill.____— ■� .— — L_— 3510 3I=la■ _ ialliallil OS 05 s s 11■■I■ SMI lido ■� EA • ■ a.aa 9 Patio PatioUNIT xsl a Grade (rYP ) _■■�� proPS \ 9 d / / grade / ypG' I 2 X11 ■■■— • Ali \\1N7T / r DUPLEX 1 m■•■d 1■1k .�.ai •pltlie re c•mno OUP,Lby 74DEr be low a 7. C -•, .■m■rf -ar. ■ TiREI. PF.w. M«6 y -Ubl+T 1— ■ LaIIM / \ ■:-T, • UNIT 4 7-- _7 -I Itch / ilililil 353 :fl tla P P . \.\ \59 3 /. / 1;__\ '/ — oroh soy\ 1 �� I I n 11� l�l�liii ■ ■omot N / # • ��e 15,0 38,21/8" 0 1 18'-01/2" 5\ 59 11'-53/8' 24'55/8" PROPERTY LINE yp'� 14,9 3/8" 36'-2 3/4'/ 23'-11 )B" 111 e'-101/8" 129'-1 5/8" 28'fi' 24'-7 5/8' Ill Site Plan with Roof Over Scale: 1:84 Date 29 008 0]19 HRA01 APPENDIX C EXISTING LAUNDRY / MECHANICAL re— noteiti EXISTING BASEMENT nate as 3'000—� uSea 5 -a- note 98 -se a- notene-se Basement Rehabilitation Notes 1. Retain existing boiler. Condition of the existing boiler does not allow for retention. The mer plans to re -use and convert the edsting radiators to electric. see website for concept http://wows.ecorad.ca/enllrensformetion.html 2. Existing exterior door to be removed and fill in wall. Use Me same shingle siding materiel as the original house exterior (in-kind). 3. Existing stair to basement to be removed. 4. Existing wood sash window to be removed. Retain parts for repairs to other wood windows. Use the same siding material as original (in-kind). 5. Existing aluminum window to be removed. Use the same siding material as the original (In-kind). Resulting void to be in -filled and finished and exterior siding to match in-kind. 6. Remove existing decks and replace with new decks and stairs in locations as shown. Replicate original decks using similar style and in-kind materials. Deck railing and lattice to be painted wood. 7. Exterior horizontal siding. Remove existing vinyl siding. Existing horizontal wood siding to be retained. Retain existing sound wood siding. Replace deteriorated. broken or racked siding with new wood siding in kind. The new work shall match the old in form and detailing. Restore original wood siding and replace with in-kind materials where original siding Is deteriorated beyond repair. Paint finish - See colour schedule. 8. Existing shingle siding: Clean ready for stain. Inspect for damage. Retain existing sound wood. Replace deteriorated broken or cracked shingles with new cedar shingles in kind. The new work shall match the old M form and detailing. Shingle exposure shall not exceed 5' 9. New decks and stairs in locations as shown - See sheet RHA03. Replicate original decks In form and materials, where information Is known and feasible. 10. New vinyl framed window. See window schedule. New painted wood window trim to match existing window trim In torn and detailing. In a style that is compatible with the original window style and materials. 11. New garage doors. Insulated, painted, glazed "heritage style.' overhead garage doors. Wood painted trim to match existing window Mms In forth and detailing. Existing Basement Plan Scale: 1/4' = Photo 1 Photo 2 Photo 3 Photo 4 Preliminary Only, Not for Construction Ta,re.wb.npmwdre oo p, note m9 sawn'—, note Co L (MTVDEN AREA TANDEM GARAGE' _ note 4 A 0'e.11 te'e'd Rehabilitated Basement Plan Scale: 1/4' = note IP MIMM Date 29 008 0719 H RA02 r..3.m. one ov lig oe m0ett.w,. flown noterle COVERED PORCH BATHROOM note vs KITCHEN DINING note P7 UVING note 911 DEN note. —re— naea,0 ENTRY Ex sting Main Floor Plan Scale 1/4' = OO note«e Main Floor Rehabilitation Notes 1. Retain existing tongue and groove kitchen wiling boards. Document the farm, type and colour of coatings and the condition of the wood. FM In kind broken or deteriorated wood 2. Retain existing hotwater radiators throughout. Condition of the existing boiler does not allow for retention. The owner plans to reuse and convert the existing radiators to electric in one duplex unit. See website for concept httpl/www.ecoad,caienitransformaton.html 3. Existing entry door and frame to be retained and re -located to new entry for use in area where new door will be created. 4. Existing original exterior wood siding in good condition to be relocated. Retain sound wood and ship ready for paint Prior to stripping, document the form, type and colour of coatings and the condition of the wood Fix in kind broken or deteriorated wood. 5. Existing representative door casing to be retained and relocated to a new interior door for use as a door casing within existing heritage building. Clean and strip ready for paint Prior to stripping, document the form, type and colour of coatings and the condition of the wood. Inspect for damage. Retain existing sound wood. All new interior door casings to be of similar type, form and detailing. 8. Existing aluminum window to be removed and install new vinyl framed window in a style that Is compatible with the original window style. 7. Retain, clean, paint and reuse existing chair rail and baseboards. Prior to stripping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood 8. Remove existing deck end stairs. Replicate original decks using similar style end in-kind materials. 9. Existing covered porch. Retain existing wood siding. Replace deteriorated, broken or cracked siding with new wood siding in kind. The new work shall match the old in form and detail. Any restoration of woad siding that Is necessary will be done with in-kind materials. Relocated entry door. Add new ceiling and roof insulation. Add furdng strips to exiting exterior walls to accommodate 12-20 insulation. 10.Existmg stairs. Additional landing to be provided. Stairs to new landing to be relocated as shown. Retain existing sound wood Including treads and risers. New stair construction to be of solid wood to match existing. Relocate bottom newt post. 11.Rehabilitate existing window. Clean and scrape wood ready for paint. Prior to scraping, document the farm, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood. Retain existing glazing. Re -putty existing glazing. Apply weather stripping to sliding surfaces. 12.New deck and stair. Replicate original decks using similar style aM in-kind materiels. Deck railing and lattice to be painted wood. Deck membrane to be vinyl or liquid applied. 13.New vinyl framed window. See window schedule. In a that is compatible with the original window style and materials. New painted wood weln indow trim to match existing window trim in form and detail, 14.Relocated wood newt past. Preliminary Only, Not for Construction Ta,re.wh.npmwdre oo p, • Rehabilitated Main Floor Plan Scale:1/4" = 1'-0 note /112 MIMM Date 29 008 0719 H RA03 note 92 restrict. wind. opening devlOere9Nlred Window notes: wwflmah floor where window sill Is less than 000r. renregurter darene Onaws� to Architect. review. For window configuration and location IX sash see Devises emenope g dows to be located nm mare than 4'.0 (120amm1 wrsdowblnd control tobechild safety type. /non-looping.ta_latype.) 411112*2(0,040(0$l0 00(1(06001 90(5465(5(04(555-1(0104 Window Sdledule: ndg iflst roneer0non begins. Th windows mumeet,33i&s' standards ro d — using the testing .ndards listed below. ASTIA E 1105, Field Deterrninallon of Water Penetration of Installed Exterlor Curtaln Testing isrequiredon a minimum a 17. of the windows. The industry standard for B3 testIng Is require the aowls)uhe repaireda a �stedd, plus twnmemnall envelope ss.. consultant note that all testing must be done to the windows as supplied with no temporary modiScations to the assembly. i.e. blocking the drainage holes. new exterior windows require double glazed sealed units. New windows to match original windows as closely as possible in form and detail using a compatible substitute mate9al. BEDROOM BEDROOM BEDROOM Existing Upper Floor Plan Scale: 1/4' = NEW WINDOW SCHEDULE SCALE 1/4'=1'-0" Upper Floor Rehabilitation Notes 1. Existing wood framed window. Retain for parts. Not to be re -installed. Frame opening for new window. 2. Rehabilitate existing window. Clean and serape wood ready for paint. Pdor to scraping, document the farm, type and colour of coatings and the condition of the wood. Fix in 1,00 broken or deteriorated wool. Retain existing glazing. Re -putty existing glazing. Apply weather stripping to sliding surfaces. 3. Stairs to upper floor. To be retained. Clean and strip wood for new finish. Retain existing floor boards and chair rail. 4. Existing aluminum framed windows. To be removed. 5. New vinyl framed window. See window schedule. Install new vinyl framed window in a style that is compatible with the original window style. New painted wood window trim to match existing window trim. 8. New dormer with shed roof using similar materials to the oxginal house. 7. Existing interior door and hardware to be retained. Refinish door, frame and casings. Relocate door hardware to proper location as required. See Rehabiliated Upper Floor Plan for new location of door. 8. Relocated existing interior door for use In the existing heritage house. Door casing to match existing representative; casing. 9. New heritage style inunor doors and hardware to be selected by the Architect. All interior doors to be cased. Casing to match existing representative door casing. Ensure new doors are distinguishable from original doors, but complementary in style. wdeen approval required from Architect before ordering. Wood trim New 3020 ®11Nuinyl he3°A Neframe w double 0 d eaevinyl doubledouble glaed glazed EXISTING WINDOW SCHEDULE - To Be Retained SCALE 1/4'=1'-0" E 5050 MEM R II wooPm Z11=" upnbleae azed I 20 EXISTING WINDOWS not being retained are not shown. 4040 A, CiD 2115,;1, u amew 2340 E4Nng 5050 mfg E note I0 note 1 i Preliminary Only, Not for Construction :=,== =g: p, 9,9 note 92 nae90 BEDROOM 1 a5NB wi iuuuf ■ ruum rrolee9 MA'Lei u� liit.' ..m. I'f Nomm \l- lun No Now note 100 BEDROO n. note pet nae 98 HALLWAY ot WIC note note MASTER BEDROO I , ■ • n. BEDROOM 1 II� mff HAL-LWAY---__ l ,1111 ��r ii G G note P.2 a2 ew 20 vinyl dou91uetl vinnyuyl frame x03 .wnble glaed Is=v hu eydstilg ride. Rehabilitated Upper Floor Plan Scale: 1/4" = top cot. p ,111 ;1V beyond MI hese trkn below stool w eldatdm pwawa 1x8 sIdIng trim eau nam Window Interior Casing Detail Door Casing Detail 41/2"1 5040 MIIMM c ma CL c o .o 0 yr tU as 0= >Z -c �NN LJ. Date 29 008 0719 H RA04 see note.. See note »,p <<�r ate See nSee note Se see note,* See note 010 See note SS Preliminary Only, Not for Construction 3. See note OS See note/110 Taere 7Odn vire oo p, note #11 See note= See note. nRe 01S balso»omre �. new tOn hoard -es See nate 08 See note. See note. See note PS See note $14 JI n°t"] I II II 11 wood lattice - ifl IIiItIi11i�Ii1I1 Deck Railing Detail see notetts See note112 East Elevation - Facing York Street Proposed Colour Schedule O SICO Exterior Solid Wood Stain 1740-503 Pine Forest SILO Exterior Solid Woos Stain O100 2 White See note 10 sew See note Se 49 111_1111 1.1111111111111111111 Exterior Finishes Rehabilitation Notes. 1. R ' f g d d< tl pl 'th d k d 01 ' shown. Replicate original decks using similar style and in-kind materials. Deck railing and lattice to be painted wood. Deck membrane to be vinyl or liquid applied. 2. Existing shingle siding: Clean ready for stain. Inspect for damage. Retain existing and wood. Replace deteriorated, broken or cracked shingles with new cedar shingles in kind. The new work shall match the old in form and detailing. shingle exposure shall not exceed 5' 3. Exterior horizontal siding. Remove existing vinyl siding. Existing horizontal wood siding to be retained. Retain existing sound wood siding. Replace deteriorated, broken or cracked siding with new wood siding in kind. The new work shall match the old In form and detailing. Restore original wood siding and replace with in-kind materiels where original siding is deteriorated beyond repair. Paint finish - See colour schedule. 4. Simple wood trim (existing). Remove and retain existing trim before moving house. New materials to be in-kind. Re -install 'm clean and scrape ready for paint. Prior to scraping, document the form, type and colour of coatings and the co.,. of the wood. Inspect for damage. Retain existing sound wood. Replace segments of deteriorated, broken or cracked wood with trim to match. All joints to be primed scarf joints. New palm finish. See colour schedule p2. 5. Simple wood barge board (existing). Clean and scrape ready for paint. Priorto scraping, document the form, type and colour of coatings and the condition of the wood. Inspect for damage. Retain existing sound wood. Replace segments of deteriorated, broken or cracked wood with wood in lend to match existing board in form and detailing. New materials to be In-kind. All joints to be primed scarf joints. See colour schedule #2. 6. Simple wood fascia board (existing). Clean and scrape ready for paint. Prior to scraping, document the firm, hype and colour of coatings antl the condition of the wootl. Inseam for tlamage. Retain existing or cracked wootl. Replace segments of deteriorated, broken or cracand wootl with wood In ffind to match primed boards. form and detailing. All joints to be primed srarfjolnk. see colour schedule m. See rote M3 ]. RehaClean ndste existingod rread dlcunentlse form, wood andyolopaintPriorts and the document the forth, type and colour of coatings and the condition of Me wood. Fix Re -putty i- uintl broking gl Apply wootl. weath exlsting gtoi sli sexlstlng glazing. Apply weather shipping to sliding 6 0,005,. 6. New del... barge board trim to match existing in form see none pa and schedule New materials to be In-kind. Sae colour scM1 ylny#2. 9. 000 vinyl named and In mae style that window compachle ole. the Nriginal wted w style adtl materials, ath iwindow t New painted of stl window trim o mulch in-kind materia Vim. f 1.New cedar norm shingles throughout using In-kind materials. 11. New1610 at Is compatible o ithnal withlfamednal eln. materials style that to to be new with the origiIngle t wmaow exile and cedhi Siding into be and ceder g. shingles to pshall see tole 64 cedar shingles Staorto and- eicol colour exposure scheleshall not exceed 5'. ors. finish. See- colour scM1esule. See note Mt 12. InsuaeregeJaas. See role Mt Insulated, painted, glazed heritage style' overhead garage doors. Wood as trim to match existing window trims. 13.Ewding gable vent 14.New gable vent to match existing. 15. Existstructure. aluminum soffit to be rsmovto be reviewed edoriontooffit. structure. d repairs of arch a soffit to n neon. En on Site. Make good repairs to match existing condition. Ensure adequate ventilation to meet BCBC 2096 9.19.1 See note 02 note 09 South Elevation - Facing Dewdney Trunk Road See note. West Elevation See note 010 il�ilui ill See note1t6 Se note 11111111 See note. See note .2 North Elevation MAPLE RIDGE $relish Colwnhia 4 0 APPENDIX D CORPORATION OF THE DISTRICT OF MAPLE RIDGE HERITAGE ALTERATION PERMIT NO. 2013 -077 -DP TO: BRUCE ALWAY GRAYSTON CONTRACTING LTD. 9854 CANDOW STREET CHILLIWACK, BC- V2P 4K4 (the "Permittee") 1. Civic Address: 12016 York Street 2. Legal Description: Lot A; Group 1; DL: 396; EPP21945. 3. Name of Applicant: Bruce Alway, Grayston Contracting Ltd. 4. (Reason for Permit: x Designated Heritage Property (s.967) ❑ Property Subject to Temporary Protection (s.965) x Property Subject to Heritage Revitalization Agreement (s.972) ❑ Property in Heritage Conservation Area (s.971) ❑ Property Subject to s.219 Heritage Covenant 5. Description of Approved Alteration and Permit Conditions - refer to and attach drawings and specifications: The owner intends to rehabilitate and then relocate the heritage house on the same lot so that the side that is currently facing York Street will face Dewdney Trunk Road. The building will also be moved 30 feet closer to Dewdney Trunk Road. The interior of the heritage house will be renovated, so that it is converted into two separate strata units (Duplex 1, see attached drawings). The existing heritage house is being internally split into two units to function as Duplex 1, with the total floor areas as listed below: • Unit 1 (Duplex 1) -Garage area=35.30 m2 • Unit 1 (Duplex 1) -Basement floor=35.26 m2 • Unit 1 (Duplex 1) -Main floor=70.53 m2 • Unit 1 (Duplex 1) -Second floor (excluding staircase)=56.52 m2 Unit 1 -Total floor area (excluding staircase) =197.62 m2 • Unit 2 (Duplex 1) -Garage area=45.79 m2 • Unit 2 (Duplex 1) -Basement floor=14.79m2 • Unit 2 (Duplex 1) -Main floor=60.59 m2 • Unit 2 (Duplex 1) -Second floor (excluding staircase)=47.13 m2 Unit 2 -Total floor area (excluding staircase)=168.31 m2 6. This Heritage Alteration Permit (the "Permit") is issued pursuant to Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902-2012 (the "HRA Bylaw") for the purpose of preservation, relocation and rehabilitation of the existing heritage house on the subject site, subject to compliance by the Permittee with all statutes, bylaws, policies, orders, regulations, and agreements applicable thereto, except as specified by this Permit. 7. The Permittee, its agents and subcontractors are granted permission to carry out the following works in accordance with the conditions in this Permit: (a) Alterations to the exterior and the interior of the heritage house on the subject site in accordance with the detailed architectural drawings attached to and forming part of this permit. (the "Works") (b) No security is required to guarantee the performance of the terms, requirements and conditions of this Permit. (c) The terms of this Permit, or any amendment to it, are binding on all persons who hold this 9. If the alterations authorized by this Heritage Alteration Permit are not commenced by August 26, 2015, the permit lapses. (d) If the works authorized in this permit are not completed, the Permit shall lapse. (e) The Works specified in this Permit shall be carried out strictly in accordance with the terms and conditions and provisions of this Permit. Minor changes to the drawings that do not affect the general form and character of the interior or exterior of the heritage house (Duplex 1), may be permitted subject to prior written approval of the Municipality. 8. Issuance of this Heritage Alteration Permit was authorized by resolution of the Council on the day of 20 . CORPORATE OFFICER IT IS AN OFFENCE UNDER THE LOCAL GOVERNMENT ACT PUNISHABLE BY A FINE OF UP TO $50,000 IN THE CASE OF AN INDIVIDUAL AND $1,000,000 IN THE CASE OF A CORPORATION FOR THE HOLDER OF THIS PERMIT TO FAIL TO COMPLY WITH THE REQUIREMENTS AND CONDITIONS OF THE PERMIT DEWDNEY TRUNK ROAD Zir rn C7 co co 8 27m 72'1 NEW SIDEWALK See L ndscape Drawings for planting and landscape elements Patio Porch Lawn Dr. RIM: 35.853 Ito=45oewy 35.908.14 Dashed lineal 79 m 35 ]041 J Dpshed line represent 4 existing grade UNIT 1 DUPLEX 1 This duplex is the existing building renovated. This Building is covered by the Heritage Revitalization Agreement (HRA) UNIT 2 35.314m 5 93314. ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO BE TO SCALE WHEN PRINTED ON ARCH 136 O 24 jRITecT 'Ps patio 34.7401 351533: Porch 35.9563 1 014 35.9143 rm YORK STREET Lineo1a al 314 oAm 4 741, 35 4823 35.91inr UNIT 4 Da,h.dllneo;Roetme DUPLEX 2 This Building is covered by Restrictive Covenant for the Duplex Design (Duplex RC) 91m Porch 25.441m MENEM PROPERTYINE----------------"---_—" 35.9143 J IIT 39 A2.1 A.1 7 311m 914m 45.914m FF^ ^ ^ J `RIM:35.20m —_—_—_—_—_I M1zm -1----------7.35 Proposed Site Plan Scale: 3/16" = ISSUED DRAWINGS v $ Proposed Site Plan Jun 18,2013 Scale AS Noteli Drawn WB /JM Dwg 0,9 A1.2 DUPLEX 1 - HRA Renovated Heritage House DUPLEX 2 - Duplex RC Proposed New Duplex Kenovateu nemaye nwoc U� 1111111111111 Perking m _❑ DUPLEX 2 - Duplex RC Proposed New Duplex Section C -C Scale: 1/8'=1'-0' YORK STREET Parsing space so Scale: 1/8,1,0. Section A -A Access ■1■1 EC= ❑' Q❑ FA ■ ■ \\ ■1I■ IN LI ❑❑ ❑❑ Dim FA • ■ ►\ ❑❑ []D ❑❑ FA • ■.. DUPLEX 1 - HRA Renovated Heritage House .,-Relaining Wall Secton D -D Scale: 1/8'=1'-0' .. ■ ■I ISSUED MING PFRMIT ANY DISCREPANCIES TO BE To SCALE WHEN PRINTED ON ARCH o (se D 24 �"'recT .. ME ■I .. ME ■I 0 Section E -E Scale: 1/8"=1'-0' Section B -B Scala: 1/e•=1'-0' act T, co - Jun 18, 2013 Drawn WB /JM Dwg 0,9 A2.1 BUILDING TO BE SPRINKLERED TO NEPA 13 INCLUDING ALL CONCEALED SPACES ALL BALCONIES TO HAVE DRY SPRINKLER HEADS Wall. Roof & Floor Assemblies General Notes: The. assemblies .. been selected in .00rdance wiM BCBC 2012. The. contractor and soboonsultants shall be compliant with all Me. requirement. Gypsum Wall Board fasteners toanrorm CSA-A82.31.'Gypsum Board Application. Abbreviations GC o On Centre Wall Symbol Wall Assemblies W1 Inc constmotIon - W2 61 W3 =, 'gyp (eee w.,arsn 6 mil. uv poly vB Mrollaorare well 6 Fool. W4 WSxa tms2,mVT PT Strapp4n0 a.a.l. 3an�n. =1') 6 20 PG Insclat on Furrng where .ea W677n.dmFRR 2x6 or 2x4 framing sae wan. (sae nmdam' a meaanlmn - W7'i. a meap.e womm't aSh,FRR R 20 FG nsu Won 6m BB VB WB timmeml)pwm R ."." Table A 9 10i.AssentlywtSe eguleG� 1,10,18Bw.Nra ) Riao gym1's`•oc(ae.awn'.1ao ywam(see att. per 8..m.a.T. Seal ell p.dtietlanswith hestop valk nIn;Sm„: - W9ro2dus4o"a",iiile 1 layer aa, i1snia.itz regular ===aupAln. Floor Assemblies F1 anima'` �,°ar'im.darsaa mil UV VIS only ln Type 0 STYROFOAM,. ERS mecextend 500m hodzontal below slab hanically 500 mm horizontal around e compacted granular 61(ee structural) F2 a A,Taler.,o.3.,.e.Aas:meyI3e finish nng 110 pwom sheathing sub.a« (see etmdun0 OC (see structural) i iaya,'la' owe We if spadrsterthan,r) F3 a g° n;irTBomRRVosheet«Iwuid.00lleem a» 8197101 Strappins uemtosslopetode k'eagle(mm290(a.atepatmorthresholds) x 10 (see sirtIctOral) Vinyl Perforrated soffits Roof Assemblies R1a O -y waren. standards. Cedar roof shingles solid eave protection to not 5l8yers Swmsnektin4/387 sg�ucaraps than 2 nalae Inner face aexten«wen Engineered se 0(4 OC (5 R20) shale,81( Insulation 1my. s(e°no600W8 R2 :27:=7=7,..„..n. standard.. yd auS/8 Plwooshhe,lr19(see s1Ncmreil N w ertm ng(seestructural) ISSUED DRAWINGS Pam. fa Xxclreca Existing Floor Area Basement Floor Area 1411.8 so ft 131.17 rn2 Main Floor Area 1014.3 so ft 131.00 rn2 /8422234501,/ 8877318 91.7822 Tdal Floor Area 3813.61 so ft 350.32 m2 Basement Rehabilitation Notes note #1. Existing shingle siding: Clean ready for stain. Inspect for damage. Retain existing sound wood. Replace deteriorated, broken or cracked shingles wfth new oedar shingles in kind. The new work shall mato.. old in form and detailing. Shingle exposure shall . exceed 5" note all wood Beall window to be removed...Bin pads for repairs o other wood windows. Use the same siding material as original nom «1._ original ( nlnw to be removed. void to he in -filled same ..ang nd finished and ing to ma. d. note #4. New vinyl framed window See wIn.w schedule. New paintedwood window trim ch existing window in forrn and style that 's compatible wim the angina' wi mow stye and medals. notelocations as shown. 46. Replicates and replace,. new decks and rs in .4.1 decks c5gs4uar style and inkind materials. Deck raging and lattice to he painted wood. note 49. vinyl siding. Existing od siding to be . Retain existing sound Itllng. Replace.etbn ed, brokeen or cracked siding with new wood sidIng in kind. The new work shall march the old In .rrn and detailing. Restore materials where oUginal anginal �siding dete.mted replace drreipa�r. Palm finish - See colour schedule. note 1/7. Existing stair to ba.ment to be removed. note #8. New decks and stairs in locations as shown - See shoet RHA03. Replicate original decks in form and materials, a.(here information is known and is feasible. note #0. New garage doors. trim 228215x116 g 3131 a 30310130 g«:n Qoors. note #10. Retain existing boiler. Condition of te !Or reteWon, The owner «secs%convert me sleeting radiators oorad.<a/boiler does not allow ",�63b93ation.html nom x11 3b0930.1217116199Edsting exte.r door to be removed and Ell in shingle me«Igi79 rouse exten'or(inunasame ( ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO BE TO SCALE WHEN PRINTED ON ARCO0(38ARCHITECT x4; Unit 1 Garage Area O, Basement Floor Area 379.6 S.F. /312/4per 36 Staab) 60845 F. T 'uddes cGarage, 2127.2 SF. (3.9124( (6.7912( note 46 -x - ote .e N note 110 -- 1q. Nk'Fe �msn ,32 823 19 M 899A1 ea dmdu D Oa �o l El cow' note #9 Unit 2 Garage Area 682.9 S.F. Basement Floor Area 153 3 S.F. Maln Floor Area .perasArea 80T.4S.F. Teta! Net Area IesGarage) 1811.7 S.F. Existing Basement Plan O BORIS: 114' =1'-P' Slope 9M. 2% Tooudwe lope min.2%TaOutside DOUBLE CAR GARAGE note 46 note Unit 2 YANFMARAGE Unit 1 TV DEN AREA r.nwall� ♦'-no1elH Dashed One ort deck above i Rehabilitated Basement Plan O 501115: 1/4' =1'-0• Jun 18, 2013 Scale As Noted Drawn 0710 Sheet A3.1 BUILDING TO BE SPRINKLERED TO NEPA 13 INCLUDING ALL CONCEALED SPACES ALL BALCONIES TO HAVE ORK SPRINKLER HEADS Wall. Roof & Floor Assemblies General Notes: These assemblies .ve been selected in acoordance BOBO 2012. The contractor and subconsulta. shall be compliant with all Axe. reguireme.. Gypsum Wall Board fasteners toanrorm os<,a82.31. 'Gypsum Board Application. Abbreviations EC. Fibe'ruGltl GC u On Centre IIC Wall Symbol Wall Assemblies ® W1 a :mlj;n urep ra Ing constructIon W2 s,L 61 W3 an, Fnedoe6 mil. UV poly VB gee Rmcmy) W4 W5 xa nm,m,maKr PT Strapp. ..l, aanMa.em"1Id R-20 Fe InsulatIon "FurrIng where noted' See W2 lower half concrete wall 8 Fem. W6 tnn n-bn,FRR 2x6 or 2x,1 framing me plana tsee Ouch. b mernanlun — W7'").emast pe NPortIonS„ I)hrFRR fraup FG nso at on 6m Uu rgr, xpwa'n.drmrrR "C" Table A 9 10WBec ernhy4colliFRR �.+Aaeaam,lvwtsa ) ywtoo'a IIWe"eu®mni)'s•"oe (a..amml"reg per 9.10.9.7. seal all pehaatlenawahreeampuulkIngn4sm'n. W9 eaeczat2.sto',"stai'R layer (1 side,- Kr regular Bwnmmn.v.reeuo"s aapwd) 11. Fur Floor Assemblies F1 < ani=ar` sar-e mil UV MS only ln STYROFOAM,. mecslab hanically edea areas 500 mrn horizontal around V compacted g "larnl(ee structural) F2 a Aablep.tas.l.e.Aa:melrFse finish ac pfywoad eheath'ng subac« lees structural) ol:(see ral) 1 iayar'yr Gmise ifspacia ereterthan 12l) F3 a g°°Nn;l°G�omRPVosheet«Iwuidyooll.am Pominr' Seapp g ! tls IZto 9ecn edge )min 2')(3'smpatdoor thresholds) Vinyl S errorratee et ) a sot. Roof Assemblies R1 a -y gu n. standards. Cedar roof shingles solid eave protector, to not SleyerS 30Plovoa she dings PapIng e sg�ucaraps than Engineered 2 liaise Inner face sextan«wen Trussestioo (RSI4.(5 R28) ee "coral( Batt loam 1mr. s)e°noexcws R2 'i'XIITotfit=lx=r5v7year guaranteestandards. cedar yd eslwooshemlrg (see a1Ncmre R w .rfre ng(seestructural) ISSUED DRAWINGS Existing Floor Area Basement Floor Area 1411.8 so 131.17 rn2 Main Floor Area 1416.3 so ft 131.40 rn2 ) z,r,d7dSthl,) 99].]810 91.78m2 T.I Floor Area 3813.51 so ft 354.32 m2 Main Floor Rehabilitation Notes note.,. New deck and stair. Replicate originaldecksung similarst„eand form,inkind materials. Deck ralling and lattice to be painted wood. Deck membrane to he vinyl or Ilquld applied. note .. Rehabilitate existing window. Clean the and and colourw`ofcoatinggpaint. Pueconditwaw'the wood. spotty in existing glazing. Apples al.simpping aln oto sliding seaces. note 43. their rail and baseboards Prior to stHoping, document the ad, type and colour of coatings and the condition of wood. Els in kind broken or d.dorated note Existing .irs. Additional landing to be provided. Stairs. new landing to be relocated as shown. Retaln eAsting sound wood incl.ng treads and risers. New .ir construction to be of solid wood to match existing. Re -locate bottom newl post note 40. Relocated door and frame to be retained and re -located to new eennM for use In area where new door will be created. note El.g framed aluminum ndow 21 he removed and Instal new viny endow in a style that is compatible win the original window dry a note lie. Retain existing tongue form.the type ndcolwoingsancditonoi wood. Fix in kind broken or deteriorated wood note 49. Retain existing notwater racti.rs throughout. CondKlon of the existing boiler dces not allow for retention... owner plans to reLise and convert the webs. for nldpwfaweans"puonmee concept tlAww.ecoa/Nbfomhn 1=o74dpi=o7uVettlI7eTot7tnot colour of coadngs and the condition of the wood. Fix in kind broken or deteriorated note 411. Existing represen.ve door casing to be retained and relocated to a new i.rior door tor use as a door within ready ter paint. Prior re note 410. Existing original eKerior wood siding in good condition . ,tripping, document the condi, type strip colour of coatings and the condition of ...ad. InSpeCt fa damage. er„;e.forinandd g. Intel. - door note t2 meetex..yle and dklnandsa°m.ria";Rencme"rginalde using sIrrno. 413. Existing covered porch. Retain existing wood siding. RePtece detedorated, hr.en or cracked siding new wood siding in kind. The new work shall match old in form and detail. Any restoration of wood a'`dm.snaeaosinutiA`lala. Relocated entry . Adwcing and slao dd note lit. insulation framed window. see windowscheeme. Inasnla hat is compatible With the on9ilial window style and mamdale. bl wood wInclow hirn to match exIstIng wIndow trim In form and .1.1. ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO BE REPORTED To SCALE WHEN PRINTED ON ARCH (se ° ARCHITECT — 139122,) [600 '] 03 Unit 1 Garage Area 16.1010) Basement Floor Area Main Floor... (08,02008100)a Total Net Area includes Gera e Unit 2 Garage Area Basement Floor Main Floor Area ExaOd Area secludes c ape) ale ricryipla Unit 1 Gar age Area Basement Roar Area Main Floor Area (Excclude�°Stair) ..R.dde"s Garage, 2127.2 SF. Unit 2 Garage Area Basement Floor Area 1651 3 S.F. Maln Floor Area (Excludes sm.4S.F. nuae«.c Area Existing Main Floor Plan O scale: f (d• = r -o• Rehabilitated Main Floor Plan O scRle:la• = r -o• Jun 18, 2013 Scale As Noted Drawn WB /JM 0,9 Sheet A3.2 BUILDING TO BE SPRINKLERED TO NFPA 13 INCLUDING ALL CONCEALED SPACES ALL BALCONIES TO HAVE DRY SPRINKLER HEADS Wall. Roof & Floor Assemblies General Notes: These assemblies have been selected in acoordance with BOBO 2012. The -contractor and subconsultants shall be compliant with all reguirementS. Gypsum Wall Board lastenersmoanrormmcsAne231,'Gypsum Board Application. Abbreviations 0. On Centre Wall Symbol Wall Assemblies ® W1 ra Ins constructIon - W2 sd"' 61 MEM W3 , lee (eee awn"mt mil. UV poly VI3 W4 W5 xa tm,b,ma. 1, Yers o130ruin. building pals.' �i'r's'n4: w.h.sn R-20 Fe insulatIon "FurrIng where noted' .e VV2 lower hawser. wall 8 Funng W6 amp n-ah,FRR Saar 2x0frerning me pens(see structural a mmanlu8 - W7'li Partial hrFRR fram n dO FG nso at on 6m Uv am10 r.mpwaln.dirar s7c e, W8 ec lumina Se FRR Table A 9 10a.+ulAssentar..lvwtse Plywood(, asw.'wra)) ) "gig ®°,gym �'s`•°oc (a..,wnl�mo par s.ro.g.7.Seal all papae"enswith hes. caulk - W9 BDBD2duaHo;sr) Trylayer lien side, ma m7:d(eplular �la,�,a===r):•211. e..ma„apa tn. Per Floor Assemblies F1 < lee i=a``a,eti-e mil UV VS only ln 2lr vented area, STYROFOAM)extend 500m horizontal . slab and 500 mrn horizontal around e compacted granular SII structural) F2 a A,Tableg.,D.3.,.e.Ass:mtyI3. finish ale ac plywood sheathing Sublime (sea Rnrdura / x 10 OC (see rel( aroweWeifspac structural) F3 a g°°NF;i°�omRProsheetorIwulaappl am mea» and comply Rory.), 50,601 q,6 tl'at:t d,6ckeag.(min2%)(3'atepataoor thrasholds) 8 erea soh.ee t/ Vinyl rror Roof Assemblies R1a -y waren. standards. Cedar roof shingles Solid eave protect. to not g 2 nae Inner receaexten«wen yer30esa0PaSlenehesmcarap Engineered Trusses on (RSI4.95 R28) ee awmll Batt lor spray Bo alar. ste°noexcwa R2 ==.1=',„7,..„u.... standard.. cedar roof alviwooshhehIng (see s1Nct0,elt N w berfra ng(seestruemml) ISSUED DRAWINGS Existing Floor Area Basement Floor Ar. 1411.8 ft 131.17 r. Main Floor Area 1016.3 sg ft 131.00 r. iia `rage srfzi Total Floor Ares 987.7.6 91/6m12 3813.9 so ft 304.1P m.P Upper Floor Rehabilitation Notes note M. EAsting interior door and hardware to be retained. note Q. note note 46 note 47. note S18. note N. Clean See Rehabiliated Upper Floor Plan for new location of door. Renabilllate the , tyscrape e ands aurof coatigps sand ttheronditione°r'ta, at Fix In kind sedan)) glazing. Re -putty edangnglazing.n Apply weeather snipping to sliding surfaces. Existing aluminum framed windows. To he rernoved. New dormer .11 shed roof using similar ma.ials .e origia Pouse. Door styleato match existing representative i selected fie d by the Architect All interior doors to be cased. Casing to match *sting from otinal doors, but complementary in��.,apatyewten pre Stairs to upper floor. Retain gism floor hoards arequired from Architect before ordering. To be retained. Clean and strip nd New sty . New palmedInclow schedule. Install new vinyl framed window in a wilthat 888mpatible vrith the match sedating inal window stylewindow Mm. Existing wood framed wInclow. Retain for parts. Not he re-ins.11.. Frame opening for new window. ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO TO SCALE WHEN PRINTED ON ARCH REPORTED (8"ITEDT D 24; 3sm 10. 1 1 [6.18101 T-33/4 BEDROOM ATTIC SPACE g. note. Unit 1 Garage Area Unit 1 Garage Area Basement Floor Area 379.6 S.F. 8,68820188/ 806.6 S.F. T171a:r 2127.2 S.F. Unit 2 Garage Area Basement Hoar Area 159.3 S.F. Main Floor Area 652.2 S.F. Exa el sr"ai 507.6a,F. Total Net 1311.7 S.F. 31 ] 13 F [a:i tm] 03 HALLWAY doter 8C MASTER BEDROOM Basement Roar Area 379.6 S.F. Upper Floor Stair) eoa.4s.F. (include: Area 2127.2 SF. Unit 2 Garage Area 692.9 S.F. Basement Floor Area 169 3 S.F. Maln Floor Area UpperFloor tam 807.4s.F. ° ed.p.G age) 1811.7 S.F. Existing Upper Floor Plan O Scale: V, =1'-0' Rehabilitated Upper Floor Plan O Scale: 1/4" =1'-0• ka Jun 18, 2013 Scale As Noted Drawn Dwg Sheet A3.3 ka Jun 18,2013 Scale As Noted BUILDING TO BE SPRINKLER. TO 13 INCLUDING ALL CONCEALED SPACES ALL BALCONIES TO HAVE DRY SPRINKLER HEADS Wall. Roof & Floor Assemblies General Notes: The. assemblies .. been selected in .00rdance with BCBC 2011 The contractor and subconsultants shall be compliant with all Ile. co Gypsum Well Board fasteners to conform to CSA-A132.31,'Gypsum Board Application' Abbreviations IIC pact 'gess OC On Centre Wall Symbol Wall Assemblies • W1 See Plenm:L`%"frgna see - W2Fr,g.-sari w �aadhgpaper w.aw) =iU4eeWnuew'raiel)n'ne 9ma waNy) nolF p6 mil. poly VI3 W3awt, gt;.°.°a r ..,«6 mil. UV poly VBlayer 5/0•GWB W4,p _ as min. ie. a ewnapr mil. UV poly VB layer 5/6•GYVB see w2 mwar nen wnrrere wall a Rifts! W5 1===.1=7.7"!1/2. PT Strapping 1, 2725EFF" '"�i�..,aaaa.sn "Fur,. where noted' See WR lower half concrete wall Run.9 W6,ma n-ba,PRR Z:211===="'" (see naraare' a meaenlcen 1/2. GYVB — vv7,..erLowa mep(Be.ParOon enbrFRR fraR 20 FG nu at on 6m UV ve vis era' 1,)1wmm RR se Table A 9 10e.+AAssent lywtse Bw'� Plyweed(aaamra 3 fir PG be n a�g ®°,gym 1's`• oc (a.. ewe'�reo par 9.ro.9.7.Seal all paNse6enswaana':ya; min;Sm„: - ws edec 2nt2, s,o',"s, ai'g layer ii si�n.i•tr Plywood) ular GWB wamm b...coese, support)anufedure n. Floor Assemblies F1 < lee 13 mil UV VB only fn slab . mea e STYROFOAM"' (RSI mechanically1extend 500m ho.ontal re e compacted granular. (500 mrn horizontal around see stanuraal)metre. F2 a A,Tabm9.,D.3.,.B.Ass:a:„3e finish ac piywoae sheathing aubnaor (sea nrudune OC (see structural) 1 lays ar owe We If spacing ratartnan,r) F3 m gmelGgo mPVCsheet«'wa 'dapp".dn»'nbrea. sepueroee'PoWnr' raempagt.o4 nkedg(.mm296)(3' tep Be=urei Vinyl erron.. s¢ Roof Assemblies R1 a -y gp nmesmndards. Cedar roof shingles ed... protect. to not Ste Yaiyvwesne u+lr`reig aP(see sg�uc ureps tan � inside Inner face aexten«wen Engineered Trusses o OC (RSI4.95 R26)ee y]ral) Batt ior spray Insulation 101, ste°ryp600W6 R2a nteestandard.. Pdastlywooshaeu,lr0 (see .Clair.) berfra ng(seesructure') ISSUED DRAWINGS ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO TO SCALE WHEN PRINTED ON ARCH o (36 D ARCHITECT e; 00 [3.9,20) (6.72,0) 1 Existing Upper Floor Plan O Scale: ire' = r -o• O, 00 (3.9,20) [6.78,0) r— ed UNIT 1 ma 112 6400 mdsuii eroeiarea� cede)rod to mat. wdanammoa .rca' ,t for approval Loce6pn x16168 ecce A V F day aaca36 —11❑' UNIT 2 0n,ns Zr:da3a°sTh. Maintain are docking to underside of roof padytlayer nCWall iiw:aus(trs manufactureprovlde shop drawings for Architect and structure' engineer) al from ❑ ❑ �--�°.�s�awJ d'Dee p aarcbdec, erFloor.= ❑ Rehabilitated Upper Floor Plan O scale: (a•=,. -o• Dwg 0,9 Sheet A3.4 BUILDING TO BE SPRINKLERED TO NM, 13 INCLUDING ALL CONCEALED SPACES ALL BALCONIES TO HAVE DRY SPRINKLER HEADS Wall. Roof & Floor Assemblies General Notes: Tbe. assemblies .. been selected in .00rdance with BCBC 2012. The contractor and subconsultants shall be compliant with all Ile. w Gypsum Well Board fasteners. conform m CSA-A82.31,'Gypsum Board Application' Abbreviations IIC pact 'gess GC a On Centre Wall Symbol Wall Assemblies • W1 SaePlan.:L`%",taF�M�a sal, W2sd"a;Rwg.a- art w cora.buildi building paper gm(Seemocwyl �yrhann v�aiaPlan br Loo a6n cone ars4"tr :r 7 ass bbe.6 poly VS y) olRaving' W4,p _ >, e iaw smrnepr mil. UV poly VB layer 5/8,WB see w2 .war hm scare. well a roams W51/2. PT Streppbal xa rr eacolse.awnh.sn W3 nn, 30s laVsenmua+wpx See m lower half concrete Wall a burr. dogs tsce manure') ;71`"),:r°"-°"'"' `Fuming where note, sad wars (sad mm�ere' a memmlmn - W7'.. a ParOen ,Bfram Sae m,raara R 20 FG nau at on LIVVB WB emore1, 1rnmRR arc e Table A 9 10 3.+AAssent vwtSe again GWB P Vend (sea SWUM a ne my r 6' DD (re munuml mR(uentiu®dm 1SSoc(seeamwwn0 swa ) per9.ro.9.T. Seal all pealdenonswith hest. <Wangmin4Sm'n. W9BDBD207"s,aiu ref It snai 112 le mywund(ular lawnmmha.a=ua aupA d)u. Floor Assemblies F1 raeiann-m2slab 1)) mechanically mil UV VB only SI STYROFOAextend 500m hoHzental M,. re 500 mrn horizontal around e compacted g ularnl(ee structural) F2 B'gragnr.finish acplwood shaeth'ng aubnacr (see nrudurep x 10 OC (see structural) 1 las. la'ewe(5/B'Ifspac gis F3 wt g°NmelomRdesheetorMu daoo10d cmsps!umGdmra apnpuiemspeck eeq(min 296) (3. tep Vinyl n erforraed see prits Roof Assemblies R1 ;:rtg!:7,Z,3"g)nT,tt waren. standards. Cedar roof shingles Solid ea. protectlon to not Steyers 30 esneu+ing jape sgremraps than 2 raise innerfacedexter«wen Engineered segooBatt lor spray (RSI 4.0= R28)see c.ral) 101, 5,e°rypex GWS R2a rdees.nda,de. ve.Plvwoda nhheau,lr,8 (see swcwren R w tim.r framing (see structural). ISSUED DRAWINGS 06.248.1 18.240.1 411-0 31-4 518 Unit 3 Garage Area Basement Floor,. Main Floor AreaUpper Floor (E40mes SW) 584.2 Sr. Total Net Area gnoluaasGarage, 1515.9 S.P. Unit 4 Gar ceased BeSerrierit Floor AreaMain Floor Area 5F Upper Fbor Area (Excludes S.o-1 584.1 S.E. Tore' Net wee ndamesGereael 182719 S.F. 01 [6.248m] ISSUED FOR BUILDING PERMIT TO SCALE WHEN PRINTEDANY DISCREPANCIES TO ON ARCH REPORTED TO 24') ARCHITECT Basement F oor Plan SCAB : 1f4.= 11-01 Main Floor Plan O Scale 1M.=1'-0• N2 c X°Orx 41:,) Ca 0) - m 0 a E Jun 18, 2013 sale As Noted Dag. Sheet A3.5 Dale June 18. 2013 nome:0719 BP Drawings 10/May/13 vwx """L" "A"S "'"''''' "-*.""' -'"r '''"'" Floor Assemblies Roof Assemblies ISSUED DRAWINGS Dem.!. medusa trarTrrew. "1'" 1.1.111°'1.rn bops.. IA Ms. ospanmontrorRANKA. itLEMC1r11,11:1P07:11TR7STurNITER=DID'"'LL W2 W4r=,:712.="'" W7 t!tr"..""""r8" 21asers of 30mat building paper .8 framing 1Sse ...al) Isr Sneathhg1sse structur. IM. Sheathing (ses structure, R1 =4 ',:7,Zt3"gg,,T,t: waren. stand., ''" rr,I7--, ass us,,,,ass sp,,,,,, R.so ED Insulation 6 mil UV vs V, Gwu Fl PPerf:r:::=T: i::==-° 8 mil UV VB only fn required mechanically vented are. Cedar roof shingles Wall. Roof & Floor Assemblies General Notes: 8011. 08cly VB a mil. Weds VB 2.411Type 4 STYROFOAM,. (RSI 21) SOM.. protect. to not less than 1. ins.. Inner face of ...used 2 !even 30mIn S11.1ng 'layer 5,01/. 'layer 5/8,VVB extend 500m holiaorSal below slab and FAUN. ,urang .e,.a ,,,Aed. vintloln.t717:=7"c" 500 nom horizontal around loundatiOn perimetre. 5(8r Plywood sneatbIng (s. structural) Tbese assemblies base been selected in .00rdance w. BCBC 2012. .e. contractor and subconsultants shall be compliant with all Me. reguirementS. trd17=e=reF1).'See W2 lower helf concrete well 8 Fun. Table.Y Assembly W15c 8' compacted granular NI (see staid.) 1 layers-1Sregular GWIS Engineered Trusses 024 OC ( see structural) Batt Mr spray Insulation (MAO = R.) Furring • `See Plan Nr Loan &Tuning`PIM. sosolurel) anal poly UV VS Gypsum Wall Board fasteners to conform to CSA.A82.31,11Gypeurn Board Application. 1. NsSaace W5 =',1E1'''''''!""rrfr.r F2 nIZ'Z'gr).74',11.7.:.T.V;=„s. 1 layer 5/8" We X GYVB ...ming (see sinoture0 31/12. P5 bassos. insulation Abbreviations R.istance RatSTC s STranmission Cla. 6 mil. poly VB ;*1,2147:an sw. insulation finish 1100nng 518" rea ,(8(5204ooa aneetnin sum. ( sea stn..) R2 =,,t11,7=7:!,..,..ntee standard. 21x8/116:Ingin'te""gFrr 2.1. stud franing o 0 max 16•001s. &neural, 2 x 10 joists m. 24110C (see structural) zoh) ound s rogr."r rIgr==rart R-20 FC InsAistIon Plywood1seestrucks. 1 ISM la' Gm (50 if spacing is grater than 1.) cedar roof shIngles GC s On Centre MIME 6 mil. US poly VB 1 layers - NY regular OW18 5.811Plywootl sbsahng (s. struCbirsb W3 t=irt;rITV:=1" 1 leyer 5/s. Gm He, timber framing (see structural) Wail Symbol Wall Assemblies 1,1,111:2,0,7;.= Sse Wa lower hansom.. wall 8 Fuming per 8.10.97, &email penis...Is...rest...Loos rob. 45min. F3 =7,...rft1177;.;,80,Tpvcane. or Ipuld W.F.... CAN / COM Rob.), 1 i ,b A;l -11 iW0 Ik IgA. 51" Nil 2 ll! ,- !�i ; .• i N - . . NA framing 18es stiuclumb end comply wIM -37.54-. R-20 FD InsulationW9 fiCTC"217= Strapping suite to slope to Seca edge (min 296) (3.stes at door thresholds) - • w 1 014 02 6 ...poly VB 'layer...VD MIIIIIIII W6 2200804 -°"'"' ee Plan. Location of Furring` See WalorkerIng constr.. `Furling where noted. 00 1M' 2=n L1a0'5e de)7-% t=NTGW0 4tatOTUTeent=us:11 V52/i8xn"y1Tl 0P8(.esrefopelrysrawlAtoelsadbsAl osahhl.e/ athing B.W2 lower ...m.o.,. a FunIng Saar 2.1 framing see piens 18. structural a meohonIce0 Extend soparalion iMosolat ulty-Family Heritage Revitalization Agreement & Restrictive Covenant for Duplex Design avic mares>. lame York Street .ea. R... BO Legal Address 01 141, D.L. 3,98 GRP 1, LO 37, PON 22584 003-072.782 4250 () Ci--) 18.248m1 Garage Area Unit 3 C) Cd Cd 113.29811 18.248m1 Basement Floor,. Main Floor Ansa Upper FMor Area (Esolud. Stair) 559,25.F. Totel Net Area linclodas Ceram, 1815.g S.F. [6.248m1 Unit 4 4150. 1 A5.2 021.28 2080888858 BeSerilerit Floor Area Main Roor Area Diver Floor Aree (Excludes 5011 564.1 S.F. Total Net Asea (Includes Garage) 1827.0 S.F. 1. e .,., 5,1•1 151.17 1 1 Iss 1 5 1,1, a T -1i 71811 812 '1 8:12 8-12 > bon of RWL deelsed line etc.., 1 - a .. CE3 .1'W. , below ° - Du p I ex 2 Upper Floor Plan & Roof Plan (Duplex RC) 0 111, 11131 • • • • - • • 0 • line of Prefinished me gU.S1Sea elevagons materials) .s..: es --- .n T. ./ .. 511 . V.. 1 ENSUITE) .. ... , 'X-- F---' CENSUITE _4_ AC'' Lt,"or',.. 1--417,1=" 11 BEDROOM BOM 1 > • ' ni 4-11 1 1111 21.0. 6 • IIIII, ce WI Wal il • "•-/-. , 7 _... line of roof -8 1/2. linl 1 '.IM W. i 2.81/2 um ...... , .. - below,. `a ... • Pglii) EU 7 M ' . In 154R1 ' . 0 Locallonholllic cu. is Location of Mc access • 280 vinyl cs as us EN aNiimom. I - , LP • Ilaa . .g=lail ' P" *A 38 24.2_, hatch 38. x 2411- \ 'Tye 01- WAYNE STEPHEN BISSKY ARCHITECTURE 8, URBAN DESIGN INC. PLANNING INTERIOR DESIGN '''farpi a 'sue "gx"Ara pM1.41417Z0300 wea-as,a3o$ I' I' \/_-.',',.,. - Typical of 5 root vents sub MMMMM HALLWAY HALLWAY-. mMillillrlFal .,77., per su vent snow show is 1 MM 67., MM MES. I MM - aFMIlldl .. mi required ventin is 1:30 '16; 8 ided vented roof soffit insulated roof arm! UNIT 3 UNIT 4 UNIT 3:1 UNIT 4 a o o Ridge 0 --1 Line of roof ,-"‘-below 5:12 '11 1 BEDROOM 1 Z --.tak RFDROOM.2 RFOROOM 1........... se BEDROOM 2 10 , -.., 0 - Maintain Ms docking to underside °Moor deck 1 layer 1/211GWEI 00M:step. rovide shop -7*.Z.r1g,TA7rf=r-Zt;:071rengirrear) co N 'M a a .<.12 30 year Cedar reof 1 1=1 ° mah Shingle.tc ,.• LI 0 , 11111 0 -exisling HRA. Provide -e .11 aPPrevM, sample Man:Med -1+1- 1.1.21-011 . _.--- a s 1 I ‘,.----- ...1 Jun 18,2013 .. ait, •er a.. •S1 . 11 I 1. 1...1‘ Scale As Nom g's99 VA, / 'Una of roof 101.11 1 /211 11 ° 11 below 1.112 balms/4212 ''S -pre...metal gutter 19 in of main Floor below Orewn WB /JM / 41 A5.2 O. Ina of Upper Floor below Owg A OM ISSUED FOR BUILDING PERMIUpper Foor PlanSheet PIan NOT ISSUED FOR TENDER OR FOR CONSTRUCTION an RoofSca A3.6 le:. 1-011 DIMENSIONS TO TAKE PRECEDENCE OVER SCALING e: 1/. = . + 1M" T DISCREPANCIES TO BE REPORTED TO ARCHITECT AN0 TO SCALE WHEN PRINTED ON ARCH D (Mr a 29, Scal41.-0 Scale WB See note 06 .e note 09 note 013 See note#14 See note mH-e- See note 014 See nate 1,6 =1I no,e.,, MI:11__ 11 �_ i. '1'II9 911 11 1 1 lIIIA See note 01 3x3 picket See note 010 See nmen2 2x4 bottom a new trim ar East Elevation - Facing York Street Proposed Colour Schedule O SICO Exterior Solid W004 Stain 1740-503 Pine Forest SICO Ederlor Solid Wood Stain ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO BE TO SCALE WHEN PRINTED ON ARCH REPORTED (6ARCHITECT 1q; West Elevation wood lattice See note= 014 See note 01 3x8 toP rad SSUED DRAW GS Duplex 01 HRA Exterior Finishes & Rehabilitation Notes t deck and replace w. new deck and stair as shown.Replicate odginal decks using similar style and in-kind Deck railing and Wice to be oen, membrane to Pe wepgiae. 2. board (existing). scrape ready for form, type and colour of coatings am the common of the anIned rinadtmaga.Ravinecliingsaousl'd7 document wewmated. to. iaMmule matin 3. Simple woodmm1adyrgyaemo lrto reaping, docment thermovinge nd ccNewmcoatingehe inking.Re-install of Mena w remage.y for gree eanacdorr of Token ordC ked wxtiongma clean wood.rdapammts to be pained naedSaffol .Newpaaa°a."ash. SeeComanfamdeteriorated,ul2.bmkan aramakaa wand with atm tO 4. New aviny framed joints ndoowwdIn a style Mari•compaetie wuathe orIgI�alwindow stem New pain. wood ow trim d march ea trim. Ne and mereneb. See window schedule. 5Insulated. painted. glazed age We' oper0ead garage doors. Wood palmed trIm to match exIsting seahroughout using kind matens. T. shingles rm,typedna trgcoatings ndrMcontlNangrM1e aewood in kind to match existing board in form and detailing. New ece atedels to be enbaeerero d. All eintst oe primed scarfloints. See colour schedule W. 8. Existing shingle siding, Clean ready for slain. Insp. for damage. Retain e4sting sound wood. Replace deteriorated bro.n or cracked shingles w. new cedar shingles in kind. The new work shall mat. Me old in form and .tailing. Shingle exposure shall exceed 5” ed wort with Upa!Pwpr ao.i em Mein Floor 37. WiRote 03 See note 01 South Elevation - Facing Dewdney Trunk Road See nate #fi 22 2 s9ASMb& 39.191m note .1 See nOte /Pa -IN- See note 014 9. Existing gable vent 10. framed cstyle nn compatible whe original window sMe and materials. Siding to berwwoeaar shmgas ro match e,isnng cedar shingles in fon and detalling. Shingle exposure shall not exceed 5, Staln finis, • Se 11. New painted wood barge board trim to match existing in form and detailing. New materials to . in-kind. colour schedule 12. New gable vent to match existing. 13. ExistIng aluminum soffit to . relnOVecl. Original soffit structure. Condition of odginal soffit to be reviewed on site. .idnntiemn to meet BCBC 2008 9.19.1 t gIrsiding. gte o. wegad siding to be retained. Retain exMng sound wood siding. Replace deteriorated, broken or cracked in form and detaillr.. schedule. altnknd aelshoniaadmatch d"a •eecadrepceihii--imtwen g>ingdeterioratedbeyond repalr. Paint Restore See colour 15. Rehabilit. existing 41mranrewRninexng gaagmNauaty derxaeAdwmmd2e ..ng to sliding surfaces. ❑❑ ❑❑ ❑ .2111 ❑ RVI ❑❑1 LSee no.. See no4.15 ❑❑ ❑❑ ED'S❑ ❑❑a ❑■ • ail LI North Elevation Duplex 1 - Building Exposure and Spatial Separation The buikling will he SorMered NM,York 5.et 17.8 mDewdney Trunk Road Width: 23.0 ra NC = Noncombustible Cons.clion Compadrnent North Facade South Facade W.t Facade East Facade BCBC Adide useArea of Facaec u re ,ante ulwee n Actualeco Faecoeme aaae 9 Groups g1.6 m2 3.285m 22.x% 3/4..0 Group in a Group C 715. 11.W m age 100.0 96 11.9x Notes Facing Duplex 2 Facing Dewdney Trunk Road Facing Tork Facing East PI_ heel A4.1 Roof Ridge UIS Truss Upper Fbor___ 40.429m Bas Unit 3 Unit 4 ❑❑ ❑❑ LOGE Pnna Unit 4 ❑❑ ❑❑ 110121 VII -1 na u Iri PEEL ❑❑ ❑a ❑❑ ❑ QI I❑ ❑ = ❑ QI I❑ ❑34,,1nna=Pnna 1/1 Unit 3 South Elevation Upper Floor rdelp Floc. Basement --asleb ate....... ��34.,g]m ISSUED FOR BUILDING PERMIT FTTTTAMTE TO SCALE WHEN PRINTEDNG ANY DISCREPANCIES TO ON ARCH REPORTED TO 24') EDT North Elevation note it1 no. d3 note. East Elevation L . 1111111111 1 1 1 1 1 111011I11111I Duplex 2 Restrictive Covenant Exterior Materials note 61. Roof Shingles note PS Gable Vent note 64. Nardi note PS Triple 3 binles GnN siding no.. Double 5 vinyl siding note 1/7. 2x6 Band Board West Elevation Scale 1frOd Duplex 2 - Building Exposure and Spatial Seoaratior The building will be spanNered to NEPADewdney Trunk Road WEE. 23.0 m NC = Noncomhost.le Construction BCBC Compartment aurae Use Area or FacadeW,sa a " g ste.pnee r geidg Clmana All North Facade. Group 72.9 m2 7.190 mGIG, C C Facing North PL South 9.10.14.4 m2 3.265 m to CO Bldg Facade roe m m ped 0.0% 10,.0Facing e. West Notes adfi co rs 4,4 Jun 18,2013 Drawn A4.2 G ALL CONCEALED SPACES mFaa a.r s.s x. mroda r•ti«"onr858 Floor Assemblies Roof Assemblies ISSUED DRAWINGS wN ... owwwwww Hewer. ��Xcowss TONAvsoarspRaEarvEAos Wea29W4i..ar„.d _ W7 ITam da ma rore.,, n.a. az,m.amm .g6e m wm)nw ..0 .In...) a F1ria a - R1 u w n. standard, Ldation ,n Ewa UV 8 mil UV VIS only fn '�1)qvented , Wall. Roof & Floor Assemblies General Notes: (RBI solid than 1. in>a Inner face ofextan«wan rrm>bmw� ..paper mia>�a,,am,,m,.,framing tsbwy lore m below ear �mmm„ Twee assemblies hawa been sea in acoordence will BOBO . The -contractor WBc .moexw.nmme500 norn horizontal around foundation�matrepama>ne'eaeestructural) and be compliant with all masa requirement. �irsa`iFLA*. g See lower half concrete rmie Famw ,.w'a�ziasee ra spray casa az]a+aN=mnirMSc Hao compacted see>wnp� Batt lor •seam oaWWI Gypsum wanBoard fasteners t000nfooamcsA.nez.3,, ,v Board Application' ° W5a ,ro..,F:m6 poly UV ,6 2,4 ,lar. ttrpe x cws ec.«.w"m d 2 a A. Tabl>a.,g.3.,.e. A>byaa Abbrevfinish (FR, " Ig hi;ws"gurai°:" ®eimmm"a :oSG0addeneaminge.t.aWee alma . R2 as o�er,ara Wal' "am>madad>(See secro,n max ,dner,oStrue",al, ;, joists ma 4•oo(see anaamral]s =iaser cpavKa D.„.aanla«,tzGwl6air>padagl>gmtarma.,r) dyr mia> oc=OnCemm MIME yers.1/� Plw"samlag asendap n..vaa6 Nw mng (see structural). ber Wan Symbol wauaeaembres p„ i� See WV w.,nmr«.cretewall 8Fa„r. pere.toe.3.Seaao.x.ua.rmrr.:ta�alnI,a miM1i i.F3 = lg°Nm�,W,7:8vcsheet orNuldapplied maml.ana piata.n'°waw"•,ma*Mc CArc sG-a,. PaiwIariace,sa>wclu.) ro§W3o a _ p$, gs�Q Es s fl s y g'e€ a'e:g Sg-� 5 o's gist ='e6 aa`- v P6 ata ;a fg °gig !I• ... opsim 2. s,d comply wIU W9ee°upagu nappin suite m slope ro deck edge (min 39013•.ten mmMs) .._ W1 a n°,art. MIIIIIIII \Ns1 a.rawwoo>heatMog seaaaro"maa:mfm,e s.wmae coo.wiia see plans s.a mm��iamae,.mmn rern.aartn "iaw« ,D(see awcwm aaP.a r,c, hr erronamso r s wzi nn aa uaF rmrerdc,beem010d re,at O Barn Y 13.etzm] I6.]ntm] 14. 626m) rfi.zt"Im] Cd Roof Ridge .. ..............................ase 4385m azeem.°........................ / I lel II - 1 Stairway Closet Bedroom m . Upper Floor .............. / Bathroom Bedroom Multy-Family Heritage Revitalization Agreement & Restrictive Covenant for Duplex Design ow mares>. lame York Legal Address Lot 101,1)1.398treeGRP1"R 13 3e. 7, PLAN 2258, 003-072.782 \ nn om E m C =Porch— Den— L Noe for Existing Sbuc ire: Mein Floor Note for Ex sting Structure: Once II fram ng Is exposed Structural Engin er and 33.310 1 Once II framing is a used Structural Engineer and A °hired inspection required. Architect spection required. Basement [■�712 Basement Llai Basement HRA Duplex 1 Existing & Proposed Building Sections Building Section 1 - Existing 350 Building Section 2 - Existing 13.91201 I6.7e101 (Y) (4.e26m) (Y) ie.znm] (Y) Unit 2osi a oralde..m , Unit 2 Unit 1 _._.... ............... a4 a a e e o , ... Existing Roof Structure V!.STN II ................ 03.1e1m �; ,: IIIQIIIIIIIIIII 111111111ItItltltltltltlt1111rIrIrIr1111JJ1111111111111111 VIII IIIIIIIIIIIIIIIIAIIIIIIII_ .4,1'S , am' • Master WIC WAYNE STEPHEN BISSKY ARCHITECTURE URBAN DESIGN INC. PLANNING INTERIOR DESIGN , aha a Stairway " " l� Upper Floor © _ ^^ ZJ '1 Bedroom 40.73. ® - Living n Cdr Kitchen Room F – Living Room III Main Floor I / -0 az ® VIII IIII I Il ll�dd@rJYY VV1i1WAWM1rO y]f)iW tltSlilliRrlrirlrljldljl S�i M II.II/rl il1 3r �,sm lllllrrrrrrrrp7m ,,,,,;, A VI. )1/ •® ..�_- �nI Data. don ten za,3 11 11 - _= _ Tandem Car Garage Double Car Garage Scale as Noted Tandem •• . - " " Garage Dmw^ watgM g OM ING ISSUED FOR BUILDDIMENSIONS RMIT 11 11 m q , Basement , e. me _ - _ 0 -0 0 Sheen A5.1 NOT ISSUED FOR TENDER OR FOR NsmVER S TO TAKE PRECEDENCE os aEwNENaarvTEoorvAac ows°=<pl o g;wem50 � cr aeaStruduraltlawngsbrfootnglocatmnandsze. 350 See struduraldrewingsfor footing locatlonand size. seem�°hanceldraw gs o ufcpwmbngcere°es. Building Section 3 -Rehabilitated See mechanical drawings for wcplumbing services. Building Section 4 - Rehabilita ec cru corvcEALEosFACEs mraa Rst s.s x. ranlonomrsa Floor Assemblies Roof Assemblies TO BE SPRINKLERED TO IIPPA 13LL ISSUED DRAWINGS w "". ospannumtrer a.. ap. ABUILDING W41nmtr.d _ BALCONIES TO HAVE oar SPRINKLER HEADS W2sa„ W7mo-m 26 a maia.>e�dww.„auied Ismmmal standards. m.rumn m«weB�arenaomma2,mol."nmmahil �mm.e:o..) on»„ F� t: nii.'- R1 u c -ra ,n GPM 13 mil UV VB only fn required 2.a�qvented a soliddexter«wan Wall. Roof & Floor Assemblies General Notes: winsisoMan 1. in>me Inner face nm la VOWS m ' an Bper on Tile. assemblies .. been selected in .00rdance w. BCBC 20. The. contractor W8oaw.vmsae500 uion �;mere ozstructural) and mbwn>utants shall be compliant.. all mem requirementt=77.="'”'See lower sprayBatt lor (RSI az)a.+Ai Assembly w,sc ns granular. � an of layersi""� �iara Furring • s"RlLg 'n'" ' poly UV Gypsum Wall Board fasteners to Dodo.. CSA -A132.31, rpt Board 01000on gca«awsNm W5a irerom, Dl,e,sa"°re' ) F2 a ATtg,BB11.. ,lar. lrpe xcws „ Abbreviations ish nag .mingmbnoa(sea ewetum FR, Rath) Class mh"(ui;.e;"°"ri°m�dinsulawe ocwosR2 am�a�nm areap s alos>tndam>se,wm.an fp me.,e•nc(see so-neureo ; joists ma. eOC (see structural)s_ Ieesmr ncpactwca„ plywood (see... ar«la' owe sreIr>padng'>gretrma,rCedar roof UPlywood MA> IMES§ on.wavae, Nw framing (see structural) o=onoedre ,n�,w„a Wall Symbol Wall Ao Assemblies °7o3 aaewrowerhenconcret»n a a"�9 w9.,p.e.,. «�rrv:m..1A���mM1aF3 * Poa;,)�mPVC sheet orlwald appl.dmman dna(See,w«cANtcGse-37. Polwin01 a2. Q s„$ ;Es s utls .¢ a es�a ss� -`sg SE€§ a=i ;F %III. $`j 1 g` a` • �3m end complrwiu iW9 aupzongat trapping suite m slope to deck edge z^al(s•>mpmr thresholds) W18 Concret0 mil. UV polY. e ®Wen n-rRSIFT. oosh.. savro"m�m��e See „Ing con,a,an see plans (See structurala m«n.niun layer n,iae,-,n regular ,(see .1..0 aeco.m".we� v Perron... sot. See WR lower rancons, watarnm VT rm1.ltutw„wnu. Peramt Q 01 zBB D2 zgn 03 Cr) R• oof Ridge ..................._ [e.Beim] Undo and dg • 4.73RIma...................._ I8.24am1 Unit 3 la.zaeml Unit 4 4� cls Truss ,. Trusses IIIIIIIIII • cls Truss,/ �Tmsses /Tosses\ \ l Multy-Family Heritage Revitalization Agreement & Restrictive Covenant for Duplex Design ow mares>. lame York Legal Address Lot 101,1)1.398treeGRPe o33;.PLAN22s8, 003-072.782 s2 eezm — • s2 eezm - . .tea 4, /\/ , r—rill ME MM Z Bedroom 1 Hallway Hall `-0y Qf¢ o Ensuite lul _ Master _Bedroom Bedroo ., Master—I m Bedroom Ensuite III _ 40.429m"� • _ 40.429m II. IJ ii 1iLac.,,J . .. n Sitting Pwdr Y.. a Living Room 1111 LTi U Living Room LJ =- Man FloorMain E �\P[111 e Floor Fz � � 31.]1B m 11111A1Au!Illll"'�'`- � 9]]191 ......._ 11 1111ill or N Den Area Laundry_ Laundry TV Den Area Duplex 2 Building Sections m Double Car Garage r. / ) a, e t m aeaemem regSlabm ]9Tm See structural drawings for rooting low o and size. See mechanical drawings for UIG plum ' g services. Section 1 G rageslab A, -.. 34.797m _ L_I L See structural drawings for footing location a d size. See mechanical drawin s for UM plumbing services. Section 2 ISSUED FOR BUILDING PERMIT ANY DISCREPANCIES TO EDT TO SCALE WHEN PRINTED ON ARCREPORTED 18 X ARCHITECT 4, WAYNE STEPHEN BISSKY ARCHITECTURE URBAN DESIGN INC. PLANNING INTERIOR DESIGN : aha a Date' Jon 18, 2013 Scale As Noted Drawn o g Sheet A5.2 APPENDIX E SCHEDULE "D" CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit. To: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) Re: TH1+. BEETON/DAYKIN RESIDENCE 22031 Dewdney Trunk Road, Maple Ridge, B.C. Address PID: No PID Available Parcel "A" DL 96 Gp 1 NWD Plan EPP21945 Legal Description The undersigned has retained Commonwealth Historic Resource Management Ltd. as a coordinating registered professional with experience in heritage conservation to coordinate the design work and field reviews of the registered professionals required' for this heritage project. The coordinating registered professional shall coordinate the design work and field reviews of the registered professional required for -the project in order to ascertain that the design will substantially comply with the Standards and Guidelines for the Conservation of Historic Places in Canada, the B.C. Building Code, and other applicable enactments respecting safety, not including the construction safety aspects. For this project, field reviews are defined as those reviews of the work: • at a project site of a development to which a Heritage Alteration Permit relates, and at fabrication- location where building components are made that will replace deteriorated materials identified as character -defining elements for this project. That a registered professional in his or her professional discretion considers necessary to ascertain whether the work substantially complies in all material respects with the plans and supporting documents prepared by the registered professional and with the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902-2012, for which the Heritage Alteration Permit is issued. The owner and the coordinating registered professional have read the Beeton/Daykin Residence Statement of Significance and the Standards and Guidelines for the Conservation of Historic Places in Canada. The owner and the coordinating registered professional each acknowledge their responsibility to notify the addressee of this letter of the date the coordinating registered professional ceases to be retained by the owner before the date that the coordinating registered professional ceases to be retained or, if that is not possible, then as soon as possible. The coordinating registered professional acknowledges the responsibility to notify the addressee of this letter of the date a registered professional ceases to be retained before the date the registered professional ceases to be retained or, if that is not possible, then as soon as possible. The owner and the coordinating registered professional understand that where the coordinating registered professional or a registered professional ceases to be retained at any time during construction, work on the above project will cease until such time as: • a new coordinating registered professional or registered professional, as the case may be, is retained, and • a new letter in the form set out in Schedule C in the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6902-2012, is completed by the authority having jurisdiction. The undersigned coordinatmg registered professional certifies that he or she is a registered professional as defined in the British Columbia Building Code, who also has experience with heritage conservation projects and agrees to coordinatethe design work and field reviews of the registered professionals required for the project as outlined in the attached plans and specifications. Coordinating Registered Professional Owner Wayne Bissky Name (Please Print) 204-22320 Lougheed Hwy. Address Maple Ridge BC 604-467-8300 Phone nal's Seal and Signature) Wednesday, 24 July, 2013 Date GRAYSTON CONTRACTING LTD., by its authorized signatory: Bruce Alway 9854 Candow Street Address Chilliwack B V Name of Agent or Signing Office (if applicable) Wednesday, 2. DateAir ly, 2013 Owne ' (Akerappointed agent's signature (if owner is a corpo ti the signature of a signing officer must be given here. If the signature is that of the agent, a copy of the document that appoints the agent must be attached.) (if the coordinating registered professional is a member of a firm, please complete the following) I am a member of the fine Commonwealth Historic Resource Management Ltd. and I sign this letter on behalf of the firm. 1 It is the responsibility of the coordinating registered professional to ascertain which registered professionals are required. ii1AMLE RIDGE MEM) ..201.0t21.13 . run Kaau District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: RZ/103/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: 28702 - 104th Avenue - Release of Statutory Right -of -Way Maple Ridge Heritage Revitalization Agreement Bylaw No. 6709-2009 EXECUTIVE SUMMARY: The property located at 28702 - 104th Avenue (Lot 4) was part of an application in 2009 for a Heritage Revitalization Agreement Bylaw for the Miller Residence, which was adopted on October 26, 2010. The subject site, Lot 4 (see Appendix A), was one of four single-family lots that were created through subdivision, after HRA Bylaw No. 6709-2009 was adopted. Most of the heritage value is on Lot 2 (see Appendix B), which is where the Miller Residence is located. The only documented heritage value on Lot 4 is a forest edge at the rear of the site, which is protected through a Heritage Landscape Covenant. One of the conditions of final reading of the HRA Bylaw was to secure a horse trail on Lot 4, to align with Figure 5 in the Official Community Plan, entitled Long Term Multi -Purpose Trail Plan. Since adoption of the HRA Bylaw and the approved subdivision plan, it has been determined that the proposed horse trail route is not feasible and an alternative route has been identified by the Parks & Leisure Services Department. The property owner has requested that the Statutory Right -of -Way be released. RECOMMENDATIONS: That this report be forwarded to Public Hearing for input on releasing the Statutory Right -of -Way for a horse trail on the subject property at 28702 -104th Avenue. DISCUSSION: a) Background Context: The subject site was part of a Heritage Revitalization Agreement, wherein Bylaw No. 6709-2010 was adopted on October 26, 2010, and a subsequent subdivision where the original 7.8 hectare property was subdivided into four lots. Most of the heritage value is located on Lot 2 (see Appendix B), where the Miller Residence and farm outbuildings remain and are protected through the Heritage Revitalization Agreement Bylaw. A Heritage Landscape Covenant also protects the orchard on Lot 2 and the forest edge along the southern edge at the rear of all four lots. On the northern edge of Lot 4, a Statutory Right -of -Way for a horse trail was a condition of the HRA Bylaw Final Reading and a plan showing the length and width of the trail was duly registered on the site (see Appendix C). Since that time, the Parks & Leisure Services Department has determined that the location of the horse trail is not feasible in this location. Given this fact, the property owner has recently requested that the Statutory Right -of -Way plan be removed. As there is no need for this Right -of -Way in the future, it is appropriate to release the restriction. 1107 e) Interdepartmental Implications: The Parks & Leisure Services Department have confirmed that they have found a more favourable route for the horse trail that is more viable through the existing topography of the area to connect to future trails in the District of Mission. CONCLUSION: With new horse trail route options being investigated, the property owner has requested that the registered Right -of -Way for a horse trail be released and both Planning and Parks & Leisure Services are supportive of this release. "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 - Subject Map Appendix B - Subdivision of 4 Lots from Original Miller Residence Parcel Appendix C - Registered Statutory Right -of -Way Plan -2- 13 APPENDIX A ,•\ I ; 4 l I I I I I II I I 3 10480 10455 1 I 1 i-• I � 10420 P 68785 SUBJECT PROPERTY ; BCP N O 46967 3 N O r` 4 1 1 1 1 Scale: 1:2,500 Cit` _.f Pitt- Meaows_ IIS ; . I o 28702 104 AVENUE i .2 It _«it >ri = J' "MEI �- * CORPORATION OF DISTRICT OF it-E1I ���i -W� ,'0' + iTHE it i;57) I� MAPLE RIDGE British Columbia MAPLE RIDGE FINANCE DEPARTMENT District of11 �' � �-"-'� Lang ley iiim��� DATE: Aug 22, 2013 FILE: RZ/103/08 BY: PC — -�0j FRASER R. APPENDIX B EXPLANATORY PLAN OVER PARTS OF LOTS 1 TO 3 ALL OF SECTION 4 TOWNSHIP 15 NEW WESTMINSTER DISTRICT PLAN BCP_`4 (1Ci Pursuant To Section 99(1)(e) Of the Land Title Act FOR CONSERVATION AND TREE PROTECTION PURPOSES B.C.G.S. 92G.018 0 50 75 100 125 in The intended plat size o/ lh!s plan s 560mm in width by 432 nun In height (A1111 C) when totted ata scale or 111250 Integrated Survey Area No. 36 ,District Of Maple Ridge , NAD83 (CSRS) This Plop Shows Horizontal Ground Level Distances Except Where Otherwise Noted. To Compute Grid Distances, Mult9oly Ground Lead Distances By Combined Factor 0.9996068 LEGEND: Grid Bearings Are Derived From Plan BCP_ . _ _ All Distances Are In Metres And Decimals Thereof 1 [[ 3 5 Pion 6608! Pion 62840 13 Plan 66392 104th Avenue 03' 29' 90' 135799 Plop 8LP_ _ _ _ 135799 10001 8 66.327 2 139.793 73.299 03' IS001 90'000' Area= 0.219 ha 145.800 9010'10' This Plan Lies Within The Greater Vancouver Regional District This Plan Was Completed And Checked, And The'Ched110/ (Red Under (111595 On The 12th Day 01 June, 2010, And /o Hereby Certified Correct In Accordance /fth Land Title Office Records. Mete Bernemonn 900370' Arco= 0.410 ha 154.800 9003'10' 29' 73651 287th Street io L N 3 Plan BLP_ _ _ _ 4 Pion 68785 Plan BCP 4696 B.C. PJ.M. 7.,.4EN r — FRASER VALLEY JAN 2 5 2011 RECEIVED Deposited Inl-7Fe-Land TIB. O19ce tePsklOrg;er ,C. n9,)d Oby 0/�2�eti+.V l.i+ Reglstra' Re0.No. a61..2''(t �) 1 229,047 4 .._ ... Pion BCP_ _ _ _ 9003'10' Alto= 0.362 he Rem NE 1/4 Sec 4 7P 15 253500 90'03'10' Book Of Reference Descr/pflon Area (ha) LOT I SEC 4 1P 15 NWI7 PLAN BCP_ _ _ .. 0.2/9 1.0T 1 SEC 4 IP 15 NWD PLAN BCP_ _ _ _ 0.108 LOT 2 SEC 4 IP 15 NAV PLAN IJCP_ _ _ _ 5.410 LOT 3 SEC 4 TP 15 NM) PLAN BCP_ _ _ _ 0.362 Langley Indian Reserve No. 2 9 XION3ddd Terra Pacific Land Surveying Ltd 22371 5l Anne Awa,, /649 1.e1. 694-46}2509 no 6207-141 RC1 Rev3 APPENDIX C EXPLANATORY PLAN OF STATUTORY RIGHT OF WAY OVER PART OF LOT 4 SECTION 4 TOWNSHIP 15 NEW WESTMINSTER DISTRICT PLAN BCP_ _ _ _ Pursuant To Section 99(1)(e) Of The Land Title Act FOR HORSE TRAIL PURPOSES B.C.G. S. 92G.018 30 45 _ 60 7551 the Wended pot ,h, of Ihh pion h 580 mm h .MN by 432 ,,v,, h heg7t (ANSI C) Men plotted ata scale at 1:750 Integrated Survey Area No. 36 ,District Of Maple Ridge , NA083 (CSRS) 77,1, P/m 4,,n Hahonld &mad Lew Dhtmces E¢ept Nhe, 01h,nhe Noted To Carole /lid Dhtmceo Mandy pound Lend Distonces By Canbhed factor 49996068 . LEGEND: Crld Bearing, Ne 0,5505 from Plan BCP_ _ _ _ All 01 .1.5, Are in Metres And Decimals Thereof %13 an 1 104th Avenue This Plan Lies Within The Greater Vancouver Regional District Thin Plan llbs Completed And Checked, And The CheoNlit rod Under /111589 CA 17. 15th Day of 2014 And I, Hereby CWBed oared k, Accordance Wth Lod 118, 0500e Read 84LS %&ems anon DOCS Plan 4785 200.888 SR Mce4101 ha 03' 205957 4 -' APPENDIXPCBCP__-- 3 Pim BCP_ _ _ _ `377 Covenant Hart BCP_ _ _ _ Rem NE 1/4 Sec 4 TP 15 27 0 Deposited In Th. Lend nU. Moe Al New Westn,hst,r , 4..4 1130_ Say Of Ref No. rre9vsar zst- o_ Cr) —14 8� Langley Indian Reserve Na: 2 END OF DOCUMENT' Terra Pacific Land Surveyina Ltd 72371 SL hon. /own, 11141. R762h SC Td: 604-163-2503 f1c UR07-111 SVF7 R MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: DATE: August 26, 2013 FILE NO: OPS1308 ATTN: Committee of the Whole Municipal Equipment Purchase, Supply and Delivery of One Motor Control Center (MCC) for the 225th Pump Station EXECUTIVE SUMMARY: The approved Financial Plan includes funding for the purchase of one motor control center (MCC) to replace the aging MCC at the 225 St. Pump Station. A public Invitation to Quote to supply and deliver the MCC resulted in five (5) quotes being received. Following evaluation of the quotes, it is recommended that the contract to supply the MCC be awarded to Vector Drive Systems. RECOMMENDATION: That the contract for the Supply and Delivery of One Motor Control Center be awarded to Vector Drive Systems in the amount of $195,600.00 and applicable taxes of approximately $9,780.00, that additional work may be added under the extra work provisions in the contract up to 25% of the value of the contract ($51,000) including taxes, and further that the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: The 225 St Pump Station is the main sewer pump station serving most of the southern urbanized areas of Maple Ridge. A motor control center (MCC) consists of multiple free standing electrical cabinets containing breakers, transfer and relay switches, variable speed drive controllers and phase monitoring equipment. The existing MCC at the 225th St. Pump Station is approaching 40 years old, does not meet current electrical codes and is difficult to obtain replacement parts for. An Invitation to Quote (ITQ-0P13-39) for the supply and delivery of one motor control center was publicly advertised on June 14, 2013 and closed on July 5th, 2013. Five (5) quotes were received and evaluated. The results of the evaluations recommend award of the Motor Control Center to Vector Drive Systems. 1108 b) Financial Implications: The cost of the Motor Control Center is within the approved budget under project LTC#8640, 8001. Total purchase price for the MCC is $195,600.00 plus applicable taxes of approximately $9,780.00. The use of the contingency is not expected however there is a possibility that additional electrical or instrumentation work will be required. CONCLUSION: Following a public invitation to quote, and analysis of the received quotes, it is recommended that the contract to supply and deliver one Motor Control Centre for the 255th Street Pump Station be awarded to Vector Drive Systems, and furthermore, that the Corporate Officer be authorized to execute the contract. "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 4I MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: August 26, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended July 31, 2013 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended July 31, 2013 now be approved. GENERAL $ 24,033,139 PAYROLL $ 1,676,067 PURCHASE CARD $ 106,219 $ 25,815,425 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • • • . • . Emergency Communications - Dispatch levy - 3rd quarter G.V. Sewerage & Drainage - DCC collections Jan-Jun'13 G.V. Water District - Water consumption Mar 27 to Apr 30/13 $ $$ Open Storage Solutions - Network storage device & maintenance $ Property Owners - Land acquisitions - 128 Ave road dedication $ The municipality acts as the collection agency for other levels of agencies. The following collections were remitted in July. 1. Albion Dyking District $ 2. BC Assessment Authority $ 3. City of Pitt Meadows - 2012 & 2013 dyking/drainage costs $ 4. Greater Vancouver Regional District $ 5. Provincial School Tax $ 6. Road 13 Dyking District $ 7. Tretheway Edge Dyking District $ d) Policy Implications: 244,066 370,991 528,425 166,030 203,044 government or 190,395 910,709 255,916 901,505 15,949,153 119,797 30,097 Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended July 31, 2013 have been reviewed and are in order. "Original signed by G'Ann Rygg" Prepared by: G'Ann Rygg Accounting Clerk II "Original signed by Trevor Thompson" Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning "Original signed by Paul Gill" Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services "Ofiginal signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME 0946235 BC Ltd Albion Dyking District Alouette River Management Soc Ansan Industries Ltd Aplin & Martin Consultants Ltd BC Assessment Authority BC Hydro Bergeron, Jean & Cecil BFI Canada Vancouver Boileau Electric & Pole Ltd CUPE Local 622 Canadian Lawn Care Services Chevron Canada Ltd Chroma Communications Inc City Of Pitt Meadows Columbia Bitulithic Ltd Emergency Communications Farm Tek Turf Services Inc GP Rollo & Associates Ltd Genstar Titleco Ltd GMG Homes Ltd Gr Vanc Sewerage & Drainage Greater Vanc Water District Greater Vancouver Regional Dis CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - JULY 2013 DESCRIPTION OF PAYMENT Roadside mowing 2013 collections 2013 service grant Traffic control 256 Street gravel pit 122 Avenue (216 St. to 222 St.) Downtown improvements Lougheed Hwy. (226 St. to 227 St.) 2013 requisition Electricity Tax refund Waste disposal May & Jun Maintenance: Banners Cell tower Firehall #1 preempt device Harris Road Park Install hanging baskets Intersection signals Library Municipal Hall Pedestrian sign Pitt Meadows skate park Pump stations Sewer station Street lights Telosky Stadium Traffic signals Water reservior @ 256 St Dues - pay periods 13/13 & 13/14 Albion Park playfield Gasoline & Diesel fuel Grant Hill repeater repairs & upgrades 2013 dyking/drainage costs due as per budget 2012 dyking/drainage costs based on actual Business internet services - PMFRC Fraser Health pool permit & Dyke bench Homeshow share ICCI grant S.Bonson Community Centre electricity Mar-Sep'12 Telephone & photocopy charges - PMFRC Roadworks material Dispatch levy - 3rd quarter Sand spread on park fields Albion financial analyses Albion land exchange Commerical Industrial Strategy Latecomer Security refund DCC collection Jan-Jun'13 Water consumption Mar 27 to Apr 30/13 2013 requisition 6,138 4,267 23,008 2,244 4,590 4,327 216 1,530 139 290 79 139 182 9,135 1,103 7,575 1,042 1,201 1,378 117,740 138,176 3,141 1,056 530 10,000 12,150 1,676 9,975 6,574 11,683 AMOUNT 23,751 190,395 22,287 16,058 33,413 910,709 108,118 15,874 19,999 35,170 24,743 74,723 69,203 16,603 284,469 41,385 244,066 58,004 28,232 26,628 207,500 370,991 528,425 901,505 Guest Excavating Company Ltd Jonathan Morgan & Co Ltd Kanaka Education & Environment Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Historical Society Medical Services Plan Minister Of Finance Municipal Pension Plan BC Newlands Lawn & Garden Mainten Now Solutions O'Connor Dodge Chrysler Open Storage Solutions Inc People First Solutions Pitt Meadows Heritage & Museum Pitt River Quarries Ltd Property Owners Raincity Janitorial Sery Ltd Receiver General For Canada RG Arenas (Maple Ridge) Ltd Richards Buell Sutton -In Trust Ridge Meadows Seniors Society Ridge Meadows Recycling Society Road 13 Dyking District Rogers Scottish Line Painting Ltd Surrey Fire Service Total Energy Systems Ltd Tretheway Edge Dyking District Urban Systems Warrington PCI Management Roadworks excavating Leisure Centre lobby furniture 2013 service grant Employee benefits premiums Arts Centre contract payment Jul Program revenue Jun Quarterly contract payment Employee medical & health premiums School tax remittance Employee benefits premiums Grass cutting emPath audit emPath Oracle DB to Sql server conversion Two 2013 Dodge Ram trucks CVault annual support & maintenance Network storage device Recruiting costs Semi-annual fee for service Roadworks material Land acquisitions - 128 Ave road dedication Janitorial services & supplies: Firehalls Leisure Centre Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Employer/Employee remit PP13/13 & PP13/14 Ice rental Jun Security refund Quarterly operating grant Monthly contract for recycling Jul Weekly recycling 2013 collections Cellular devices Jun & Jul Mobile device modems for Inspections & Bylaws Road painting Dispatch operating charges - Fire Dept. Dispatch operating charges - Public works Maintenance: Firehall Leisure Centre Library Municipal Hall Pitt Meadows Family Rec. Centre Randy Herman Building S.Bonson Community Centre 2013 collections Integrated stormwater scoping study Transportation plan update Zone storage & optimization study 49,889 29,789 11,018 4,032 20,430 145,600 6,222 1,062 6,022 2,934 2,954 4,348 3,112 3,959 106,784 364 20,177 9,733 75,926 12,384 3,373 7,420 1,099 7,302 4,645 1,334 2,841 10,580 7,126 13,499 Advance for Tower common costs 60,000 Tower expenses Jun 15,005 15,953 20,000 136,762 79,678 33,329 35,342 15,949,153 495,077 18,354 15,050 54,569 166,030 25,111 39,009 15,844 203,044 30,613 659,537 49,527 84,637 56,114 107,148 119,797 29,910 48,944 88,310 28,014 30,097 31,205 22,359 82,359 Westview Sales Ltd Meter boxes & storm sewer/sanitary covers 16,078 Workers Compensation Board BC 2013 2nd qtr remittance 97,097 Disbursements In Excess $15,000 23,128,943 Disbursements Under $15,000 904,196 Total Payee Disbursements 24,033,139 Payroll PP13/14 & PP13/15 1,676,067 Purchase Cards - Payment 106,219 Total Disbursements July 2013 25,815,425 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements \2013\[Monthly_Council_Report_2013.xlsx]JUL'13 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: Aug. 26, 2013 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Adjustments to 2013 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2013 Collector's Roll through the issuance of Supplementary Rolls 3 through 5. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated Aug. 26, 2013 is submitted for information. DISCUSSION: a) Background Context: Six folios were adjusted in total: Corrections were made to the assessed values of five residential properties to more accurately reflect the value and conditions of the land and improvements. Three of those adjustments were the result of fires. The owners of a commercial building just west of City Hall appealed their 2013 assessment. The Appeal Board's determination was that the assessed values of improvements were overstated. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $2,377; Decrease in Class 6 (Business) $ 7,363.) b) Business Plan/Financial Implications: There is a total decrease of $ 9,740 in municipal tax revenue. 1132 CONCLUSIONS: Corrections by BC Assessment and an appeal settled by PAAB resulted in a decrease of $555,000 to the Residential assessment base, and a decrease of $602,000 to the Business assessment base. This report dated Aug. 26, 2013 is submitted for information and is available to the public. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager, Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FROM: Chief Administrative Officer MEETING: COW SUBJECT: Records Management - Review and Next Steps EXECUTIVE SUMMARY: Improved document and records management efforts have been underway at the District for some time. Managing digital and paper files, and organizing corporate memory is a legal requirement, and the thousands of digital files being stored will be difficult to deal with over time without the aid of a management tool. To prepare for the future, the District will need to concentrate corporate practices on managing records in a more focused way. The District has been preparing for implementation of a records management system for several years. Funds for such a system started to be included in the Capital Budget since the 2000 Financial Plan and steps have been taken to improve the management of electronic records which will enable an easier transition to an electronic system. As part of that on-going effort, a Request for Proposals ("RFP") for a document management software system was undertaken in 2012 and resulted in the selection of a preferred software product line, Laserfiche, and a preferred vendor, Ricoh. The Laserfiche product line has a big presence in document and records management, and has many installs in the government sector. The reseller, Ricoh, is a document management company specializing in managing paper and electronic documents. In an attempt to refine our understanding of the issues of project commitments and organizational capacity, an interim `discovery' research phase was undertaken. The vendor, Ricoh, was retained to investigate more thoroughly how the Laserfiche product line can be utilized at the District, and the costs and efforts required, prior to considering a final commitment to buy and implement the software line. The discovery report provided an analysis of each Department's opportunities to utilize Laserfiche and settled on a cost and effort commitment reflective of our organizational needs. It is recommended that Council support the expenditure and effort required to purchase and implement the Laserfiche product line to improve our document and records management capabilities for the future. 1 1133 RECOMMENDATIONS: 1. That Council support the purchase and implementation of the Laserfiche document management software product line, noting that the one-time capital cost is $561,888 and the annual operating cost is $72,819; and further noting that the capital cost has been secured and $50,000 of the annual operating costs have been provided for in previously approved Financial Plans; and further, the Corporate Officer be authorized to execute an agreement with Ricoh Canada Inc. for the purchase; and 2. That the approved Financial Plan be amended to incorporate the additional annual software maintenance required to complete the project, and include the temporary project staffing position which is to be funded from Accumulated Surplus for a 2 year period; and 3. That adopting records management policy and practices, and implementation of an electronic document management system, be a strategic commitment in all Departments during Business Planning for the implementation stage. DISCUSSION: a) Background Context: In 2012, a Request for Proposals process was undertaken to select document management software. The Laserfiche product line, and Ricoh the vendor, were selected to address the document management needs of the District. The District undertook an additional investigation, termed a `discovery', in 2013 to more fully define what is necessary, and what will it cost, to implement the Laserfiche product line of document and records management software tools and have it configured to our needs. Discovery Project: The `discovery' phase was a more focused look at the District and how the solution could fit corporate needs. The project had interviews with key staff in 15 departments and 2 unique areas of responsibility (ie - the emergency program and the records management function). For the discovery, a series of interviews were held with each department to review their business processes, general document and records management needs, and collaboration challenges. The discovery report then maps across to a tactical strategy where Laserfiche can be implemented in all departments in a sequential way, while achieving key benefits quickly. The report also identifies project dependencies and corporate policies that require definition. In particular, it was to answer the following questions: 1. What work does the organization need to complete to prepare for an electronic system? 2. What effort is required for a successful implementation? 3. What is the logical phasing of implementation? 2 What work does the organization need to complete to prepare for an electronic system? In answering this first question, the report recognizes the work that has been accomplished to date, all of which will assist in getting the District ready for a successful program. The remaining decisions that are required revolve around policies and practices: - Retention of email records: how does the District want to archive email records? - Revisions to the file access permissions structure: the file access permissions need revisions to reduce barriers to sharing; - At what point is a document a 'record' and how does the District wish to deal with them? - How does the District want to deal with paper in an increasingly digital world? - What integrations are wanted to other enterprise software (eg - property system, financials system, etc.)? Staff are developing policies and procedures to answer these questions and will be coming forward to Council at a later date with a corporate records management program bylaw for Council's consideration. What effort is required for a successful implementation? In answering the second question, what effort is needed to implement, the document notes that organizational readiness is a key success factor: - Creating and implementing policies that support the technology solution; - Providing resources before, during and after implementation; - Implementing a change management plan; and - Having the ability and willingness to adopt the required changes. In terms of staffing for the effort, the District project manager and Clerk's records staff will be required through -out the project. IT staff will likely have varied but on-going involvement. Each department's records representative will be needed for the duration of the implementation in their area. The Department Manager will be needed for the definition and design stages, and for Department close-out. All staff in a department will be needed for the training component. The expected time commitments will be worked out in detail at the appropriate time, but can be expected to be on the order of 40 days effort spread over 2 - 3 people per department. This is not accounting for the District Project Manager's effort, or the IT Department effort. Finally, for the Clerk's, HR and Finance Departments, they will have special resourcing requirements as they will be implementing the extra functionality of an automated agenda creation and circulation capability, and digitizing common forms. These Departments, and the IT Department, have anticipated this project for some time and the effort required of them is already included in their business plans. For the rest of the organization, each department will need to build in the requisite time into their business plans for the coming year. As the project gets underway, a temporary staff position will need to be created for a 2 year period that will allow for project and departmental support as the need arises. Further, a project 3 office will need to be set-up, and that the required departmental staff, when it is their turn, should be sequestered as necessary to keep focused on project deliverables. What is the logical phasing of implementation? The report notes the strategy: - Set-up the Laserfiche `repository' and configure it's associated elements; - Reconstruct our corporate document folders into Laserfiche; - Implement the Agenda Manager functions; - Pilot implementation in Clerk's Department; - Get HR and Finance into Laserfiche, particularly for common forms; - `On -board' departments one at a time over a 21 month period. The discovery report notes, in Section 5.6.2, 5.6.3 and 6.8, the expected time commitment by area, and a preliminary departmental schedule. For each department, the time required, and staff commitments necessary, will vary by stage as much of it relies on complexity and readiness. These are best -guess estimates given what is known. They will be refined as we go through the planning and design stage which will provide more detail. b) Desired Outcome: Implementing an electronic document and records management system will facilitate the timely retrieval of records and promote the routine disclosure and active dissemination of documents. The system will be configured to enhance the public's right to access government-held information while protecting the privacy of confidential information. Specifically, the improvements planned will include: - Corporate level protection for "records"; Improved search and retrieval of documents; - Reduction in "paper" records in the organization; Enhanced electronic agenda management; - Direct public access to public records; Improved digital document management; Electronic forms for improved automated business process flows. c) Strategic Alignment: Ultimately, corporate compliance with records management requirements should be improved, organizational efficiency should be enhanced in terms of collaboration and service delivery to the public, and a foundation will be laid for corporate readiness to operate in an increasingly digital world. Preparation for an electronic tool -set has been underway for some time and this is the next critical step. 4 d) Business Plan/Financial Implications: The project, as currently configured and implemented over a 3 year period, is expected to cost $561,888 in software and professional services, and will see a $72,819 annual charge to the software maintenance account in the IT Department. These are Ricoh's best current estimates given what they have learned, and what is required, and are considered `fixed'. These costs are for the implementation of the base product line across the organization. It includes the business process improvements of an automated agenda manager, and electronic forms for a selection of common forms. Moreover, it includes 600 full user licences which will allow all staff to take full advantage of the automation and record keeping functions. Capital and Operating Expenditure Software Costs $ 296,888 Professional Services $ 265,000 TOTALS $ 561,888 Annual software maintenance $ 72,819 There may be some savings in how the project is designed and the functions implemented, but it also can be expected there will be issues that arise, and new functions required as we proceed. For example, the degree of integration with our current enterprise software systems (eg - Amanda, ROSS, Class, etc.) will not only yield additional business process benefits but also expenses in the future as we grow the system. As well, there will likely be associated costs with respect to moving business processes away from paper files, and in being better able to manage all document types (eg - large format drawings, dealing with large repositories of microfiche files). These costs will be faced as the document and records management program at the District matures. The noted costs are in-line with that experienced in other communities undertaking similar programs'. It is important to note this project and the costs and effort required to implement have been anticipated for some time, and preparations have been made. The capital program has $598,290 set aside in approved budgets for the one-time costs, and the IT operating software maintenance account has been incremented for $50,000 in anticipation of the annual cost impact of maintaining the software. To undertake the program as recommended, the Financial Plan will need to be adjusted for about $23,000 in additional operating costs. There are also additional operating costs associated with a temporary staff position for the duration of implementation. It is recommended the source of funding be committed from Accumulated Surplus for a 2 year period and these costs be included into the approved Financial Plan. 1 Mission and Port Coquitlam have selected the Laserfiche product line and are implementing, or have plans to, their document management solution. 5 e) Alternatives: To achieve business process improvements, and to limit corporate disruption, the recommended product line needs to be installed, configured and used across the organization in relatively short order. As a consequence, there are limited opportunities for alternatives such as phasing or stretching out the installation period. The only alternative choice available is to conclude the current project and not proceed at this time; This alternative is not recommended as the current manual method of records management is not sufficient to meet the growing demands of the public for access to government records and may not meet the requirements of the courts in the event of legal action. CONCLUSIONS: The District has been improving it's document and records management capability over a number of years. The recommended purchase and installation of the Laserfiche software product line is the next step in securing a set of management tools that will support our efforts for the future. The District will need to move forward in this area as document and information access and security are paramount expectations of the public and of legal mandates. As well, greater employee efficiency is anticipated as complex requirements, collaboration, quick search and response times, will lead to business process improvements and better customer service. And finally, the digital corporate memory will be more appropriately managed for the foreseeable future. "Original signed by J. Bastaja" Prepared by: J. Bastaja, B.A., M.R.M. Director Corporate Support "Original signed by C. Marlo" Prepared by: C. Marlo, Manager of Legislative Services "Original signed by P. Gill" Approved by: P. Gill, BBA, CGA General Manager: Corporate and Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer 6