HomeMy WebLinkAbout2014-10-06 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
October 6, 2014
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 2011-095-RZ, 11219 243 Street, RS -3 to RS -1b
Staff report dated October 6, 2014 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6850-2011 to amend land use
designations to dedicate park for conservation purposes be given first and
second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 6851-2011 to rezone from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban [Medium Density] Residential) to
allow for approximately 16 single family lots be given second reading and be
forwarded to Public Hearing.
Committee of the Whole Agenda
October 6, 2014
Page 2 of 4
1102 2014-012-RZ, 24263 and 24295 112 Avenue, RS -2 to RS -1b
Staff report dated October 6, 2014 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7067-2014 to amend land use
designation to allow for dedication of park for conservation purposes be given
first and second reading and be forwarded to Public Hearing and that Maple
Ridge Zone Amending Bylaw No. 7065-2014 to rezone from RS -2 (One Family
Suburban Residential) to RS -1b (One Family Urban [Medium Density]
Residential) to allow for approximately 12 single family lots be given second
reading and be forwarded to Public Hearing.
1103 2011-130-RZ, 12240 228 Street, RS -1 to R-3
Staff report dated October 6, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 6891-2011 to rezone from RS -1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) to permit future
subdivision into four single family lots be given second reading and be
forwarded to Public Hearing.
1104 2013-042-RZ, 24325 126 Avenue, RS -3 to RS -2
Staff report dated October 6, 2014 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 a future
subdivision into two single family lots no less than 0.3 ha (1 acre) be given
second reading and be forwarded to Public Hearing.
1105 2012-057-RZ, 12933 Mill Street, First Extension
Staff report dated October 6, 2014 recommending that a one year extension
be granted for rezoning application 2012-057-RZ to permit a subdivision of
16 single family lots under the R-2 (Urban Residential District) zone.
1106 2011-099-DVP and 2013-095-DVP, 12122 and 12130 203 Street
Staff report dated October 6, 2014 recommending that the Corporate Officer
be authorized to sign and seal 2011-099-DVP for variances to increase
maximum height, reduce rear yard setbacks, decrease minimum lot width for
certain lots and to leave existing overhead utility plant in place on 203 Street
to allow for subdivision into 16 lots over two phases and that the Corporate
Officer to authorized to sign and seal 2013-095-DVP to allow variances for a
future lot in the second phase of the subdivision.
Committee of the Whole Agenda
October 6, 2014
Page 3 of 4
1107 2012-038-DVP, 12116 and 12170 204B Street
Staff report dated October 6, 2014 recommending that the Corporate Officer
be authorized to sign and seal 2012-038-DVP for variances to reduce rear
and front yard setbacks and to increase maximum height for specific lots to
permit subdivision into four residential lots.
1108 2014-063-DVP, 28702 104 Avenue
Staff report dated October 6, 2014 recommending that the Corporate Officer
be authorized to sign and seal 2014-063-DVP to vary minimum lot width to
allow for a lot line adjustment.
3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police)
1131 Disbursements for the month ended August 31, 2014
Staff report dated October 6, 2014 recommending that the disbursements for
the month ended August 31, 2014 be approved.
1132 Capital Improvement Program Update, 2014-2018 Financial Plan Amending
Bylaw No. 7106-2014
Staff report dated October 6, 2014 recommending that 2014-2018 Financial
Plan Amending Bylaw No. 7106-2014 to reflect changes to the Capital
Improvement Program to advance several high priority projects be given first,
second and third readings.
4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES
1151
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
October 6, 2014
Page 4 of 4
8. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk's Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
Checked by:
Date:
4
MAPLE RIDGE
$nlishColumbia
TO:
FROM:
City of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
MEETING DATE: October 6, 2014
FILE NO: 2011-095-RZ
MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6850-2011 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 6851-2011
11219 243 Street
EXECUTIVE SUMMARY:
An application has been received to rezone 11219 243 Street, the subject property, from RS -3 (One
Rural Residential) to RS -lb (One Family Urban (Medium Density) Residential) to allow for
approximately 16 single family lots. The applicant intends to choose the Density Bonus option
within the RS -1b (One Family Urban (Medium Density) Residential) zone, which is specific to the
Albion Area, enabling single-family lot sizes of 371 m2 (3,993 ft2). The required amenity fee of
$3,100.00 for each lot less than 557 m2 (5,995 ft2) will be collected by the Approving Officer at the
subdivision approval stage.
A portion of the subject property in the northwest corner is within the 30 m setback area from the
top -of -bank of Seigel Creek and will therefore be dedicated as park for conservation purposes. As
such, an Official Community Plan (OCP) amendment will be required to amend the land use
designation in this area from Residential Low Medium to Conservation.
This application received first reading for Zone Amending Bylaw No. 6851-2011 on November 26,
2013.
RECOMMENDATIONS:
1. That Official Community Plan Amending Bylaw No. 6850-2011 be given first and second
reading and be forwarded to Public Hearing;
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. 6850 - 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 bylaw;
3. That Official Community Plan Amending Bylaw No. 6850-2011 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
1101
4. That it be confirmed that Official Community Plan Amending Bylaw No. 6850-2011 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 6851-2011 be amended as identified in the staff report
dated October 6, 2014, 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 Official Community Plan Schedule "A", Chapter 10.2 Albion Area
Plan, Schedule 1: Albion Area Plan and Schedule "C";
iii. Park dedication as required, including construction of the equestrian trail;
iv. A letter assuring that removal of all debris and garbage from park land has occurred;
v. Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
vi. Removal of existing buildings; and
vii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Dave Laird, Damax Consultants Ltd.
Maridge Properties Ltd.
Legal Description: Lot 18, Section 15, Township 12, New Westminster District
Plan 50696
OCP:
Existing: Residential Low -Medium Density
Proposed: Residential Low -Medium Density and Conservation
Zoning:
Existing: RS -3 (One Family Rural Residential)
Proposed: RS -1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program
2-
Surrounding Uses:
North:
South:
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
b) Project Description:
Single Family Residential
RS -3 (One Family Rural Residential)
Residential Low -Medium Density and Conservation
Single Family Residential
RS -3 (One Family Rural Residential)
Institutional and Residential Low -Medium Density
Single Family Residential
RS -2 (One Family Suburban Residential)
Residential Low -Medium Density
Single Family Residential
RS -3 (One Family Rural Residential)
Residential Low -Medium Density and Conservation
Single Family Residential
Single Family Residential
0.81 ha (2 acres)
112 Avenue, 243 Street, a new road and lane
Urban Standard
2011-095-SD/DP
The subject property is located within the Albion Area Plan and is approximately 0.81 ha (2 acres) in
size. The subject property is bounded by 112 Avenue to the south, 243 Street to the east, and
single family residential lots to the north and west (see Appendix A). Seigel Creek is located to the
northwest of the subject property, which will require a small portion of the property to be dedicated
as park for conservation purposes.
The applicant has requested to rezone the subject property from RS -3 (One Family Rural Residential)
to RS -1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in accordance with
the Community Amenity Program, which received final reading on October 8, 2013. The Community
Amenity Program is detailed in Zone Amending Bylaw No. 6996-2013, which will permit the
following:
For the RS -1b (One Family Urban (Medium Density) Residential) zone, the base density is
a net lot area of 557 m2. A Density Bonus is an option in the RS -1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when
the Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
-3-
c. Zoning requirements consistent with the R-1 (Residential District) zone will
apply and supersede the zoning requirements for the RS -1b (One Family
Urban (Medium Density) Residential) zone.
The proposed development consists of approximately 16 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $49,600.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
c) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Residential
Low -Medium Density. For the proposed development, an OCP amendment will be required to re-
designate the north-west portion of the site currently designated Residential Low -Medium Density to
Conservation, as this area will be dedicated as park due to the watercourse setback to Seigel Creek
(see Appendix B).
The application is in compliance with OCP Amending Bylaw No. 6995-2013, that establishes the
Community Amenity Program, and in compliance with the proposed Zoning Amending Bylaw No.
6996-2013, that permits a Density Bonus option in the Residential Low -Medium Density
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description. This application is west of current rezoning
applications that are applying for the same zone and density bonus, under applications 2014-012-
RZ and 2012-048-RZ.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban (Medium Density) Residential) with a Density Bonus (see
Appendix C), to permit future subdivision into approximately 16 R-1 (Residential District) sized single
family lots (see Appendix D). The Zone Amending Map No. 1537 has been amended to no longer
include the northwest corner of the property that will be dedicated out as Conservation.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS -1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 (5,995 ft2) to 371 m2 (3,993 ft2). An Amenity Contribution of
$3,100 per lot for each lot that is less than 557 m2 (5,995 ft2) is required, as discussed in the
Project Description above.
Proposed Variances:
No variances are proposed at this time for the rezoning and subdivision applications.
-4-
Off -Street Parking and Loading Bylaw:
Two parking spaces per dwelling unit are required, as per the Off -Street Parking and Loading Bylaw.
Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development. A Watercourse Protection and Natural Features Development Permit is required for
this development for the watercourse and steep slopes on the north-west corner of the
development.
Development Information Meeting:
A Development Information Meeting was not required as there were less than 25 new dwelling units
proposed.
Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, a portion of the land is proposed to be dedicated as park on the subject property,
which will be required to be dedicated as a condition of Final Reading. This portion of land is
approximately 3% of the total original lot size. As there is not sufficient suitable land for park
dedication on the subject property, it is recommended that Council require the developer to pay to
the City an amount that equals 2% of the market value of the land required for parkland purposes,
as determined by an independent appraisal.
For this project, there is less than 5% suitable land for park dedication on the subject property and it
is therefore recommended that Council require the developer to to pay to the District an amount that
equals the market value of 2% of the land required for parkland purposes. The amount payable to
the District in lieu of park dedication must be derived by an independent appraisal at the
developer's expense. Council consideration of the cash -in -lieu amount will be the subject of a future
Council report.
5-
Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development Permit
application (2011 -095 -DP) and has provided an Environmental Assessment, and a Geotechnical
Report for the development site. Stormwater/Rainwater Management and Erosion and Sediment
Controls plans have been submitted for review.
The applicant will be providing restoration works within the proposed park dedication area.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading. A Rezoning Servicing Agreement will be
required.
Fire Department:
The Fire Department has no concerns with the proposed rezoning. The lane is to have a minimum
carriageway width of 6 m (19.7 ft.) and have "No Parking - Tow Away Zone" signs.
e) School District Comments:
A referral was sent to School District 42 on September 15, 2014. No comments have been received
to date.
f) 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, a revision of the
Conservation boundary, is considered to be minor in nature. It has been determined that no
additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
6-
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 6850-2011, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6851-2011 and that application 2011-095-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the District an amount that equals 2% of the market value of the land, as determined by an
independent appraisal, in addition to the 3% parkland dedication.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
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 - OCP Amending Bylaw No. 6850-2011
Appendix C - Zone Amending Bylaw No. 6851-2011
Appendix D - Proposed Subdivision Plan
7
APPENDIX A
a 11357
-
i w
CO
35 11345
a
N0
11360 (V
42 00
m Q_'
E 0
34 11333
r
11340
O
g'''
c:7`'
N
11321
113 AVE.
3
33
N
32
P 50 696
0
N
243 ST.
3
P 68
P 77 744
15
16
11282
11 291
OD
0 1
Subject Property
a
11 265
243 ST.
m
2429 5
1 1
152
A
RP 13033
18
11219
P 681
1
NN
1
P 77 744
11 235
/
y
m
N
P 77
M
\
112 AV E.
N
V
N
Rem 10
P 809
mp
N
N
45
P 43601
N
Rem11
P 809
.
N
A
EP 15693
L\
N
Scale: 1:2,500
Ci'..fPitt
Meauows
_
°+-�PAII
i
11219-243 St
miliii
Ma
_'111019
_uni&iiipla
r
*
CORPORATION OF
THE DISTRICT OF
1��^
■ �■k110`.
��iialutOgalMILMOVIIMilp
' `�
■■ i=�! 4aVI
!
1�..
,
to
MAPLE RIDGE
MAPLE RIDGE
District of i
�
I
British Columbia
FINANCE DEPARTMENT
wil
Langley} v=im
•
;/ '
DATE: Nov 14, 2013 2011-095-RZ BY: JV
FRASER R.
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 6850 - 2011
A Bylaw to amend the Official Community Plan Bylaw No. 7060 - 2014
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 "1" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6850 - 2011".
2. Schedule "A", Section 10.2, Albion Area Plan "Schedule 1" is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 18 Section 15 Township 12 New Westminster District Plan 50696
and outlined in heavy black line on Map No. 812, a copy of which is attached hereto and
forms part of this Bylaw, are hereby re -designated to Conservation.
3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 18 Section 15 Township 12 New Westminster District Plan 50696
and outlined in heavy black line on Map No. 887, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060 - 2014 is 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 .
ADOPTED, the day of ,20 .
PRESIDING MEMBER CORPORATE OFFICER
m, .54
IN IN kN / /
A321
113 AVE.
/ /
3
330
a
32 N
BCP 20582 __,.,—
P 50696
N
243 ST.
, / 3
/ P 68166
P 77744
15
16
11282
11291
co
rn
0 17
243B ST.
a
11265
j
1
5218
A
RP 13033
;7-
11219
243 ST.
P 681
1
M
N
N
24295
EP 77745
1 /
Cm
P 77744
11235
N
2
P 7771
co
2 AVE. 112 AVE.
11
cv N
N
Rem 10
P 809
No
N
N
45
P 43601
o
N
Rem 11
P 809
o
N
A
EP 15693
E
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 6850-2011
Map No. 812
From: Low/Medium Density Residential
To: Conservation
/\,
/00.---\
N
1:2,500
41
,,..._,,
MAPLE RIDGE
British Columbia
m� 34
1 IN IN IN 1 / /
A'\3'2'
113 AVE.
/
/ /
3
33 o
a
32 N
BCP 20582 >�
P 50696
O
N
243 ST.
, / 3
/ P 68166
P 77744
15
16
11282
11291
co
0)
co 17
243B ST.
0
Loa
11265
j.
1
52
A
RP 13033
N.
18
11219
243 ST.
P 68166
1
M
N
N
2
0)
N
N
EP 77745
I2
1 /
C
P 77744
11235
m
g
P 777'
\ MN
N
2 AVE. 112 AVE. 11
N
U)
N
Rem 10
P 809
N
N
N
45
P 43601
0
u,
N
Rem 11
P 809
CO
0)
N
A
EP 15693
E
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 6850-2011
Map No. 887
Purpose: To Add to Conservation on Schedule C
L\
N
1:2,500
MAPLE RIDGE
British Columbia
APPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 6851 - 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. 6851 - 2011."
2. That parcel or tract of land and premises known and described as:
Lot 18 Section 15 Township 12 New Westminster District Plan 50696
and outlined in heavy black line on Map No. 1537 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of November, 2013.
READ a second time the day of , 2013.
PUBLIC HEARING held the day of , 2013.
READ a third time the day of , 2013.
ADOPTED the day of , 2013.
PRESIDING MEMBER CORPORATE OFFICER
m� 34
1 IN IN IN 1 / /
A'\321
113 AVE.
/
/ /
3
33 oO
a
32 N
BCP 20582 >�
P 50696
N
243 ST.
, / 3
/ P 68166
P 77744
15
16
11282
11291
co
0)
17
0
1-
1.0
(
d
11265
m
m
a
N
1
52
A
RP 13033
N.
y
18
11219
P 681662
1
M
N
N
2
0)
N
N
EP 77745
1 /
C
P 77744
11235
ra
P 777'
\ MN
N
2 AVE. 112 AVE. 11
N
N
Rem 10
P 809
N
N
N
45
P 43601
0
N
Rem 11
P 809
CO
N
A
EP 15693
E
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6851-2011
Map No. 1537
From: RS -3 (One Family Rural Residential)
To: RS -1b (One Family Urban (Medium Density) Residential)
L\,
N
SCALE 1:2,500
MAPLE RIDGE
British Columbia
Terra Pacific Land Surveying Ltd /
22371 St. Anne Avenue, Maple Rtifge, BC SKETCH -OF PROPOSED 16 LOT SUB
Tel: 604-463-2509
15.29
PARK
m2
-3r
25.38
4
400.7 m2
Ji•
28100
10216
APPENDIX D
17
Plan 50696
3x3
15.00
Lc)
28.49
frj
3
373.6 m2
25.58
Lr`r: Lane
Pcl
Ref Plan
13033
0
0
13.80
1
417.3 m2
14.02
3x3
t)
:r:
Plan 50696
15.00
3X3 ,
15.00
11.84 srX
2
436.2 m2
\c3/
11.84 by'
29.01
5
376.8 m2
29.01
co 6c\i
371.3 m2
c:T)
29.87
N
16
38Z6 m2
NOTE:
ALL R-1 LOTS
29.87
15
382.4 m2
29.01
7
371.3 m2
29.87
14
382.4 m2
cl)
co
29.01
N
8
371.3 m2
0
co
29.87
13
382.4 m2
29.01
9
371.3 m2
0
co
29.87
12
382.4 m2
0
oa
0)
0
0
15.00
X3 21.00 3x
29.01
10
430_6 m2
26.01
0
0
29.87
11
443.6 m2
26.87
0
x3
DATE: APRIL 24, 2014
10275
19.14
lzp
CN
19.14
2
2
0
0
0
0
3x!
112 Avenue (NOTE: 23.2m WIDE) SHEET SIZE: 8.5" X 11" SCALE 1: 500
4
MAPLE RIDGE
$rilishtokumhra
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2014-012-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7067-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 7065-2014
24263 and 24295 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone 24263 and 24295 112 Avenue, the subject properties,
from RS -2 (One Family Suburban Residential) to RS -lb (One Family Urban (Medium Density)
Residential) to allow for approximately 12 single family lots. The applicant intends to choose the
Density Bonus option within the RS -lb (One Family Urban (Medium Density) Residential) zone, which
is specific to the Albion Area, enabling single-family lot sizes of 371 m2 (3,993 ft2). The required
amenity fee of $3,100.00 for each lot less than 557 m2 (5,995 ft2) will be collected by the Approving
Officer at the subdivision approval stage.
A portion of the development site located in the south-east corner is within 50 m of a watercourse
and has steep slopes and will be dedicated as park for conservation purposes. As such, an Official
Community Plan (OCP) amendment will be required to amend the land use designation in this area
from Residential Low Medium Density to Conservation.
This application received first reading for Zone Amending Bylaw No. 7065 - 2014 on March 25,
2014.
RECOMMENDATIONS:
1. That Official Community Plan Amending Bylaw No. 7067-2014 be given first and second
reading and be forwarded to Public Hearing;
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. 7067-2014 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 bylaw;
3. That Official Community Plan Amending Bylaw No. 7067-2014 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
1102
4. That it be confirmed that Official Community Plan Amending Bylaw No. 7067-2014 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 7065-2014 be amended as identified in the staff report
dated October 6, 2014, 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 Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule "C";
iii. Park dedication as required, including construction of an equestrian trail;
iv. A letter assuring that removal of all debris and garbage from park land has occurred;
v. Consolidation of the subject properties;
vi. Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development;
vii. Removal of existing buildings; and
viii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant:
Owners:
David Laird, DAMAX Consultants Ltd.
S. Englmann and J. and C. Krawchuk
Legal Descriptions: Lots 1 and 2, Section 15, Township 12, New Westminster
District Plan 68166
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS -2 (One Family Suburban Residential)
Proposed: RS -lb (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program
2-
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Properties:
Proposed Use of Properties:
Site Area:
Access:
Servicing requirement:
Companion Applications:
b) Project Description:
Single Family Residential
RS -3 (One Family Rural Residential)
(under application 2012-048-RZ)
Low Density Residential, Low/Medium Density Residential, and
Conservation
Single Family Residential
RS -3 (One Family Rural Residential)
Conservation, Low/Medium Density Residential, and
Institutional
Single Family Residential
RS -2 (One Family Suburban Residential)
Low/Medium Density Residential
Single Family Residential
RS -3 (One Family Rural Residential)
(under application 2011-095-RZ)
Low/Medium Density Residential
Single Family Residential
Single Family Residential
0.8 ha (2 acres)
112 Avenue, 243 Street and proposed 243A Street (new)
Urban Standard
2014-012-SD/DP
The subject properties are located within the Albion Area Plan and are approximately 0.81 ha (2
acres) in size, in total. The subject properties are bounded by 112 Avenue to the south, 243 Street
to the west, and single family residential lots to the north and east (see Appendix A). A watercourse
is located to the southeast of the subject properties, which will require a small portion of the
property to be dedicated as park for conservation purposes.
The applicant has requested to rezone the subject properties from RS -2 (One Family Suburban
Residential) to RS -1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in
accordance with the Community Amenity Program, which received final reading on October 8, 2013.
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 - 2013, which will
permit the following:
For the RS -1b (One Family Urban (Medium Density) Residential) zone, the base density is
a net lot area of 557 m2. A Density Bonus is an option in the RS -1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when
the Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
-3-
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will
apply and supersede the zoning requirements for the RS -lb (One Family
Urban (Medium Density) Residential) zone.
The proposed development consists of approximately 12 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $37,200.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
c) Planning Analysis:
Official Community Plan:
The subject properties are located within the Albion Area Plan and are currently designated
Residential Low -Medium Density. For the proposed development, an OCP amendment will be
required to re -designate the southeast portion of the subject properties currently designated
Residential Low -Medium Density to Conservation, as this area will be dedicated as park due to the
watercourse setback to a watercourse (see Appendix B).
The application is in compliance with OCP Amending Bylaw No. 6995 - 2013, that establishes the
Community Amenity Program, and in compliance with the proposed Zoning Amending Bylaw No.
6996 - 2013, that permits a Density Bonus option in the Residential Low -Medium Density
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description. This application is east and south of current
rezoning applications that are applying for the same zone and density bonus, under applications
2011-095-RZ and 2012-048-RZ.
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS -2 (One Family Suburban
Residential) to RS -1b (One Family Urban (Medium Density) Residential) with a Density Bonus (see
Appendix C) to permit future subdivision into approximately 12 R-1 (Residential District) sized single
family lots (see Appendix D). The Zone Amending Map No. 1612 has been amended to no longer
include the southeast corner of the property that will be dedicated out as Conservation.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS -1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 (5,995 ft2) to 371 m2 (3,993 ft2). An Amenity Contribution of
$3,100 per lot for each lot that is less than 557 m2 (5,995 ft2) is required, as discussed in the
Project Description above.
Proposed Variances:
A retaining wall is required within the park area that is proposed to be greater than 1.2 m (4 ft) in
height. If this retaining wall is required, a Development Variance Permit application will be required
prior to subdivision approval.
-4-
Off -Street Parking and Loading Bylaw:
Two parking spaces per dwelling unit are required, as per the Off -Street Parking and Loading Bylaw.
Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development. A Watercourse Protection and Natural Features Development Permit is required for
this development for the watercourse and steep slopes on the south-east corner of the
development.
Development Information Meeting:
A Development Information Meeting was not required as there were less than 25 new dwelling units
proposed and the proposal is in compliance with the OCP.
Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
Parkland Requirements
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as
park on the subject properties and this land will be required to be dedicated as a condition of Final
Reading.
Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development Permit
application (2014 -012 -DP) and has provided an Environmental Assessment, a Geotechnical Report
and an Arborist Report for the development site. Stormwater/Rainwater Management and Erosion
and Sediment Controls plans have been submitted for review.
The applicant will be providing restoration works within the proposed park dedication area.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading. A Rezoning Servicing Agreement will be
required.
Fire Department:
The Fire Department has no concerns with the proposed rezoning. The lane is to have a minimum
carriageway width of 6 m (19.7 ft.) and have "No Parking - Tow Away Zone" signs.
e) School District Comments:
A referral was sent to School District 42 on September 15, 2014. No comments have been received
to date.
5-
f) 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, a revision of the
Conservation boundary, is considered to be minor in nature. It has been determined that no
additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7067 - 2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7065 - 2014 and that application 2014-012-RZ be forwarded to Public Hearing.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
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 - OCP Amending Bylaw No. 7067 - 2014
Appendix C - Zone Amending Bylaw No. 7065 - 2014
Appendix D - Proposed Subdivision Plan
6-
N
Inco
CN
0
42 co
1340
3
E a
a
4'
'
N
nem i
P 7709
V
N
-----'-
113 AVE
3
N
3
P 68166
P 77744
1011235
P 50696
EPP12
3 ail4
16
'7911289
1T
0
0
1'3
o
1
r
'
r
W811285
`ry
N
N
N
15
y
I
1
11-c
112BAVE
/ `�
:76111122:95
ryv1/
N
f
11291
1
1
8
17
16
15
1
a
rn
8
I SUBJECT PROPERTIES
w5,
2o3
r7z�2
��
17
N
1
_11
o
/
a
I
i
m1
`
ARK
;E
,-
._
In
11285
i I
�
1
11 AVE
o
v
AIIIPk
I
P 681E6
/
41+235
o
v
N
v
N
v
RP 13033
i
1
r
2
cl`.r 311225r
26
25
24
23
18
i
1
m
n
P 77744
m
Z•
11218
A i
;
2
% q
P 777115
✓
n I
N
441
ur,
n�i
2`
YR
H
EF
27
y
P 31
28
civ
277
29
N
N 1
n 10
09
N
45
P 43601
v
Rem 11
P 809
/
I
A 1
EP 1569
3
p9
M
EP 30021
A
N
Scale: 1:2,500%
Cit` _.f Pitt
Measows_24263/95
i
I 1_�:1i11r
9
i s
o
112 AVENUE
.0,21.. f—womallmt
WM 1 i
._
-w,
Fiat
�' a
�(t
CORPORATION OF
THE DISTRICT OF
F
Rei_
Fr
L�
' �lf41�1,4
=,..tip
! S
��
MAPLE RIDGE MAPLE RIDGE
/ District of
I
British Cnlumhia PLANNING DEPARTMENT
�--------�"---��'
Langley �� _��'_
�
7
iiim�
DATE: Feb 17, 2014 FILE: 2014-012-RZ BY: PC
— �0j
FRASER R.
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7067 - 2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060 - 2014
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 "1" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7067 - 2014".
2. Schedule "A", Section 10.2, Albion Area Plan "Schedule 1" is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 878, a copy of which is attached hereto and
forms part of this Bylaw, are hereby re -designated to Conservation.
3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 888 , a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060 - 2014 is 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 .
ADOPTED, the day of ,20 .
PRESIDING MEMBER CORPORATE OFFICER
V N N N I //
3211305 I N N N N
/
J
113 AVE.
/ /
/3
3
113 AVE.
EPP 42088
a
243 ST.
/
P 68166
EPP 31383
244 ST.
N
P 77744
P 50696
16
15
11282
11291
a
10
ll
10
10
(CD
W 511265
w
PP20
31277
7
19
21
22
H
nn rill
M
I�
l[)
Loup
a
243 ST.
co
m
coV
11265
`,,
//
A
RP 13033
P 6811
rn
EP 77745 1
I
1 /
2
18
1
c,
m
P 77744
N
11219
M
N
N
P 77744
11235
N
M
\ N
LEPP
27594
112 AVE.
em 10
809
N
N
45
P 43601
0
Lr,
N
Rem 11
P 809
CO
O>
N
A
EP 15693
-4-
<O
M
N
EP 30021
(D
v
A a
0
m
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7067-2014
Map No. 878
From: Low/Medium Density Residential
To: Conservation
L\
N
1:25500
41
MAPLE RIDGE
British Columbia
V V N N N I //
3211305 N N N N
/
J
113 AVE.
/ /
/3
3
113 AVE.
EPP 42088
a
243 ST.
/
P 68166
EPP 31383
244 ST.
N
P 77744
_ P 50696
16
15
11282
11291
a
io
i(
lb
10
(SD
W 511265
w
PP20
31277
Up 1 7
19
21
22
o
H
IDA ID Le
M
.-
.
Lc)a
243 ST.
m
11265
V
`.1
//
A
RP 13033
P 6811
rn
EP 77745 1
I
1 /
2
18
1
c,
m
P 77744
N.
71-
11219
M
N
N
P 77744
11235
M
\ N
LEPP
27594
112 AVE.
em 10
809
N
N
45
P 43601
u7
N
Rem 11
P 809
6>
N
A
EP 15693
<O
M
N
EP 30021
(D
v
A a
0
m
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7067-2014
Map No. 888
Purpose: To Add to Conservation on Schedule C
L\
N
1:2,500
MAPLE RIDGE
British Columbia
APPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 7065 - 2014
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. 7065 - 2014."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 68166
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 1612 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS -1b (One Family Urban
(Medium Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of March, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
P 77744
co
_co
1696
X1011295
n'
(7;E
16
N
j9112
--w
d
11a
o
a 81128589
a
Lii
11282
N
N711275
M
�
0
v
.1-
11291
11291
-
M 611269
M
N
CL _ -a
a-511265
W,
18
1
17
N
19
E
in
0
11265
co
m
v
N
PARK
EPP 27594
a
\ N
24263
6)
0)
36
EP 77745 1
,
1
m
2
18
<
co
P 77744
3
1
a
11219
c
c)N
•71-
N\
2
P 77744
11235
N
M
N
112 AVE.
N
N
45
P 43601
N
N
Rem 11
P 809
N
A
EP 15693
EP 30021
A
MAPLE RIDGE ZONE AMENDING
Bylaw No. 7065-2014
Map No. 1612
From: RS -2 (One Family Suburban Residential)
To: RS -1b (One Family Urban (Medium Density) Residential)
L\,
N
SCALE 1:2,000
MAPLE RIDGE
British Columbia
APPENDIX D
Terra Pacific Land' Surveying Ltd SKETCH OF PROPOSED 12 LOT SUB
22371 Si Anne Avenue, Maple Ridge, B
Tel: 604-463-2509 q)
171 10 N
Plan
50696
16
15
14
13
12
20.00
20.00
11
NOTE:
ALL R-1 LOTS
2Z51
10'
385.1 m2
2Z51
9
385.1 m2
15.00
-- 3.20 ---
8.60
2Z51
11
385.1 m2
2751
•
8
385.1 m2
Plan 68166
DATE:: JANUARY 24, 2014
3x
2Z51
12
420.6 m2
24.51
2Z51
7
412.5 m2
20.34
Lane
2x3
0
QC
E - 27.58-
3.20 %///12 0074 I
6
393.9 m2
5.50
15.00
0......
\� \.
opo : \
o_. �' \\
.g0
\\ Plan 68166
3\`s'
11.00
12.00
12.00
12.00
13.50
13.90 /
0
Park
d 1815.4 m2
in M N/
1 2 3 4 M 5 //
426.9 m2 372.4 m2 372.4 m2 372.5 m2 398.1 m2 /
//
/
1 eo0
c.
11.00 12.00 1200 12.00 8. 0 `° 39.59
112 Avenue (NOTE 23.1m WIDE) 1 SHEET SIZE: 8.5 X 11" SCALE 1 : 500
ID
8.00
c
Plan
77744
z
s
4
MAPLE RIDGE
$nlishColumbia
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2011-130-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6891-2011
12240 228 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12240 228 Street, from
RS -1 (One Family Urban Residential) to R-3 (Special Amenity Residential District), to permit a future
subdivision into four single family lots, no less than 292 m2 (3143 ft2) in area. The proposed R-3
(Special Amenity Residential District) zoning complies with the Town Centre Area Plan in the Official
Community Plan (OCP). This application received first reading for Zone Amending Bylaw No. 6891-
2011 on February 14, 2012.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 6891-2011 be given second reading, and be
forwarded to Public Hearing;
2. That Council require, as a condition of subdivision approval, the developer to pay to the District
an amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
3. That the following terms and conditions be met prior to final reading:
Road dedication as required;
ii. Removal of the existing buildings; and
iii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If so, a Stage 1 Site
Investigation report is required to ensure that the subject property is not a
contaminated site.
1103
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
Mangal Sindhar
Tanbir Sindhar
Lot: 3, Section: 20, Township: 12, NWD Plan: 13667
Single Family Residential
RS -1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
Single Family Residential
RS -1 (One Family Urban Residential)
Single Family Residential
Single Family Residential
R-3 (Special Amenity Residential District)
Single Family Residential
Single Family Residential
RS -1 (One Family Urban Residential)
Single Family Residential
Single Family Residential
RS -1 (One Family Urban Residential)
Ground -Oriented Multi -Family
Single Family Residential
Single Family Residential
0.141 hectares (0.35 acres)
proposed lane
Urban Standard
2011 -130 -SD, 2011 -130 -DP
-2
b) Project Description:
The subject property is located at the northeast corner of 122 Avenue and 228 Street and is
relatively flat (see Appendix A). The applicant proposes to rezone and subdivide the subject property
into four single family lots. Three lots will front onto 228 Street, and the fourth lot will front onto 122
Avenue. Each newly created lot will have a detached carport or garage, and all four lots will be
accessed via a lane running north -south. The form and character of this intensive single-family
residential development will be regulated through a Development Permit which will be the subject of
a future report to Council. The applicant has submitted building elevations for the proposed homes.
c) Planning Analysis:
Official Community Plan:
The subject property is designated Single Family Residential in the Town Centre Area Plan, Section
10.4 of the OCP. This designation provides options for increasing density and choice of housing
form, while retaining the single family character in established neighbourhood blocks. The R-3
(Special Amenity Residential District) zone is compatible with this designation. This development will
create a more compact single family development pattern along 228 Street, while providing a
transition in density from multi -family housing on the west side of 228 Street to the larger single
family lots outside of the Town Centre Area Plan to the east. The current proposal is consistent with
the following policies of the Town Centre Area Plan:
Policy 5-9 Maple Ridge will encourage the retention of laneways and the creation of new
laneways should be considered, where appropriate and feasible.
Policy 5-10 Laneways should have a maximum paved width of 6 metres.
Policy 5-11 Access to both underground and surface parking areas is encouraged to be
provided off a laneway.
A new lane will be constructed as part of the development, and will have a paved width of six metres
(19.7 ft). The lane will serve to reduce the number of driveway accesses from 228 Street, which is
categorized as a Collector Standard Road.
Zoning Bylaw:
The current application proposes to rezone the subject property, from RS -1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) to permit future subdivision into four single
family lots (see Appendix B). This proposal is in compliance with the requirements of the R-3
(Special Amenity Residential District) zone, which are: a minimum lot area of 213 m2 (2,293 ft2), a
minimum lot width of 7.9 metres (25.9 ft), and a minimum length of 27 metres (88.6 ft).
-3-
Proposed Variances:
A Development Variance Permit will be required for the Subdivision and Development Servicing
Bylaw No. 4800-1993 to allow for the reduced lane right-of-way from 7.5 metres (24.6 ft) to 6
metres (19.7 ft). The paved width will have a maximum width of six (6) metres to comply with the
policies of the Town Centre Area Plan to achieve an urban, walkable pedestrian -focused
development. Additionally, the applicant has requested a variance for a reduction in the distance of
the driveway from the intersection for proposed lot 3 (see Appendix C). The Zoning Bylaw requires a
minimum distance of 7.5 metres (24.6 ft), however the applicant has requested a relaxation for this
amount. The requested variances will be the subject of a future report to Council.
Development Permits:
Pursuant to Section 8.8 of the OCP, 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.
The applicant has submitted four different housing designs to ensure that the styles are not
repeated along the 228 Street streetscape (see Appendix D). The materials include hardi-plank,
hardi-shingle, and stone. The proposed hardi board colours include beiges and browns, blues,
greens and greys. A carport will be provided as a detached parking structure accessed from the rear
lane, and the front yards will be landscaped with small shrubs. Compliance with the key guidelines
of the Intensive Residential Development Permit application will be the subject of a future report to
Council.
d) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, no parkland is required from the subject property; therefore it is recommended that
Council require the developer to pay to the District an amount that equals the market value of 5% of
the land required for parkland purposes. The amount payable to the District in lieu of park
dedication must be derived by an independent appraisal at the developer's expense. Council
consideration of the cash -in -lieu amount will be the subject of a future Council report.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed this development and has determined that all off-site
services exist for the rezoning application requirements, therefore a Rezoning Servicing Agreement
is not required. All on-site service improvements will be necessary prior to subdivision approval.
-4-
CONCLUSION:
As the subject application is in compliance with the policies of the Town Centre Area Plan, it is
recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6891-2011
and that application 2011-130-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the District an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
"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 - Zone Amending Bylaw No. 6891-2011
Appendix C - Subdivision Plan
Appendix D - Building Elevations
Appendix E - Landscape Plan
-5-
✓v
FULTON ST.
N
vN
12316
12313
12308
o
00
32
co
114 N
ti 10
211 P 43105
212
51
52N
P
53N
417 73
54
12313
12314 CL
123 01
co 12313
123 06 P 51413
81
12301
78
12304 co
a 11
12303
332
333
56
12298
57 N
N
58 N
N
59
12287
LO
12296 P 45078
307
308
80
12287
79 ("1
CL
12
12293
-
RO
12288
Rem. 64
122 78
122 75
291
ENWELL ST.
12278
65
91
122 58
N
N
0)
22880
— 0)
v co
-_-.1 22910
P 11200
222 12273
P 40082
290P 44873
122 76
12265
292
66
122 74
PARK
)8
RP 16335
A 12261
12258
4
12255
352
92
93
94
lnA
12253
N
ti
CO
M
co
M
coo
co
rn
71-
LLJ
N
N
N
rY
N
N
N
SUBJECT PROPERTY
12240
N-
1:'
576 07
10
3 ri
°- 353 2
1
334
12243
co
(.1
38
N-
co122
P 62578
co
co
9
122 AVE.
102
co
N
103
co
N
104
gi
N
105
12229
tj 22812
IN N
O 22818
W GJ
v
a)
22836
2
71970
8
12211
N4
N
2
113
P 41774
114
115
116
6
P
82923
1 12203
P 13667
12224
N-
N
co
N
m
N
14396
2
1
12201
12208
P 42772
BCP 23946
P 81396
Rem. No
12194 t of 1
288
12192co
N
A
12195
126
127
128N
121
12191
P 4836
N
P 58171 12183
Rem. 1
.1-289
1/2 1012169
12182
d 12185
213
N
22871
N
CTI
22881
216
(2 10
��
336
BCS 569
P 44396
303
304
12180
Y
N
L\I\Meauows
N
Scale: 1:1,500
Ci'..fPitt
--
N
12240-228 St
���_'�
•.�gaupn��F
:�,
•
NO I O
Et.12
rtai
N
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
irituan■r.!IIDI'"'
F� iu
■■�i==
C;�iiiip
mil JpL
]VI
`-to
�i�
rim
r
. 1I
(:
!��
. �V'I' `
Il _
r7IT
I F�
•
AFIit'Ll
■■
■
MAPLE RIDGE
District of Ik e
�r
I
British Columbia
I,
Langley ._�
1
Alai'
DATE: Oct 2, 2014 2011 130 RZ BY: JV
FRASER R
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6891-2011
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, enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6891-2011."
2. That parcel or tract of land and premises known and described as:
Lot 3 Section 20 Township 12 New Westminster District Plan 13667
and outlined in heavy black line on Map No. 1556, a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to 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 14th day of February, 2012.
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
12313
ULTON ST.
Ili I4 —
12313
12306 P 51413
12JU1
U1
22871
81
78
LO
12304
0_ 11
332
333
56
12298
58 N
`"
59
12301
12303
12287
N
12296 P 45078
307
308
80
12287
1
79
o_
12
12293
R
12288
Rem.64
12278
12275
291
12278
N
tico
N
o
N
`
O
P 11200
222 12273
P 40082
228 ST.
290 P 44873
12276
12274
12265
292
EENWELL ST.
N CO 0)
co
66
67
P
68
4177
12261
PARK
308
A
RP 16335
12258 12255
4 352
92
93
94
309 12253
M
ti
co
N
M
co
N
r
a
P 45792
�co
�
12240 N—
Lo
C9
P
57607
10
3 °-
0- 353
3
334
12243
co
cV
`v
12238
N
c
0
340
1')') o\/I
0�0
N
0000
N
C
9 P 62578
9
102
103
104
105
12229
22812
N N
co
w
0)
22836
P
2
71970
o_
8
12211
C
R13
1032
R 4
113
P 41774
114
115
116
6
P
82923
1 12203
P 13667
12224
co
N
co N
N
c
D 14396
2
1
12201
12208
cfl
P 427172
BCP 23946
A
M
75e o f N
12194 RW 45948
288
12192
N
~22880
N
22902
o
— —
12195
126
1�
12191
P 4836
N
P 58171 12183
Rem. 1
289
1/2 10
'2'2P
12169
12182
0_ 12185
213
214
215
216
VADL=
Bylaw No.
Map No.
From: RS -1
To: 6-5
R
6891
1556
(Special
DG= /0\= AV- \D
—201 1
(One Family Urban Residential)
Amenity Residential District)
\G
,Ai-411
N
SCALE 1:1,500
MAPLE RIDGE
BritishColumhia
APPENDIX C
41.80 -(
I'6'f1.95 ( 41.95 }
104541'
O
O
25.04m
42.37
3
9
41+541'
4220
ARM. SW =4..95
20080
SOFT
2417'
[7.Nm]
42.35 42.36
" k POROUS * **
ORI AY
240
42.60
L0794
474'
1129001
Proposed Lot
Coverage =
1517sq.k: 48.20%
(Incl. Garage)
( 42 fiO.--C
PORC14=__ 1~
6120
4'19
112741
1768
42 X11
rn
O
O
3
42.2
9.38m
28.04m
- /X.14 LANE
)
42.
1868
104541'
W
3
DRIVEWAY
GARAr SLAB • 42.30
4
6.14090
1
42
11,2461
3'418
9
42.95
945
Y.8
~128141
93
C
COVERED D
DECK
ORWELL
60 42.80
01 If
11.2431
L0781
Proposed Lot
Coverage =
1418sq.ft: 42.13%
(Incl. Garage)
43.10 4
9.345 '-
42 95 3014 42954011
DRIVEWAY
42.72
n:856'
321
3(ry 42.W
a �
7 34m
42.92
GARAGE SLAB 4 4
42.75
42.5
97
�
R pI m] '
e P09029
95'08 PAVERS
16.1041
42 75,
GI POROUS
-PAVERS
Fe
DOORWELL
COVERED
IMPEBMEASLE DECK
3 AREA:181.35607T
3.00
41fJ-IMPERMEABLE AREA
911
435
1'10
15.001
7095
SOFT r
POROUS
PAVERS
9.38m
1151
43 24
229'
r 18914]
L0042
SOFT
DRIVEWAY
42.85
1'T
GA R
GARAGE SLAB
SINGLE=
CAR
PARKING
104
O
O
M IL
5oR
tt I5 a
CyR
D a
9'-1T
2.85
(,4
oga
0
(
DQTMELL
43.0 COVERED DED( 464
S9• 8'47
' 11297] ..10 410 120131
416°
' 112341
7)
O
3
.00
Proposed Lot 14'
Coverage = lo. 441
1550sq.ft: 46.17%
(Incl. Garage)_
IMFERMEABL
AREA:7SO.FT
IMPERMEABLE
AREA -d83 SOFT
50
4
7460.0
PORCH
)
06
8
7128 SOFT
'47
7 If
7246]
31
2047
81401
LOT03
M.FEE. •M .91
M.B.E. • 91..90
9441'
Proposed Lot#3 }124 -
Coverage =
131 Osq.fa= 39.64% - 5
`
(Ind. Garage) 1u4m1
.00
00
19.4431'- fi,6- ,
70 43.70 09401~
r 7778
r
POROUS
PAVERS
9.3441 4
SITE PLAN
6.34m 4346
.40
3fN3AV ZZI
IMPERMEABLE AREA CALCULATION
LOT R
LOT
AREA
(SQ.FT.)
60% LOT AREA
(PERMITTED)
IMPERMEABLE AREA
(PROPOSED)
7
3365.00
2019.00 SQ.FT
PRINCIPAL BUILDING = 998.50 SO.FT
GARAGE = 400.00 SQ.FT
COVERED ENTRY = 70.85 SQ.FT
DOOR WELL = 182.65 SQ.FT
WINDOW WELL = 12.00 SQ.FT
WALKWAY = 220.70 SQ.FT
DRIVEWAY = 70.20 SQ.FT
TOTAL = 1954.90 SQ.FT
2
3357.83
2014.70 SQ.F1'
PRINCIPAL BUILDING = 1130.84 SQ.FT
GARAGE = 399.50 SQ.FT
COVERED ENTRY = 79.00 SQ.FT
DOOR WELL = 181.25 SQ.FT
WINDOW WELL = 16.66 SO.FT
WALKWAY = 154.20 SQ.FT
DRIVEWAY = 52.85 SOFT
TOTAL • 2014.30 SQ.FT
3
3288.95
1973.35 SQ.FT
PRINCIPAL BUILDING • 826.65 SQ.FT
PARKING • 300.00 SQ.FT
COVERED ENTRY • 79.00 SQ.FT
DOOR WELL • 80.00 SQ.FT
WINDOW WELL • 18.65 SQ.FT
WALKWAY = 93.5 SQ.FT
DRIVEWAY = 81.00 SQ.FT
TOTAL = 1476.80
4
3148.83
1889.30 SQ.FT
BIBREIPAL BUILDING = 1118.30 SQ.FT
GARAGE = 200.00 SQ.FT
COVERED ENTRY • 64.20 SO.FT
DOOR WELL = N/A SO.FT
WINDOW WELL • 4.80 SO.FT
WALKWAY • 113.30 SOFT
DRIVEWAY • 129.50 SQ.FT
TOTAL = 1830.10 SQ.FT
REVISED SITE PLAN
REVISED GARAGE OF LOT# 3
Universal
HOME DESIGN
11727 82A AVE DELTA
BC B4C2E5
www.uhde3ine.com
infoGuhdezine.com
Ph.778-708-1745
THIS DRAWING AND
DESIGN ARE TO REMAIN
THE EXCLUSIVE
PROPERTY OF UHD AND
MAY NOT BE USE OR
REPRODUCED WITHOUT
PRIOR WRITTEN
CONSENT FROM THE
ABOVE.
ADDRESS:
12240 228 STREET
PORT MOODY,BC
JOB NAME:
DEVELOPMENT PERMIT
REVISED SITE PLAN
SCALE:
DATE: I SHEET:
SEPT.11/2014 OF 14
APPENDIX D
RIDGE HEIGHT
51.60
U/S OF TRUSS
49.25 _
UPPER FLO•
46.60
MAIN FLOOR
44.06
LOWER FLOOR
41.35
43.10
FRONT ELEVATION (LOT #1)
43.30
MATERIAL LEGEND
NO.
MATERIAL
DESCRIPTION
PRODUCT
SUPPLIER
LOT#1
1
_=- =
--
QUALITY ASPHALT SHINGLE
ROOF IN SHAKE PROFILE
609515409
RONA
BLACK
2
`Y II � II
r�
HARDIE SHINGLE
STRAIGHT EDGE
PANEL
JAMES HARDIE
EVENING BLUE
�III �1I I
f iy ly
3
STONE CLADDING
MISSISSIPPI MUD
STONE CLADDING
MISSISSIPPI MUD
CULTURED
STONE
CANADIAN
STONE
ECHO RIDGE
DRESSED
4
4
HARDIE PLANK SIDING
HARDIE PLANK SIDING
CEDARMILL
COLOR PLUS
JAMES HARDIE
BOOTHBAY
BLUE
5
HARDIE PANEL
HARDIE PANEL
SMOOTH
JAMES HARDIE
BOOTHBAY
BLUE
6
1X8 OR 1X6 OVER BOARD
1X8 OR 1X6 OVER BOARD
GENERAL PAINTS
GENERAL PAINTS
WHITE
7
4/4 HZ BATTEN RUSTIC
GRAIN 1T
4/4 HZ BATTEN RUSTIC
GRAIN 1T
SMOOTH
JAMES HARDIE
WHITE
RIDGE HEIGHT
51.63
U/S54 OF TRUSS
49.
UPPER FLOOR
MAIN FLOOR
44.36
LOWER FLOOR
41.65
_Elm
FRONT ELEVATION (LOT #2)
MATERIAL LEGEND
NO.
MATERIAL
DESCRIPTION
PRODUCT
SUPPLIER
LOT 62
1
= ---- =
�I III III7�T�T(
QUALITY ASPHALT SHINGLE
ROOF IN SHAKE PROFILE
HARDIE SHINGLE
#09515409
STRAIGHT EDGE
RONA
JAMES HARDIE
TIMBER BARK
2
Il-�f--
f Ill
STRAIGHT EDGE
PANEL
PANEL
HEIITHERED
MOSS
1
3
'
STONE CLADDING
MISSISSIPPI MUD
CULTURED
STONE
CANADIAN
STONE
COBBLEFIELD
•
4
HARDIE PLANK SIDING
HARDIE PLANK SIDING
CEDARMILL
COLOR PLUS
JAMES HARDIE
COBBLE
STONE
5
HARDIE PANEL
HARDIE PANEL
SMOOTH
JAMES HARDIE
COBBLE
STONE
6
1X8 OR 1X6 OVER BOARD
1X8 OR 1X6 OVER BOARD
GENERAL PAINTS
GENERAL PAINTS
WHITE
7
4/4 HZ BATTEN RUSTIC
GRAIN 12
4/4 HZ BATTEN RUSTIC
GRAIN 1T
SMOOTH
JAMES HARDIE
WHITE
LOWER FLOOR
41.90
FRONT ELEVATION (LOT #3)
MATERIAL LEGEND
NO.
MATERIAL
DESCRIPTION
PRODUCT
SUPPLIER
LOT #3
1
-----�
__=
QUALITY ASPHALT SHINGLE
ROOF IN SHAKE PROFILE
#09515409
RONA
BLACK
2
HARDIE SHINGLE
STRAIGHT EDGE
PANEL
JAMES HARDIE
HEIITHERED
MOSS
1
1 ITri-ripAlf ILII
y
Mir:
STONE CLADDING
MISSISSIPPI MUD
CULTURED
STONE
CANADIAN
STONE
LIMESTONE
4
HARDIE PLANK SIDING
CEDARMILL
COLOR PLUS
JAMES HARDIE
SANDSTONE
(BEIGE)
5
HARDIE PANEL
SMOOTH
JAMES HARDIE
SANDSTONE
(BEIGE)
6
1X8 OR 1X6 OVER BOARD
GENERAL PAINTS
WHITE
7
4/4 HZ BATTEN RUSTIC
GRAIN 12
SMOOTH
JAMES HARDIE
WHITE
Universal
MOM DES GM
11727 82A AVE DELTA
BC B4C2E5
www.ul:tlezine.com
inio7uhtlezine.com
Ph.]]8-]08-1]45
THIS DRAWING AND
DESIGN ARE TO REMAIN
THE EXCLUSIVE
PROPERTY OF UND AND
MAY NOT BE USE OR
REPRODUCED WITHOUT
PRIOR WRITTEN
CONSENT FROM THE
ABOVE.
ADDRESS:
12240 228 STREET
PORT MOODY,.
JOB NAME:
DEVELOPMENT PERMIT
COLORED ELEVATION
SCALE:
1/4-=1.0
DATE:I SHEET:
SEPT.11/2014 OF 3.
RIDGE HEIGHT
48.05
FEN
■
SIDE ELEVATION (LOT #3)
MATERIAL LEGEND
NO.
MATERIAL
DESCRIPTION
PRODUCT
SUPPLIER
LOT 04
1
— — �
—
DUALITY ASPHALT SHINGLE
ROOF IN SHAKE PROFILE
009515409
RONA
BLACK
2
AIM
HARDIE SHINGLE
STRAIGHT EDGE
PANEL
JAMES HARDIE
TUSCAN GOLD
(BROWN)
8
�' J
B ����-
STONE CLADDING
MISSISSIPPI MUD
CULTURED
STONE
CANADIAN
STONE
DRESSED
FIELDSTONE
4
HARDIE PLANK SIDING
CEDARMILL
COLOR PLUS
JAMES HARDIE
AUTUMN TAN
(BROWN)
5
HARDIE PANEL
SMOOTH
JAMES HARDIE
AUTUMN TAN
(BROWN)
8
1X8 OR 1X6 OVER BOARD
GENERAL PAINTS
WHITE
7
4/4 HZ BATTEN RUSTIC
GRAIN 1T'
SMOOTH
JAMES HARDIE
WHi7E
RIDGE HEI HT
50.44
U/S OF TRUSS
47.97
LANE
I.II.IIIII.IIII.IIIII.IIII
-s IEI�II.___I�IIInnoIJ
b
UPPER FLOOR
;-
LANE LANE
MAIN FLOOR
42.80
42.80
FRONT ELEVATION (LOT #4)
Universal ess
11727 82A AVE DELTA
BC B4C2E5
wvvw.uhtlenne.tom
nfo@uh7com
Ph.778-708.1745
THIS DRAWING AND
DESIGN ARE TO REMAIN
THE EXCLUSIVE
PROPERTY OF 808 AND
MAY NOT BE USE OR
REPRODUCED WITHOUT
PRIOR WRITTEN
CONSENT FROM THE
ABOVE.
ADDRESS:
12240 220 STREET
PORT MOODY,BC
JOB NAME:
DEVELOPMENT PERMIT
COLORED ELEVATIONS
SCALE:
DATE: SHEET:
4
SEPT.11/2014 OF 4
APPENDIX E
4100
28.04m
@41.25 t 41.95
[0.4r]
42
GARAGE SLAB • W
09535
SOFT
i;
[11.00m1
24,70
LANDSCARE
cr
POROUS
.190915241930 -
2.60
r
0
3
42.2
100
[CZ]
0
3
9.
60
4271
[17
42.37
Ni1L
[7_ 113.4 -rgrcATEr
4260
LOT#4 Proposed Lot
51.F.S..42.80 C°Verage =
(Incl. Garage) FLOWERING SHRUBS OF
MIXED VARIEMAIN.5GU.
M.B.E.G42.S0 1517sq.ft.= 48.20%
:Pg.:: 4300PrnAND 5W TO STREET
PORCH- [1.8t]
:C14.24 • • y
42.
1
26.0401
k4
LANE
viz "Ez
42. 6
DRIVEWAY
2.30
42.30
GAM SLAB • 42.30
•
6311
50
[I.8211m.
42,57
*12
*
*
COVERED DOORWELL
DECK
42.60 42.8
amr
[1.2041
LOT#1
0.117
11
Proposed Lot
Coverage =
1418sq.ft.= 42.13%
(Incl. Garage)
0 43,00
0
41550
70.60
S .FT
PORO
PAVE
*
117
Om]
•
0
9.34m
82689991
DRIVEWAY
42.72
7.34m
44 42.92
42.92
265
42.5
*
GARAGE SLAB = 4 .55
POROUS
4PAVERS
2.75
4275,,
POROUS
CA -pavans
41. DOORWELL
COVERED
IMPERNME DECK
4RE4908135
k *
3
aoo
j-IMPERMERRE AREA
4.85 SO. FT
[0.30m]
SCLFf
[691m]
L0202
30
.112
[100o[
[1.250]
0012
DRIVEWAY
42.85
1.4 ..113
GARAGE SL*
11111
SINGLE.'
f g:g130-1
CAR 12P,
PARKING
-Arm
p."
%.85
•
0,
*
:0,,BRSECAA P E
7, 4
Proposed Lot
Coverage = [03921
1550sq.ft.= 46.17%
• (Incl. Garage)
AREAW SORT -7
1 -1410948990
3.50
793997
- PORCH -
IMPERMEAR
AREA9363S10F0
[1.2111]
43.93
42.95
9.36m
4224
. 7 28 SOFT
.14114DSCITE
g=4.::"PGER
OD
9.34m
F OWERING SHRUBS OF
XED VARIETY MIN. 5GRL.
POTAND 500 TO STREET
lElOol
*
*
5'1?
43.10 7001
LOT#3
M.F.E. G94.61
41.00
M.B.E.• 41W
[01] H
..„
„..
••:+:
4,47
Proposed Lot#3 [204m]
Coverage =
1310sq.ft.= 39.84% -.1
(Incl. Garage)
[01.311
70 43.70
1 77.7
,6 P0900965
PAVERS
4734 4.341, 43.46
77
'4340
52'
3400
ER
311N3AV ZZI.
VEGETATION LEGEND
,4292.
2294
KGJGDOW7,08...TER
•
WWWWW0FWWWWW,
6WWW5W1TSTRW
LANDSCAPING PLAN
228 STREET
Universal
WW2 DESIGN
11727 82A AVE DELTA
BC B4C2E5
www.uhdezine.com
infoCuhdexine.com
PM1.778-708-1745
THIS DRAWING AND
DESIGN ARE TO REMAIN
THE EXCLUSIVE
PROPERTY OF UHD AND
MAY NOT BE USE OR
REPRODUCED WITHOUT
PRIOR WRITTEN
CONSENT FROM THE
ABOVE.
ADDRESS:
12200 228 STREET
PORT MOODY,BC
JOB NAME:
DEVELOPMENT PERMIT
LANDSCAPING
SCALE:
DATE: SHEET:
SEPT.1 1 /2014 OF 24
4
MAPLE RIDGE
$rilishtokumhra
TO:
FROM:
City of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
MEETING DATE: October 6, 2014
FILE NO: 2013-042-RZ
MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.7OO9-2013
24325 126 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24325 126 Avenue,
from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), to permit a
future subdivision into two single family lots no less than 0.4 ha (1 acre). This application is in
compliance with the Official Community Plan (OCP). This application received first reading for Zone
Amending Bylaw No. 7009-2013 on October 8, 2013.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 7009-2013 be given second reading, and be
forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development; and
ii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If so, a Stage 1 Site
Investigation report is required to ensure that the subject property is not a
contaminated site.
DISCUSSION:
a) Background Context:
Applicant:
Owners:
Glenn Rogers
Ching -Chun Lin and Ling -Li Chan
Legal Description: Lot: 68, Section: 22, Township: 12, Plan: 43885
1104
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
b) Project Description:
Estate Suburban Residential
RS -3 (One Family Rural Residential)
RS -2 (One Family Suburban Residential)
Vacant (Utility)
RS -3 (One Family Rural Residential)
Estate Suburban Residential
Single Family Residential
RS -2 (One Family Suburban Residential)
Estate Suburban Residential
Single Family Residential
RS -2 (One Family Suburban Residential)
Estate Suburban Residential
Single Family Residential
RS -3 (One Family Rural Residential)
Estate Suburban Residential
Single Family Residential
Single Family Residential
0.812 hectares (2.0 acres)
The subject property is located on the north side of 126 Avenue and has steep slopes on the
northern half of the property (see Appendix A). The applicant proposes to rezone the subject
property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to
permit two single family lots. The existing house on the subject property will be maintained. Due to
the steep slopes on the north portion of the subject property, a slope protection covenant will restrict
the use for all lands within the Geotechnical Setback Line for proposed lot B. The applicant has
demonstrated that there is sufficient building area on the lands with less than 25% slope. The
extension of sanitary sewer to the Academy Park area in 2010 will allow the subdivision to occur
without the need to demonstrate on-site septic capacity.
c) Planning Analysis:
Official Community Plan:
The subject property is designated Estate Suburban Residential in the OCP, which permits a single
detached housing form located outside of the Urban Area Boundary. As indicated in Appendix C of
the OCP, the RS -2 (one Family Suburban Residential) zone is permitted in the Estate Suburban
-2-
Residential designation. Municipal water is required in this zone; and properties in this designation
may be serviced by municipal sanitary sewer, due to their location in the Fraser Sewerage Area.
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 ha (1 acre). The subject
application is therefore in compliance with the OCR
Zoning Bylaw:
The current application proposes 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 (see Appendix B). The proposed developments meets the minimum zoning requirements
for the RS -2 (One Family Suburban Residential) zone, which include: a minimum lot size of 0.4 ha (1
acre), a minimum width of 36 metres and a minimum depth of 60 metres (see Appendix C). A
varaince for road carriage way and right-of-way width will be required as discussed below.
Proposed Variances:
A variance to the Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 - 1993 is
required for the road allowance, as the existing carriageway width and local road right-of-way width
on 126 Avenue do not meet the minimum bylaw requirements and there is insufficient land for road
dedication from the subject property. 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 to the east was sought through a previous rezoning and subdivision
application.
Development Permits:
Pursuant to Section 8.10 of the OCP, 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.
d) Environmental Implications:
As recommended in the report dated October 7, 2013, the applicant has submitted a restoration
plan and a cost estimate based on the tree protection bylaw replacement criteria. A security bond
equivalent to the value of the planting plan has also been submitted.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed this development and has determined that all off-site
services exist for the rezoning application requirements; therefore a Rezoning Servicing Agreement
is not required. All on-site servicing improvements will be necessary prior to subdivision approval.
-3
CONCLUSION:
As the development is in compliance with the OCP, it is recommended that second reading be given
to Zone Amending Bylaw No. 7009-2013, and that application 2013-042-RZ be forwarded to Public
Hearing.
"Original signed by Charles R. Goddard" for
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 - Zone Amending Bylaw No. 7009-2013
Appendix C - Subdivision Plan
Appendix D - Replanting Plan
-4-
APPENDIX A
PART LYI11Z-E .QF ALOUETTE
AND NORTHIF RLGHT-OF-VVI
6
IED
N
N
N
RINAR
SUBJECT PROPERTY
P 43885
coO
00 cO
N
O
N
N 1
0_
• 12640
1
2u)
12665
'
I
Z
IaI
6
67
P438� N
68
N
BCP
N
44571
co
N
2 P 72087
12621
I
1 1
l
12610
2
—__
____ _126AVE________________ 126AVE_______
��
%-
7
66 12581
I
1
I
co
1 2 N
o o
1 co
N 2 N
I
I i
I
12570
1 I
BC 47502
lzsao
P 72 85
12555
I
65
IFI
P 43885
P 43885
I
12550
P 86522
N
cM
V 12561
'
I N I
83
80
IF,.
a
i I
12552
2
LMP 123
1
Rem 64
I I
P 70 98
1 2I
EPP 1414
1 2
;zI
a
I :
12530
N
12525
I
N N
O N
N N
L.-) ro
CO CO
V V
N N
I�
J
125 AVE.
- —--
___ 125 AVE. I
___—_—.
I o f o o
I I
Scale:
1:2,500_-
City._.f Pitt- __Ira
Mea .,ows_ '
.114
=
24325 126 AVENUE
.162
iri
"-'41111r—dialM226‘1-/ht
,....
,..--.4-e
' a
CORPORATION OF
THE DISTRICT OF
-VJy,
.,I
;� '_
-
i L*
we>' l
MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
District of ��
I
I
'�o`
Langley a_
�\'
7 WM
DATE: Aug 19, 2013 FILE: 2013-042-RZ BY: PC
no I
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 8th day of October, 2013.
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
APPENDIX C
SKETCH PLAN OF PROPOSED SUBDIVISION OF
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
ti
67
Plan 43885
3.6
a'
2
3.07
0
0.41 ha
9.26
to L_ HOUSE
6.24 328
2.17
12.28 ro 2.46
2.52
685
57.57
2b.
POOL
R�w Plan 3041 44.
-40
17.5
COCO
i
0
0.40 ha
Top of Bonk
$
L_ Building Envelope
0.40.r`
2606
0.3-0.50 Cedar
2603-26.',
J
1.09 2602 Cedar t:
42.0 a T'
69
Plan 43885
S.P. Wade B.C.L.S.
June 13,2013.
Wade & Associates Land Surveying Ltd.
B.C. Land Surveyors
Maple Ridge and Mission
FileH2908-03 Phone 604-463-4753
126 AVENUE
APPENDIX D
10.OM GEOTECHNICAL
BOUNDARY AND POST
AND RAIL FENCE
EDGE OF PAVEMENT
Plar
_
.—.--.—_--.126.--. AVENUE
EDGE OF PAVEMENT
DATE
82
Plan 43885
SITE;
24325 — 126 AVE.
MAPLE RIDGE
1
OFNFRAL 1 ANDSCAPE SPFCIFIfATIONS:
1. All works shall be conducted 0
ccordance with the sediment control provisions of the "Land Development Guidelines for the Protection of Aquatic Habitat"
jointly published by the provincial Ministry of Environment and the Federal Department of Fisheries & Oceans.
2. All materials, labour and plant installation shall be conducted in accordance with the BC Landscape Standard jointly produced by the BC Society of Landscape
Architects and the BC Nursery Trades Association.
3. All plant materials to be inspected and approved by Letts Environmental prior to installation. Letts and Londscoper will review the setback areas prior to any
works and to identify trees and shrub planting locations (I1 required).
4. All planting works to be c ried out during the Spring or fall season following Permit(s) being granted.
5. All debris and / or
materials from londscape operations shall be collected and disposed of in accordance with all regulatory requirements.
6. Imported landscapesoils to be used as part of the riparian londscaping shall comply with the latest BCLandscape Standards. Supplier of topsoil to be
endorsed by Letts prior to being delivered to the site. All native plants MUST be of good quality and be inspected by Letts prior to planting. Plants determined
to be unacceptable will be replaced with healthy stock and that meets the design. ALL plants must meet the BCLNA (ANSI) CONTAINER CUSSES sizes outlined
within designed plans. Each pot size must meet minimum gad maximum volume capacity.
7. The rootballs of 011 plants will be planted as depicted and surrounded o all sides and bottom (where shown) with landscaping topsoil. This form of pocket
planting will be applied to each shrub and tree. Trees may require stoking. Staking of trees will be determined by the environmental monitor at the time of
plantarrival ormediately following tree planting. Tree staking will involve either 1 or if required, 2 stakes per tree;
4. Prior to plants being planted, native soils within setback areas shall be graded in a monner where water will not pool or pond or affect future yards or
structures.
5. No less than 3 years of plant maintenance is recommended. Plant maintenance to include watering, and clearing of invasive species if required. All invasives
cleared / re oved will be immediately re oved from the site and disposed of at an approved dump site.
6 Plant survivorship shall equal 100% for trees and no less than 85% for shrubs for no less than three (3) years from planting. Replacement of dead stock may
be required to fulfill this specification.
7. An Inspection Report will be prepared and submitted to the District of Maple Ridge within 10 days of each onnual plant survivorship Inspection.The Final Report
shall provide the results of the final year's inspection and shall summarize the findings of the three years of annual monitoring. The final report will provide a
functional assessment of the performance of the mitigatory worksand habitat function and will include photographs of the entire site.
8. Excavating or digging machinery is not to travel or operate near the top of bank or on any slope. The 10.Om geotechnical zone will not be disturbed except
for planting works and installation of post / rail fence.
9. Plants planted during summer months must include a watering program to ensure survivorship.
PI ANT eeH7U1F
pi ANT 5000001E
SYMBOL COMMON NAME
LATIN NAME
911
PLANTED s EMARKS
5YMBOL COMMON NAME LATIN NAME
9IY
PLANTED SIZE /
REMARKS
wetern hemlock
�A../ wap8
ug eterophylla
e
B P B (oar er burlap)
O wne movie Mer <ucmotum
bum munitum
{
30
,f5 POT
#1 POT
cedar
plicate
OT
p1 POT
birch
Betua papy em
22
B n B (call a 53030)
R a osiertlu se a Comsc stab !ems
fig
¢5 P
O03050000600
Cornua .0141
2
s k e (011 k hump)
. Ex, y trees
TOTAL NUMBER OF PLANTS REQUIRED FOR PROJECT:
62
WITI FNIOSHEEO LGRAOTEL
TYPICAL CONTAINER SHRUB AND No. 1 & 2
POT TREE PLANTING DETAIL N.T.S.
(As SPrclncol
vtorPTItTiVit
DIAD PrOneE.
030530 ,EF3RE 013631 1
TYPICAL TREE PLANTING ON SLOPES DETAIL
LETTS ENVIRONMENTAL
environmental consultants
P.O. Box POW
Wraril 010033 aRIF.
MAWR
a1
APPROVED BY:
GRL
GRL
GRL
SCE nEW
POST / RAIL FENCE DETAIL
Wr0�(2) TREATsED
(T5
TN)w 2orn SLACK FOR TRUNK GROWTH
EQUAL
E
RE MATERIAL (2civnnm NAIL
OR STAPLE TREE
Scro to lOcro MULCH DEMI
RED AT TRUNK) IF
ENDImEw
11.51
grz
I. INSTALLATION INCLUDES
REMOVAL OF STAKES ONE
YEAR AFTER INSTALIATION
2. IrRE SOIL SURFACE TO
ROM. I 5cm DIAMETER
WATERING RING
MIN 0,m LAYER OF LANDSCAPE
SOIL. SOIL MUST COVER ROOREIALL
o RTOP /TMOV� fROM
UNDISTURBED
(PROVIDES
R001BALL WILL 201 SINNK),N,
25cm INTO'
UNNURBED SOIL
DRI. STAKE MEAL] EDGE (TYR)
TYPICAL B&B TREE PLANTING DETAIL WITHIN LANDSCAPE
SOILS MEDIUM N.T.S.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
ENGINEERING DEPARTMENT
SLOPE AND SLOPE SETBACK
PLANTING PLAN
MARGO! 2014
NFTR 0673-14
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2012-057-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning - First Extension
Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 and
Maple Ridge Zone Amending Bylaw No.6939-2012
12933 Mill 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 permit a future
subdivision into 16 single family lots under the R-2 (Urban Residential District) zone.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2012-057-RZ and that the following
conditions be addressed prior to consideration of 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. Amendments to Part VI Figure 2 - Land Use Plan; Figure 3D - Horse Hamlet; and Figure
4 -Trails / Open Space of the Silver Valley Area Plan of the Official Community Plan;
iii. Road dedication as required;
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Registration of a Habitat Protection and Stormwater Management Covenant at the Land
Title Office;
vi. Removal of the existing buildings; and
vii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site
profile pursuant to the Waste Management Act must be provided in accordance with the
regulations.
1
1105
DISCUSSION:
a) Background Context:
Applicant:
Owners:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
George Devita
George and Patricia Devita
William and Karen Greenland
Lot 1, Section 27, Township 12, NWD Plan 11128
Medium Density Residential and Conservation
Medium Density Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
R-2 (Urban Residential District)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation and Medium Density Residential
Single Family Residential
RS -3 (One Family Rural Residential)
Civic and Conservation
Single Family Residential
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
Single Family Residential
0.916 HA. (2.26 acres)
Mill Street
Full Urban Standard
The following dates outline Council's consideration of the application and Bylaws 7020-2013 and
6939-2012:
• First reading was considered and granted on July 24, 2012;
• Second reading was considered and granted on September 24, 2013 ;
• Public Hearing was held October 15, 2013; and
• Third reading was granted October 22, 2013.
-2-
Application Progress:
Since third reading was granted, the property owner has decided to sell the subject property to
another developer, who intends to consolidate the property with the neighbouring property to create
a larger application. As the conditions of the sale have not been completed, the applicant is seeking
to extend the rezoning application to provide more time for the sale to complete. It is anticipated
that the new applicant will seek final approval once the sale is completed.
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 applied for a one year extension to the subject rezoning application in order to
provide an additional year to complete the project. It is recommended that a one year extension be
granted for rezoning application 2012-057-RZ, and that the terms and conditions outlined in this
report be addressed prior to consideration of final reading.
"Original signed by Amelia Bowden"
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
Approved by. Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Second Reading Report
-3-
APPENDIX A
I
in
CO
O
N
Tr
N
3
794
o
N-
rn
CO N
4
P
rn
rn
m
N
5
794
12954
2
co
P 2622
12933
22
Subject Property
P10 5
46
5
°ti�q)
P 118
1
12974
P 63118
45
0
4-
°°°° ��0� 47
le 5
12874
3
CO
co
P 26.2
tic' °°) 2
0P° sl/i, `L:°1°
1:52
P 10 ' 5
ti A
re i
a
12848
25
P 10713
N
Scale: 1:2,000
Cit \.f Pitt
Mea. ows_
_
if ii
;l
! 0
12933 MiII St
MPhilL;
e
‘t.fi
RN�_
i.pn
itS`ffi
1 r jIINI�IJ I --
-
E
CORPORATNOFIO
THE DISTRF
gosAllimiirma
'f
dr
i
4
MAPLE RIDGE
MAPLE RIDGE
> District of
I
British Columbia
PLANNING DEPARTMENT
;
Langley
o
DATE: Apr 5, 2013 2012 -057 -SD BY: PC
`F-
FRASER R.���\
------"L-°1 °
District of Maple Ridge
APPENDIX B
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: 2012-057-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6939-2012
12933 Mill Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS -3 (One Family Rural
Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban Residential District), to
permit a future subdivision into 16 single family lots. The proposed R-2 (Urban Residential District)
zoning complies with the Official Community Plan. An Official Community Plan amendment is
required to re -designate a small area of the site from Conservation to Medium Density Residential.
Maple Ridge Zone Amending Bylaw No. 6939-2012 received first reading on July 24, 2012.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 be given first and
second readings and be forwarded to Public Hearing;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 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. 7020-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Zone Amending Bylaw No. 6939-2012 be given second reading and be
forwarded to Public Hearing; and
5. That the following terms and conditions be met prior to final reading.
Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendments to Part VI Figure 2 - Land Use Plan; Figure 3D - Horse Hamlet; and
Figure 4 -Trails / Open Space of the Silver Valley Area Plan of the Official Community
Plan;
iii. Road dedication as required;
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Registration of a Habitat Protection and Stormwater Management Covenant at the
Land Title Office;
vi. Removal of the existing buildings; and
vii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a) Background Context:
Applicant:
Owners:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
Jean Fares
George and Patricia Devita
William and Karen Greenland
Lot 1, Section 27, Township 12, NWD Plan 11128
Medium Density Residential and Conservation
Medium Density Residential
RS -3 (One Family Rural Residential) and RS -2 (One Family
Suburban Residential)
R-2 (Urban Residential District)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
-2-
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation and Medium Density Residential
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single Family Residential
RS -3 (One Family Rural Residential)
Civic and Conservation
Single Family Residential
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
Single Family Residential
0.916 HA. (2.26 acres)
Mill Street
Full Urban Standard
The applicant proposes to rezone the subject site to the R-2 (Urban Residential District) zone to
permit future subdivision into 16 R-2 (Urban Residential District) lots not less than 315 m2. The
proposal has been revised since first reading was granted, and no longer involves a portion on the
unopened 240 Street right-of-way. This change has reduced the lot yield by three. Two roads with
cul-de-sacs are proposed at the north and south sides of the site while the remaining lots will front
Mill Street.
c) Planning Analysis:
Official Community Plan:
The development site is located in the Horse Hamlet of the Silver Valley Area Plan and is currently
designated Medium Density Residential and Conservation. The Medium Density Residential
designation supports a single family housing form in a compact, residential neighbourhood. The
proposed R-2 (Urban Residential District) zone development is in compliance with the Silver Valley
Area Plan policies. As a result of ground truthing, an OCP amendment is required to remove the
small amount of Conservation designated land in the south-west corner of the site.
Zoning Bylaw:
The current application proposes to rezone the property located at 12933 Mill Street from RS -3 (One
Family Rural Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban Residential
District) to permit the future subdivison into 16 single family lots.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
-3-
d) Environmental Implications:
The applicant has submitted an Arborist report prepared by Mike Fadum and Associates Ltd, a
Geotechnical report prepared by GeoPacific Consultants Ltd and an Environmental Assessment
report prepared by TERA Planning Ltd in support of the Watercourse Protection Development Permit.
TERA Planning Ltd has determined that there are no watercourses on the subject site, however two
tributaries are located within 50 metres of the site, and therefore a Watercourse Protection
Development Permit is required. As the watercourse setback area encroaches only slightly into the
south-west area of the site, the developer has proposed to create a habitat and stormwater
management covenant along the entire length of the western property line rather than provide the
small amount of park dedication. The covenant area will include habitat enhancement and
innovative stormwater and rainwater management features.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that not all
required services exist. Therefore, a Rezoning Servicing Agreement will be required prior to final
reading.
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 16 trees which is based on one tree per lot. The Manager of Parks &
Open Space has advised that the maintenance requirement of $25.00 per new tree will increase
their budget requirements by $400.00.
f) School District Comments:
The application was referred to the School District but no comments have been received to date.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The proposed amendment from Conservation to Medium Density Residential is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
-4-
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No.7020-2013, that second reading be given to Maple Ridge Zone Amending Bylaw
No. 6939-2012, and that application 2012-057-RZ be forwarded to Public Hearing.
"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 Frank Quinn" for
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B -Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013
Appendix C - Maple Ridge Zone Amending Bylaw No. 6939-2012
Appendix D - Subdivision Plan
-5-
239 70
-1 23992
CO
CA
129 54
2
O
1
Subject Property
46
(0qb
PO 118
12933 d
1
129 74
0
47
12874
3
co
J
�rbc3
A�
4j. ` `L��
2
/
N-
o O
a
9
9F
,L\`~
Scale: 1:1,500
Ci f Pitt
Mea•ows
__
*¢
1�'x
I
12933 Mill St
I TA
0
fYf
�3
I M
�yn
��
,ma y-` Jy1, •@j
_
1
CORPORATION OF
. mi ■`�L■3
ut,
LAS
� r?P _292
eke'
"�
"'
.
LI
,N
MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
7 District of
�I
a_ '
Langley = _ �.
m'
72
10-7
DATE: Apr 17, 2013 2012 -057 -DP BY: JV
Jr—=--
ASERR. �
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7020-2013
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 Section 10.3 Part VI Silver Valley Area Plan Figures
2, 3D and 4 of 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. 7020-2013"
2. Figures 2 and 3D are hereby amended for that parcel or tract of land and premise known
and described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
and outlined in heavy black line on Map No. 860, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re -designated as shown.
3. Figure 4 is hereby amended for that parcel or tract of land and premise known and
described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
and outlined in heavy black line on Map No. 861, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to remove Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of
READ A SECOND TIME the day of
PUBLIC HEARING HELD the day of
READ A THIRD TIME the day of
, 20 .
, 20 .
, 20 .
, 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of ,20 .
PRESIDING MEMBER CORPORATE OFFICER
966e0
GQ
1
CV
RW 58430
_ _ -0.1 -
130
o
rn
CO CV
AVE.
co
rn
co
(V
EP 59987
- _i
12954
2
MILL ST.
MILL ST.
3
4
5
P
2622
794
P7794
cO_
CP 25424_--___-
_ B___--_�
_
N
x-
22
12933 d
P10 5
46
1
5
1
7
��
12974
ti�
/
/
P , 118
/
P 63118
45
N /
12874
3 /
4,C)
(<i/ 4-
3
� 47
'bo / / 06a-
P 2622
M
o
tin§ T v
o
o P10 5
�� 5
2
25
I"
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7020-2013
Map No. 860
To Amend Figures 2 and 3D
From: Conservation
To: Medium Density Residential
L\,At
MAPLE RIDGE
N
British Columbia
SCALE 1:2,000
9
GQ
3
J794
I
RW 58430
130
0
N
4
P7794
AVE.
ch
ch
co
N
EP 59987
— _I
5
12954
2
co
N
MILL ST.
MILL ST.
C, 25424_
_ B___--
_ _
P
�-'�___-
2622
x-
P10 5
46
��
�o,
P , 118
P 63118
45
N /
3 /
Q
Q./ 4-
(<,0
� 47
°° / / 06,1,-
re 'i'.1,c� °°�° 2
°<0° FscZ\�°°�°
ti°
°°°° P 10 5
ti ,A
12933 d
1
22
12974
/4
/5
/
/
/
/
12874
3
co
25
P 2622
d
2
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7020-2013
Map No. 861
Purpose: To Remove Conservation from Figure 4
L\,At
N
SCALE 1:2,000
MAPLE RIDGE
British Columbia
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6939-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6939-2012"
2. That parcel or tract of land and premise known and described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
as outlined in heavy black line on Map No.1574 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of July, A.D. 2012.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
''.-1:1 6 13029
PARK
tsar )O iO
5 13021
00 4 13013
,
w
,n J
2 13009 co
m U 13005 AQP
1
RW 58430
N m
130 AVE.
co
60 °'
N
25
.0 6
OM
°'
N
N
w
P
3
7794
0
N-
N
4
P
rn
M
N
,EP 59987
=J
5
7794
12954
2
P 2622
JI
gGP 25424 __—_ _ —
_ _ _ , —
/
/
/
1
22
/ 21
335 P10 5
6 46
5
�q
e''''
P, 118
12933 0_
1
_
12974
/
/�
co
/r
/ GQ
/ m
/
/
/
e�5
��P 63118
I 45
, N
ti5
<Q/��°�
ry�erya �epq / .OQ4 47
ti/ co
12874
3
co
1
MILL ST.
P 2622
CO tion, • ��5`' 2
4 ti^5
tigee° P 10 ' 5
3 em 1
o
a
2
12848
25 26
656
2 PT 6 e6
ti`5e
P 10713
1
c
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6939-2012
Map No. 1574
From: RS -3 (One Family Rural Residential)
RS -2 (One Family Suburban Residential)
To: R-2 (Urban Residential)
L\
N
SCALE 1:2,500
MAPLE RIDGE
British Columbia
N
N
o
PROPOSED SUBDIVISION PLAN OF LOT 1
SECTION 27. TOWNSHIP 12
NEW WESTMINSTER DISTRICT. PLAN 11128
SCALE1:250
—
2
FUTURE ROAD
ONC 0.000133
030
400.3 we 1
2
674 .f
3
4.t
r=17
4
awe
10.0
5
ROAD
6IBJ
10
3023
9
7
7
8 IIA
,17
6
11.0
FUTURE ROAD
3
19031 MN
N/ ey ac
MILL STREET
sw,n
16
391.4 6r
15
r
a
PAM
4
14
JN e
20.310
$
13
JN ,
12
aro -
a
11
NUJ ,
10.07
FUTURE ROAD
3
19031 MN
N/ ey ac
MILL STREET
MAPLE RIDGE
$rilish tokumbFa
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2011-099-DVP
2013-095-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permits
12122 and 12130 203 Street
EXECUTIVE SUMMARY:
Two Development Variance Permit applications (2011-099-DVP and 2013-095-DVP) have been
received in conjunction with a rezoning and subdivision application to rezone the properties from RS -
1 (One Family Urban Residential) to R-1 (Residential District) and R-2 (Urban Residential District) and
subdivide to 16 lots over two phases. The requested variances are to increase the maximum height,
to reduce the rear yard setbacks, to decrease the minimum lot width for certain lots, and to leave the
existing overhead utility plant in place on 203 Street. It is recommended that Development Variance
Permit 2011-099-DVP and Development Variance Permit 2013-095-DVP be approved.
Please note, as the applicant has chosen to complete the subdivision over two phases, there is a
second Development Variance Permit required for the second phase of the subdivision (under
application 2013-095-DVP). Because a variance cannot be provided for a lot that has not been
created yet, the second Development Variance Permit will apply to the second phase of the
subdivision. Variances for both phases are discussed in this report.
Council considered rezoning application 2011-099-RZ and granted first reading for Zone Amending
Bylaw No. 6884 - 2011 on January 10, 2012, and second reading on January 14, 2014. This
application was presented at Public Hearing on February 18, 2014, and Council granted third
reading on February 25, 2014. Council will be considering final reading for rezoning application
2011-099-RZ on October 14, 2014.
RECOMMENDATION:
1. That the Corporate Officer be authorized to sign and seal 2011-099-DVP respecting property
located at 12122 and 12130 203 Street for the first phase of the subdivision; and
2. That the Corporate Officer be authorized to sign and seal 2013-095-DVP respecting property
located at future lot 10, created through the first phase of the subdivision.
DISCUSSION:
a) Background Context
Applicant:
Owners:
Damax Consultants Ltd.
Cleave Cattle Co Inc. and Maridge Properties Ltd.
1106
Legal Descriptions: Lots 44 and 45, District Lot 241, Group 1, NWD Plan
41572
OCP:
Existing:
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:
Companion Applications:
b) Requested Variances:
Urban Residential
RS -1 (One Family Urban Residential)
R-1 (Residential District) and R-2 (Urban Residential
District)
Single Family Residential
R-1 (Residential District)
Urban Residential
Single Family Residential
RS -1 (One Family Urban Residential) and RS -lb (One
Family Urban (Medium Density) Residential)
Urban Residential
School
P-2 (Special Institutional)
Institutional
Single Family Residential
RS -1 (One Family Urban Residential) and RS -lb (One
Family Urban (Medium Density) Residential)
Urban Residential
Vacant
Single Family Residential
0.80 ha (1.98 acres)
Proposed lane, proposed new road, and Wicklund
Avenue
Urban Standard
2011-099-RZ/SD, 2012 -037 -SD, 2013 -095 -VP
1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (b):
• To increase the maximum height of 9 m to 11 m on proposed lots 5 through 9
(in Phase 1, 2011-099-DVP).
• To increase the maximum height of 9 m to 11 m on proposed lots 12 through
16 (in Phase 2, 2013-095-DVP).
2. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii):
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots 5
through 9 (in Phase 1, 2011-099-DVP).
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots
16 and 17 (in Phase 2, 2013-095-DVP).
2-
3. Zoning Bylaw No. 3510-1985, Schedule D - Minimum Lot Area and Dimensions:
• To reduce the minimum required lot width of an R-2 (Urban Residential
District) zoned lot from 13.2 m to 11.7 m for lot 1 (in Phase 1, 2011-099-
DVP).
• To reduce the minimum required lot width of an R-2 (Urban Residential
District) zoned lot from 13.2 m to 11.7 m for lot 11 (in Phase 2, 2013-095-
DVP).
4. Subdivision and Development Services Bylaw No. 4800 - 1993, Schedule A - Services and
Utilities:
• To waive the requirement to convert overhead utilities on 203 Street to
underground wiring, in accordance with Council Policy 9.05 - Conversion of
Existing Overhead Utility Wiring to Underground Wiring (in Phase 1, 2011-
099-DVP).
c) Project Description:
The two properties are relatively flat and undeveloped with several trees across both properties.
12122 203 Street is approximately 0.37 ha (0.92 acres) and 12130 203 Street is approximately
0.43 ha (1.06 acres). The properties are bounded by a private lane accessing the school to the
north, single family residences to the south, the school to the east, and 203 Street to the west (see
Appendix A).
The applicant proposes to rezone the subject properties from RS -1 (One Family Urban Residential) to
R-1 (Residential District) and R-2 (Urban Residential District), to allow future subdivision into
approximately five R-2 (Urban Residential District) zoned lots fronting 203 Street, and approximately
eleven R-1 (Residential District) zoned lots over two phases. A lane is proposed to the rear of the
lots fronting 203 Street, and a new road is proposed to access the southern interior lots. Wicklund
Avenue would be used to access the northern interior lots (see Appendix B).
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The applicant has requested variances to the Maple Ridge Zoning Bylaw (see Appendices B and C)
and the following rationale for support is provided:
1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (b):
• To increase the maximum height of 9 m to 11 m on proposed lots 5 through 9
(in Phase 1, 2011-099-DVP).
• To increase the maximum height of 9 m to 11 m on proposed lots 12 through
16 (in Phase 2, 2013-095-DVP).
The increase in height is supportable, as it is consistent with the proposed changes to the R-1
(Residential District) zone in the draft Zoning Bylaw, and the variance is consistent with the variance
approved for the subdivision to the north of Wicklund Avenue.
3-
2. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii):
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots 5
through 9 (in Phase 1, 2011-099-DVP).
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots
16 and 17 (in Phase 2, 2013-095-DVP).
The rear yard setback reductions are supportable, as there is limited space on the shorter lots to site
a house, and the rear yard setbacks are consistent with the proposed changes to the R-1
(Residential District) zone in the draft Zoning Bylaw.
3. Zoning Bylaw No. 3510-1985, Schedule D - Minimum Lot Area and Dimensions:
• To reduce the minimum required lot width of an R-2 (Urban Residential
District) zoned lot from 13.2 m to 11.7 m for lot 1 (in Phase 1, 2011-099-
DVP).
• To reduce the minimum required lot width of an R-2 (Urban Residential
District) zoned lot from 13.2 m to 11.7 m for lot 11 (in Phase 2, 2013-095-
DVP).
The reduced minimum width is supportable as the lot will still meet the minimum area required and
will have a restrictive covenant placed on title to ensure that the driveway is maintained a minimum
of 7.5 m from the intersection for visual clearance.
e) Interdepartmental Implications:
Engineering Department:
The applicant has requested the following variances to the Maple Ridge Subdivision and
Development Services Bylaw:
4. Subdivision and Development Services Bylaw No. 4800 - 1993, Schedule A - Services and
Utilities:
• To waive the requirement to convert overhead utilities on 203 Street to
underground wiring, in accordance with Council Policy 9.05 - Conversion of
Existing Overhead Utility Wiring to Underground Wiring (in Phase 1, 2011-
099-DVP).
Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring, waives
the requirement to provide underground wiring on highway right-of-way serviced by existing overhead
utility systems, on the condition that the existing overhead utility system is shown on the plan
attached to the policy.
CONCLUSION:
The proposed variances are supportable because of the road dedication requirements that restrict
the depth of the lots, and the height and rear yard setback reductions are consistent with proposed
changes to the R-1 (Residential District) zone. The variances are consistent with variances approved
for the subdivision to the north, ensuring the future homes will all share a similar style, massing, and
location on each lot.
-4-
It is therefore recommended that these applications be favourably considered and the Corporate
Officer be authorized to sign and seal Development Variance Permit 2011-099-DVP and
Development Variance Permit 2013-095-DVP.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
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 - Proposed Subdivision Plan Indicating Proposed Variances for Phase 1
Appendix C - Proposed Subdivision Plan Indicating Proposed Variances for Phase 2
5-
APPENDIX A
CC
• — LC)
I
12227
V LPI
co
-1 r
co
C r
O
r O
O
V N
O
rl co
O
I
O
N
N
V
N
N
p
N
o
N
O
N
3
2211
1221241
N
N
N
N
N
N
N
7
o
42 rn
P 72 58 9
43 122 AVE.
2201
12202
12217
32191
1219852 M
61 N
01 12209
N
O o
O 00)co
N N N M N
N V OD
CD
L N K N J N Nr
P 22101
2181
121863
1
I�'.60 LMP
2
P18526
10897
a 12201
Rem 1
12174 54
59
LMP 272 9
L
12162
12195
1 r 2 M 3 c,, 4 �, 5 6 r 7 M 80, 9 ,,
r co 0 rn o O N
55
i- N N N N N N N N4
58
p 73 12187
(f)
121506
9
o 1218 AVE.
N
12132
25
57 12175
N
\
CO
/
\
P
71910M
O
co
O
CY)
N
0
oD
CO
a
N
v
C
P 71
91 0
28
29
30
31
N1
N2
M
N3
M
N4
a
N5
N 6
N 7
EPP 30 99 5
F4/12170
26
27
;�
a
EPP 35171
12122
0
N
N.
0
N
0
N
0
N
0
N
16 L,;,'
/ 72
7015N.14
M
M
�1i
Subject Properties
N0
/
\N
N N 1 N
WICKLUND
00
B
47
P 72496
co rn
N 46 N 45 `81N N 44
7249
P 41 57 2
45 17
12140 EPP 30995
LMP 9825
EPP 2037
12143
12096
121256
12135
12122 18
co
P 41 57 2 12125
in 12116
N G
44 12105
N
D
EPP 30
99 5
12119
12080
12110
o0 12111N
20 12087
LMP5691
a H 37
CO
19
12083
0
(0 u)
0
22
LO
0
23
10
0
24
In
0
25
0
2(
0
o_
-
12079 N
N
N
N
N
N
38
N J 12092
18 1208 AVE.
\
12105 P 83237 11205 c o
00 12065 1201 0 10 N.
0
912045
a K 16 12070 'NI
P 76
06 2
1
12p6� 11
15 72p68
12035
4
co
C
B
A
EPP 28202 I
1
65
^L o 12
12025
( 5
°'
No
N
N
N
(Ni
M
N co
14 ^ 13
LMP. 691
12015
�6
DEW DN EY TRUNK ROAD
N
00
N'
0 o
N 1 N A
J 0
N
Oni
��
O
L\
NJ
Scale: 1:2,000
Ci .f Pitt
Mea .ows
.
miiiii
-
��,
Kamm.
.
12122/12130-203 St
.
CITY OF MAPLE RIDGE
PLANNING DEPARTM ENT
• ltia
ij = :=
-�I !I14LW-elIiIEI
—
O
■■ is== ]VI
!
_
-
1 F�
rFl
r
MAPLE RIDGE
District of N e
I
British Columbia
I,
Langley �} ,.,
r
aa�'
DATE: Sep 25, 2014 2013 -095 -VP BY: JV
FRASER R
APPENDIX B
SUBDIVISION PLAN OVER LO75 44 AND 45 PLAN 41572
AND A PORTION OF LOT 16 PLAN EPP35171
ALL OF DISTRICT LOT 241 CROUP 1
NEW WESTMINSTER DISTRICT
RC65 836(123
hleprnld Survey Area Ma 36, Mopl. Rldp. , 161063 (09,5)
LEGEND,
'Pro (.J(I
i�ra99^�iv� V:,e t�.c2O
122nd AVENUE
2
I\
4
M
6
K
8
DA, Mg
1218 AVENUE
f--
3
ti am
5
6 7
Rem 1
14
13
12
-36161,63,666
11
10
mar
23
24 25
1208 AVENUE
26
/
27 28
29
.8�
66- 1 S ---c)
Plan EPP3891O
5
fen Iud glld
t-ir-aiA ea
h
`'. G70r7
L h'
91.9536- , )
1.952 �I
90173'17'
1.952 1
NFr
N
H7
a
REM 16
Plan EPP35171
15
PlanEPP35171
SRW Plan EPP37302
Plan PP38910
2
Plan EPP38910
Plan EPP38910
4
Plan EPP38910
90'0632'
31.851
\\\
\ \
\ \\
5 6 \\7 8 9
Plan EPP38910 Plan EPP38910 \fa EPP38910 Plan EPP38910 Plan EPP38910
\\ \\\
90' 03'" \\\ 17'
CD 13.512 13.330 13.330 \ 1 22.340
\\\\ 15
1`,
\ \
873729' 12 13 co 14 %\ A. ry
7.500 co 1, a r3. \ \\ C N�p
. 0 3 My si'lti o 1� kh� \\
h ts' M 0A2...- My \
R.
17.831
NF
n
h
N F
ftjcI, . s3Coti-Co ?
r ab. t�
90'08'32"1 {_ S.
3' — x
25.851 S `b-
ROAD
4
11
90V5'32'
20.000
\90V532"
1.952
o- ��vNAt
tl" 14-
16
PA��
17
Plan EPP
EASEMENT Plan EPP38628
In 1
B
(6 I Plan EPP3.5171
1—EASEMENT
Plan EPP36628
10.513 ® 13.331 10.260 5.101.E %'
90' 08' 32'
9011632'
94.994
37
Plan 33111
b
damax consultant ltd.
103-1600 west 6th ave..
vancouver, b.c. v6j 1r3
tel. 604 224 6827
17
4t
\, 90V6'32'
25.000
19
Plan EPP35171
90V6'32'
NF 21.891
20
Plan LMP5691
a
NDIX C
1,
6,... L .+s 16 :: t 4 -
Lf; 12—V,,
1
•
1
14
13
12
11
10
9
Plan EPP35171
Plan EPP35171
Plan EPP35171
Plon EPP35171
Plan EPP35171
Plan EPP35171
7
1
SRW Plan EPP37302
J /
\\\
\ \
\ \\
5 6 \\7 8 9
Plan EPP38910 Plan EPP38910 \fa EPP38910 Plan EPP38910 Plan EPP38910
\\ \\\
90' 03'" \\\ 17'
CD 13.512 13.330 13.330 \ 1 22.340
\\\\ 15
1`,
\ \
873729' 12 13 co 14 %\ A. ry
7.500 co 1, a r3. \ \\ C N�p
. 0 3 My si'lti o 1� kh� \\
h ts' M 0A2...- My \
R.
17.831
NF
n
h
N F
ftjcI, . s3Coti-Co ?
r ab. t�
90'08'32"1 {_ S.
3' — x
25.851 S `b-
ROAD
4
11
90V5'32'
20.000
\90V532"
1.952
o- ��vNAt
tl" 14-
16
PA��
17
Plan EPP
EASEMENT Plan EPP38628
In 1
B
(6 I Plan EPP3.5171
1—EASEMENT
Plan EPP36628
10.513 ® 13.331 10.260 5.101.E %'
90' 08' 32'
9011632'
94.994
37
Plan 33111
b
damax consultant ltd.
103-1600 west 6th ave..
vancouver, b.c. v6j 1r3
tel. 604 224 6827
17
4t
\, 90V6'32'
25.000
19
Plan EPP35171
90V6'32'
NF 21.891
20
Plan LMP5691
a
NDIX C
1,
6,... L .+s 16 :: t 4 -
Lf; 12—V,,
MAPLE RIDGE
QIN ish tokumhra
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2012-038-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
12116 and 12170 204B Street
EXECUTIVE SUMMARY:
Development Variance Permit application (2012-038-DVP) has been received in conjunction with a
rezoning and subdivision application to rezone the subject properties, from P-2 (Special Institutional)
to R-1 (Residential District) to permit subdivision into four residential lots. The requested variances
are to reduce the rear and front yard setbacks, and to increase the maximum allowable height for
the lots described below.
It is recommended that Development Variance Permit 2012-038-DVP be approved.
Council considered rezoning application 2012-038-RZ and granted first reading for Zone Amending
Bylaw No. 6924 - 2012 on May 22, 2012. Council granted first and second reading for Official
Community Plan Amending Bylaw No. 7044 - 2013 and second reading for Zone Amending Bylaw
No. 6924 - 2012 on January 28, 2014. This application was presented at Public Hearing on
February 18, 2014, and Council granted third reading on February 25, 2014. Council will be
considering final reading for rezoning application 2012-038-RZ on October 14, 2014.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2012-038-DVP respecting properties
located at 12116 and 12170 204B Street.
DISCUSSION:
a) Background Context
Applicant:
Owner:
David Laird, DAMAX Consultants
Villagewalk Homes Ltd.
Legal Descriptions: Lots C and D, District Lot 241, Group 1, New Westminster District Plan
EPP30995
OCP:
Zoning:
Existing:
Proposed:
Existing:
Proposed:
Institutional
Urban Residential
P-2 (Special Institutional)
R-1 (Residential District)
1107
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:
Companion Applications:
b) Requested Variances:
Park
RS -3 (One Family Rural Residential) and RS -1 (One
Family Urban Residential)
Park
Single Family Residential
RS -lb (One Family Urban (medium density)
Residential) and RT -1 (Two Family Urban Residential)
Urban Residential
Maple Ridge Christian School
P-2 (Special Institutional)
Institutional
Vacant
R-1 (Residential District)
Urban Residential
Maple Ridge Christian School
Single Family Residential
0.15 ha (0.38 acres)
204B Street
Urban Standard
2012-038-RZ, 2012 -038 -SD
1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (b):
• To increase the maximum height of 9 m to 11 m on proposed lots 20 through
22.
2. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (i):
• To reduce the minimum setback from a front lot line from 5.5 m to 3.0 m for
lot 21.
3. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii):
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots
20 through 23.
c) Project Description:
The applicant is seeking to rezone and subdivide four single family lots from existing Lots C and D,
located at 12116 and 12170 204B Street (see Appendix A). Lots C and D were previously
subdivided through subdivision application 2012 -094 -SD. The lots have since been purchased by
Villagewalk Homes Ltd. from the Haney -Pitt Meadows Christian Association. The current application
seeks to regain some lots lost due to the need to alter the overall street/lot pattern of the overall
development to accommodate a grave site. The existence of the grave site required the need to
adjust the recently adopted zoning boundaries on the school property. The applicant was aware of
this problem but preferred to complete the original rezoning application RZ/004/06 and then adjust
2-
it with this second application rather than delay the entire project. The grave site will now remain on
the school site rather than within the road right-of-way, by locating the road westward on the site.
This adjustment requires the rezoning of a 751 m2 (Lot C) and a 794 m2 (Lot D) portion of the school
site from P-2 (Special Institutional) to R-1 (Residential District) to accommodate 4 lots and a small
portion of 204B Street from R-1 (Residential District) to P-2 (Special Institutional).
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The applicant has requested variances to the Maple Ridge Zoning Bylaw, and the following rationale
for support is provided:
1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (b):
• To increase the maximum height of 9 m to 11 m on proposed lots 20 through
22.
The increase in height is supportable, as it is consistent with the proposed changes to the R-1
(Residential District) zone in the draft Zoning Bylaw, and the variance is consistent with the variance
approved for the larger 19 lot subdivision to the west. A height variance is not being sought for lot
23, which will be adjacent to an existing home.
2. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (i):
• To reduce the minimum setback from a front lot line from 5.5 m to 3.0 m for
lot 21.
The front yard setback reduction is supportable, as the shape of the lot makes it more impacted by
the shallow lot depth than the other 3 lots. The variance will allow the home to be built slightly closer
to the road to allow a similar rear yard to the other 3 lots.
3. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii):
• To reduce the minimum setback from a rear lot line from 8 m to 6 m for lots
20 through 23.
The reduction is supportable, as the lots meet the required minimum lot area of 371 m2 and the
variance is consistent with the variance approved for the larger 19 lot subdivision to the west.
CONCLUSION:
The proposed variances are supportable because of the road dedication requirements restricting the
depth of the lots, and the height and rear yard setback reductions are consistent with proposed
changes to the R-1 (Residential District) zone. The variances will also apply to the majority of the lots
within the larger subdivsion, ensuring the future homes will all share a similar style, massing, and
location on each lot.
3-
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2012-038-DVP.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
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 - Proposed Subdivision Plan Indicating Proposed Variances
-4-
22
N
N
N
illillISIMINWINIIII�-PM
12259
1
12266
12269 N
12258
12
1 vE.
1225
11
12253
12
12250
12252 10
2 1`19- N
o
V
m
V
v
V
a
V
m
m
n
N 71-
0
O N
N
0
N
18
12245 m
LMP
12426
N
M
12246
13 o
N
N
N
N
N o
Ng
o
N8
..6
N5
N
N4 9
N10
N11 20
LMPN
19
N
N15
O
14
O
013
N
LMP
1593 14 0
1 85919
s5
N
1
15
16
17
LMP
15103
LMP
277, 12426
12
LMP
35108
12
13
14 21
22
a 16
M
M
M
18526
Fo
GN
Hm
X10
Ivy
O
X11 X12 X13
a a O
O N N
X14
O O
N N
O
N
N
O NN
N
N
N 122PJ0
O
26
12237
N
N
N
N
O
O N N
N
24N
25
12229
—"—
122 AVE.
23 N
LMP
12426
27
1 N
LMP
2
10897
NN
P
MN
18526
LN
KN
JN P22101
LMP
27239
Rem 1
206 ST.
12208
1
M
0
\N
2 M
M
0
3
M
0
4
M
0
CV
5_6„
CV
a a
0 0
N
7
M 8�
a a
0 0
9 LL SUBJECT
a I
0
PROPERTIES
1
12194
0
121BAVE.
P 54677
12180
12150
A
EPP 30995
12170 I
EPP 30995
46
12166
B
12150
P 41572
45
1
\ 12140
I
EPP
30995
12209
12138
12122
P 41572
44D
I
a
12116
12124
I
EPP 30995
1211012080
20 lzoa]
N
0
LMP
5691
34
37
19
—
N
22
N
23
N
24
N
25
N
26
N
27
N
28
N
29
N
2
01
3 4
.n .n
M
5
,n
N 12113
12110
12083
v »
-o-
N
0
m
O
r. --
O
ro
O
m
O
O
O
O
N
O
N
O
,n
N� N
�
i•--
o_
O.
12079 N m
N
N
N
N
N
N
N
N
N
/No
O
co
A G
Cy
12092
38
18 120B AVE
I
6
rz 35
cg
P 83237
1720 5 `
/N 2066
12091
0
120-IA'71'10 v
8 0
N to 1 0
12052
16 12070 912045
12040 0_ 00 N
7
7
M
36
12074
1
11
12035
V
12073
1206'1
15 �2p68
4
m
12030
3 H
v 8
(012038
48 12065
III -12025
r Q
12026
6°
KP 12
12
12020 No
2
9
12068
^13
a
N
a 11 N
N
14 LM' 5691
61zo1s
N
12010 12031
12012
/
1
10
0 W
12058
DEWDNEY
TRUNK ROAD
N i
0 o_ 49
P
R
12040
ro
R
1
N
B
0)
O
N
0
O
LMP 40767
O
N
Rem
RP 8184
Rem 41N
12019
1
P
12030 F
' 34007
1
co
N
12010
Scale:
1:2,500
Cit` _.f Pitt
Mea lows
r
;
12116/40/70 2046 STREET
i
r l•e,
o
I.
:.
1-
si I
�
'«' ig
s0,..11l�•
'
I!J'f"
t 11
-
—'�
CORPORATION OF
THE DISTRICT OF
�,.,
'� n""
i
it �i
1' �il�
_ Fns=!'
L'a
� ii
� `�'
`
_
�"
dir,
I
••�.i
,.. �'..
's.-
rn
•
MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
District
District of
Langley �.
P
DATE: Feb 25, 2014 FILE: 2012-038-RZ BY: PC
— �0j
F RASER R.
APPENDIX B
Plan 73569
58
57
30
Plan
31
71910
121st AVE
44
Plan 72496
2
Plan LMP9525
G
H
Plan 18612
1
2
3
4
PUN
LA,727290
5
6
7
8
9
J
121 8 AVENUE
121st AVENUE
45 yam: tc 2c)
Plan 41572
—J
44
Plan 47572
17
18
19
37
Plan 33111
Gas Pipeline SRW Plan 18294
20
Plan LNP5691
19
2500
8 20
.774.7 712
26.37
821
376.0 m2
2520
MRCS
PHASE 3 t z\
4 LOT SU: DIVISION
2012-09 -SD
SH
DA
1 SIZE 17„X22”
• JANUARY 14, 2013
SC .LE 1 : 500
25
50 /5
21
22
Plan (AIP5691
Terra Pacific Land Surveying Ltd
2271
51. Mne Mwnue, Maple Ridge, BC
T4, 601-463-2500
Flea MRIs-670&PHASE 7
MAPLE RIDGE
QIN ish tokumhra
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2014-063-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
28702 104 Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2014-063-DVP has been received to vary the minimum lot
width. It is recommended that Development Variance Permit 2014-063-DVP be approved.
The subject properties, located at 28650 and 28702 104 Avenue, were subdivided on December
13, 2010 and are subject to a Heritage Revitalization Agreement. Although the lots are zoned A-2
(Upland Agricultural), they are subject to the RS -3 (One Family Rural Residential) zone requirements
through the Heritage Revitalization Agreement. The minimum lot width required under the RS -3 (One
Family Rural Residential) zone is 60m. The original lot width at the time the lot was created was
46m. The applicant would now like to adjust the lot line so that the new lot width for 28702 104
Avenue is 26m. The adjusted lot width of 28650 104 Avenue would not require a variance. A lot
line adjustment will be required either through the Land Titles Office or through the City of Maple
Ridge.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-063-DVP respecting property located
at 28702 104 Avenue.
DISCUSSION:
a) Background Context
Applicant: Stan Pavlov
Owner: M. Whieldon
Legal Descriptions: Lots 3 and 4, Section 4, Township 15, New
Westminster District Plan BCP46967
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Rural Residential
Rural Residential
A-2 (Upland Agricultural)
A-2 (Upland Agricultural)
1108
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:
Companion Applications:
b) Requested Variance:
Single Family Residential
Agriculture (Al and A2 Lots)
Rural Residential
Residential and Agriculture
A-2 (Upland Agricultural)
Agriculture and Rural Residential
Langley Indian Reserve No. 2
None
None
Agriculture
A-2 (Upland Agricultural)
Agriculture and Rural Residential
Single Family Residential
Single Family Residential
4 ha (10 acres)
104th Avenue
Rural
none
1. Zoning Bylaw No. 3510-1985, Schedule D - Minimum Lot Area and Dimensions:
To reduce the minimum required lot width of an RS -3 (One Family Rural Residential)
zoned lot from 60 m to 26 m.
c) Project Description:
Through a previous application, the applicant proposed to protect the heritage value of the Miller
Residence site, in exchange for the potential to subdivide the site into four single family lots, instead
of three. Because the site is too small to enable a four lot subdivision under the RS -3 zone, a
Heritage Revitalization Agreement was proposed to create a situation where the applicant benefits
from the potential for an extra lot and the community benefits through the preservation of a valuable
heritage site. These two lots were created as a result of the Heritage Revitalization Agreement.
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The applicant has requested a variance to the Maple Ridge Zoning Bylaw and the following rationale
for support is provided:
1. Zoning Bylaw No. 3510-1985, Schedule D - Minimum Lot Area and Dimensions:
To reduce the minimum required lot width of an RS -3 (One Family Rural Residential)
zoned lot from 60 m to 26 m.
2-
This reduction is supportable as the lots will remain very large, and the adjustment of the lot line
does not have a significant impact to the lots involved nor the surrounding neighbourhood. The lot
areas will not change as a result of the lot line adjustment.
e) Citizen/Customer Implications:
Should Council not support the lot width variance, the applicant could choose to register a Restrictive
Covenant on the property to prevent building in the area that they are hoping to prevent through this
lot line adjustment.
CONCLUSION:
The proposed variance is supportable because the lot width is still significantly wide to not impact
the two lots involved, nor the surrounding neighbourhood. The lot areas will not change as a result
of the lot line adjustment.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2014-063-DVP.
"Original signed by Michelle Baski"
Prepared by: Michelle Baski, AScT
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 - Sketch Plan of Proposed Lot Line Adjustment
3-
28621
„\
.\
S
287 ST
---------r--- ------'•---'- -.
3
10480
10455
10420
'N P 68785
-,..'. 4
I
SUBJECT PROPERTIES
-- — — — ——104AVE — — — —
V
N
BCF
2
ON
N
46967
3
O
4
1
1
1
1
\
I
I
I
I
I
E 1/4 1
E 30 Acres 1
1
N
Scale: 1:2,500
Clt` _.f Pitt9
Mea s ows_
I1>'
.;
f
. a
28650 & 28702 104 AVENUE
,,�
CORPORATION OF
THE DISTRICT OF
`«' iR;
:°� .I!J'
” ,OrrAll
-
—AM
ifOr"'
a '�
�"
� _E�
'1691diri
�g•_
I�� Y
�
�
MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
/ District of
I
Langley
a
ilim0j
DATE: Jul 11, 2014 FILE: 2014-063-VP BY: PC
—rili
FRASER R.
APPENDIX B
SKETCH PLAN OF PROPOSED SUBDIVISION OF LOTS
3 AND 4 SEC 4 TP 75 NWD PLAN BCP46967
Civic Address: 28650 and 28702 104th Avenue
Maple Ridge, BC
13
704th Avenue
0
Lot 2
3651
Lot 3
287 Street
r14.00O
4
Rem S 4/ 1/4
Sec 10 TP 15
k
' 944
,y1�k�•r•`;ti
r ,Y02•�2'
3438'
r—
h I Dwelling _
Z S
Proposed Lot 1
20006.9 m2
Septic
168666
X01
200.523
CSeptic
Lot 4
Proposed Lot 2
20006.9 m2
112.036
PAPER SIZE. 11"x17"
SCALE 1: 1000
50
100 m
Rem NE 1/4 Sec 4 TP 75
Langley Indian Reserve No. 2
Terra Pacific Land Surveying Ltd.
22371 St. Anne Avenue, Maple Ridge, BC
Tel: 604-463-2509 Date: September: 5, 2014
RECE1Vt!7
Fie: MR14 022�b sk4
SEP - 5 2014
MAPLE RIDGE
PLANNING. DEPARTMENT
4I
MAPLE RIDGE
British Columbia
Deep Roots
Greater Heights
TO:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: October 6, 2014
and Members of Council Committee of the Whole
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended August 31, 2014
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 August 31, 2014 now be approved.
GENERAL $18,609,843
PAYROLL $ 2,013,733
PURCHASE CARD $ 77.973
$20,701,549
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
• Downtown Maple Ridge Business - 50% BIA remittance
• G.V. Water District - Water consumption May 7 to June 3/14
• G.V. Water District - Water consumption June 4 to July 1/14
• Imperial Paving - 2014 paving program
• Machinex Recycling Service Inc. - Recycling baler system
• Ridge Meadows Recycling Society - Monthly contract for recycling
• The municipality acts as the collection agency for other levels
agencies. The following collections were remitted in August.
1. Albion Dyking District - 2014 collections
2. G.V. Sewerage & Drainage - 2014 requisition
3. G.V. Regional District - 2014 requisition
4. Road 13 Dyking District - 2014 collections
5. South Coast BC Trans Authority - 2014 requisition
6. Tretheway Edge Dyking District - 2014 collections
d) Policy Implications:
151,650
497,532
707,225
561,629
154,702
169,721
government or
$ 194,153
$ 5,246,853
$ 857,871
$ 127,670
$ 5,549,289
$ 28,040
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended August 31, 2014 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
Approved by: Trevor Thompson, BBA, CGA
Manager of Financial Planning
Approved by: Paul Gill, BBA, CGA
GM - Corporate & Financial Services
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
gmr
VENDOR NAME
0946235 BC Ltd
Albion Dyking District
Alouette River Management Soc
Ansan Industries Ltd
Aplin & Martin Consultants Ltd
BC Hydro
BC Hydro & Power Authority
BC SPCA
Boileau Electric & Pole Ltd
Bryco Projects Inc
CUPE Local 622
C&C Trucking Limited
Canada Pipe Company Ltd
Chevron Canada Ltd
Cobing Building Solutions
Co -Pilot Industries Ltd
Coutts Pulver LLP
Downtown Maple Ridge Business
Farm -Tek Turf Services Inc
Fred Surridge Ltd
Fricia Construction Inc
Genesis Janitorial Service Ltd
Gr Vanc Sewerage & Drainage
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - AUGUST 2014
DESCRIPTION OF PAYMENT
Roadside mowing
2014 collections
2014 service grant
Traffic control
Downtown improvement - Lougheed Hwy from 224th to 226th
Road improvements - engineering design services
Electricity
Pole line removal at 119 Ave (226th to 227th)
Contract payment
Maintenance: 225 St pump station
Antenna @ Anderson Creet
Banners
Backflow prevention
Conduit repairs @ Brooks Ave
Firehalls
Library
Municipal Hall
Museum
Operations
Randy Herman Building
South Bonson Community Centre
Street Lights
Thomas Haney tennis courts
Seismic upgrade Rothsay reservoir at 256 St
Dues - pay periods 14/15, 14/16 & 14/17
Soil removal overpayment refund
Inventory pipes & gaskets
Gasoline & diesel fuel
HVAC maintenance & installation:
Firehalls
Municipal Hall
Pitt Meadows Familiy Rec Centre
Randy Herman Building
South Bonson Community Centre
Gravel & dump fees
Professional fees - general employment matters
50% BIA remittance
Sand spread on park fields
Waterworks supplies
Albion foot bridge replacement
Janitorial services & supplies:
Firehalls
Library
Municipal Hall
Operations
Randy Herman Building
RCMP
South Bonson Community Centre
2014 requisition
Transfer station waste disposal
16,249
11,018
28,413
472
3,082
4,805
333
570
361
2,024
291
662
99
194
970
252
789
496
234
25,667
316
3,220
4,809
2,371
2,754
3,341
2,480
3,959
AMOUNT
31,742
194,153
20,000
24,041
27,267
136,638
55,969
27,925
42,528
20,935
39,631
16,435
17,811
90,019
27,502
17,793
17,807
151,650
40,387
15,539
47,269
22,934
5,246,853
951 5,247,804
Greater Vanc Water District
Greater Vancouver Regional Dis
Imperial Paving
Kanaka Education & Environment
Lafarge Canada Inc
Machinex Recycling Service Inc
Manulife Financial
Maple Ridge & PM Arts Council
Maple Ridge Lawn Bowling Club
Medical Services Plan
Municipal Pension Plan BC
Newlands Lawn & Garden Mainten
Pacific Ace Sports Surfaces
Panorama LMS4011
Parsons Inc (Delcan Corp)
Plan Group Inc
Pro -Line Fence Ltd
Property Owners
R A Malatest & Associates Ltd
Receiver General For Canada
RG Arenas (Maple Ridge) Ltd
RGH Pacific Emergency Services
Ricoh Canada Inc
Ridge Meadows Recycling Society
Road 13 Dyking District
Sentis Market Research Inc
South Coast BC Trans Authority
Tetra Tech EBA Inc
Trans Western Electric Ltd
Tretheway Edge Dyking District
Warrington PCI Management
Young, Anderson - Barristers
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
Total Disbursements July 2014
Water consumption May 7 to June 3/14
Water consumption June 4 to July 1/14
Water sample analysis
2014 requisition
Mosquito control program
2014 paving program
Roadworks
2014 service grant
Roadworks material
Recycling baler system
Employer/employee remittance
Arts Centre contract payment
Program revenue Jul
Patio & retaining wall project
Employee medical & health premiums
Employer/employee remittance
Grass cutting
Alouette Park pathway
Belle Morse Park tennis courts
Cook Park basketball court
Strata fees Aug & Sep
232 Street bridge replacement - construction services
Security camera project
Hammond Stadium fencing & backstop
Land acquisitions - 128 Ave road dedication
Labour market study
Employer/Employee remittance PP14/15 & 14/16
Ice rental Apr & Aug
Curling rink caretaker Jun & Jul
Emergency traffic pre-emption system
Laserfiche document management system
Monthly contract for recycling
Weekly recycling
Litter pickup contract
Recycling station pickup
Roadside waste removal
Recycling conveyor design
2014 collections
Citizen surveys
2014 requisition
Pavement management study
Cottonwood landfill closure
Hammond Stadium playfield lighting
2014 collections
Advance for Tower common costs less expenses
Professional fees
PP14/16, PP14/165 & PP14/17
497,532
707,225
1,995
857,871
4,636
561,629
6,869
50,867
5,771
13,419
9,083
3,790
111,956
5,657
169,721
376
1,848
330
145
30,000
41,760
12,063
GMR
C:\Users\gannr.MAPLE_RI DGE\AppData\Local\Temp\14\Monthly_Council_Report_2014_200608\[Monthly_Council_Report_2014.xlsx]AUG'14
1,206,752
862,507
568,498
20,000
72,479
154,702
149,490
56,638
17,000
39,415
670,263
24,065
26,292
20,608
55,896
38,075
49,230
133,000
15,000
850,127
117,613
24,954
64,006
202,420
127,670
17,955
5,549,289
53,823
21,458
28,040
50,187
23,711
17,644,939
964,904
18,609,843
2,013,733
77,973
20,701,549
MAPLE RIDGE
British Columbia
Deep Roots
Greater Heights
TO:
City of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
FROM: Chief Administrative Officer
SUBJECT:
DATE: October 6, 2014
MEETING: Committee of the Whole
Capital Improvement Program Update
2014-2018 Financial Plan Amending Bylaw 7106-2014
EXECUTIVE SUMMARY:
Council approved the 2014-2018 Financial Plan on May 13, 2014. This Capital Improvement Plan is
being updated and is in alignment with the property taxes approved by Council. The Capital
Improvement Program has been updated to advance higher priority projects and to reflect
amendments made by Council through Resolutions when tenders were awarded. The Capital
Improvement Program changes respect the funding parameters set by Council and have no impact
to the property tax increases in the existing 2014-2018 Financial Plan Bylaw.
The most significant updates include the addition of the proposed Leisure Centre pool renovations in
2015 and the widening of 128 Ave. to four lanes from 210 to 224 Street, in 2015 and 2016.
The changes to the Capital Improvement Program require an amendment to the 2014-2018
Financial Plan Bylaw. The Financial Plan amendment also reflects operating cost updates since May.
RECOMMENDATION(S):
That Bylaw No. 7106 - 2014 be given first, second and third readings.
DISCUSSION:
a) Background Context:
In December of 2013, the 2014-2018 Business Plans and an overview of the financial plan
were presented to Council at public meetings. Business Plans from all areas including the
Capital Improvement Program and the 2014-2018 Financial Plan Overview Report were
provided and the 2014-2018 Financial Plan Bylaw 7043-2013 was adopted in January of
2014. The business plans, report, presentations and bylaw are available on our website.
In May 2014, the 2014-2018 Financial Plan was amended, through Bylaw No. 7076-2014, to
reflect the revenues associated with the 2014 property value assessments and to include
capital and operating projects that were approved in the 2013 budget and not yet complete. A
commitment to the 2015 property tax increase and 2015 operating budgets were also
confirmed at this time.
1132
In this amendment, the Capital Improvement Program has been updated to include the
renovation to the Leisure Centre pool, to advance higher priority projects and to reflect the
amendments to the Financial Plan based on Council Resolutions made when contracts were
awarded. The changes respect the funding parameters set by Council and have no impact to
the property tax increases in the existing 2014-2018 Financial Plan Bylaw. The changes to the
Capital Improvement Program require an amendment to the Financial Plan Bylaw. The Capital
Improvement Program project list is included as an appendix to this report and includes work-
in -progress (WIP) projects approved in previous years. These WIP projects and previously
approved 2014 projects may already be complete or well underway.
The Financial Plan amendment also reflects operating cost updates since May of 2014. The
updates to operating budgets are not increases to service levels however they do reflect
updated costs of contracts.
b) Financial Plan Implications:
The proposed Financial Plan is amended as follows:
1. The 2014-2018 Capital Improvement Program has been updated to better align to
current priorities and tenders awarded. The amendments have no impact to General
Revenue or property tax revenue requirements with all changes being accommodated
through existing funding parameters. The updated Capital Improvement Program is
included as an appendix to this report.
The key changes include:
• Leisure Centre Pool Renovation
Council received a report on July 21 on the Leisure Centre Lifecycle update. This
project will be discussed in greater detail in a report from the Parks and Leisure
Department. The funding strategy is reflected in this Financial Plan amendment.
Council will be asked to approve the work prior to any expenditures and prior to the
work being tendered. The cost estimate, with contract and inflationary
contingencies, is estimated to be $5.5 million. Ideally, this project would be funded
through funds accumulated in the Facility Maintenance Reserve. However, we are
relatively early in the process of funding infrastructure replacement so that facility
infrastructure funding, while increasing each year, is not currently funded at a level
adequate to have built up the funds to cover a project of this size. The reserves for
building infrastructure can fund $1.7 million now and repay the balance over the next
5 years with Capital Works Reserve providing the funds in the interim.
• 128 Ave. (210 to 224 St.)
Widening 128 Ave. from 210 to 224 Street to four lanes has been advanced to 2015
and 2016. Advancing this work takes advantage of the works being done by the
region for the new water main providing less disruption to the area and reducing
some costs. The construction of this stretch of road, including intersection
improvements, totals $10 million. The majority of this project is funded by
Development Cost Charges, the Gas Tax funding for the next three years, Translink
funding and General Revenue Surplus of $300,000 has also been committed to this
project.
2
• 203 St. (Lougheed to Golden Ears Way)
This project has been advanced to 2015 with the majority of the funding being
Development Costs Charges.
• Lougheed Hwy. (224 to 226 St)
The improvements to this section of highway are largely funded through General
Revenue Surplus. This project is now scheduled for 2016 allowing for the
advancement of other projects. This will allow more time to accumulate surplus to
fund this project while allowing the other higher priority projects that are leveraged
with development funds to proceed.
• Other General Revenue Surplus funded projects in 2015 include: $50,000 for
Dewdney Trunk Rd. and 256 St. intersection improvements design work, $100,000
for hydrological work at the city -owned gravel pit and partial funding of $145,000 for
a project totaling $700,000 to improve Selkirk Ave. (225 to 227 St.).
2. Labour costs have been updated to reflect contract settlements. As well financial impact
of the contract with Multi Material BC (MMBC) has been included. Revenue from MMBC
has been increased by $180,000 per year (prorated to mid-May 2014) for commodities
that are dropped off at the depot. The Ridge Meadows Recycling Society (RMRS)
contract has been increased by same amount to compensate for this commodity revenue
that they previously received. In addition, for 2014, a payment of $40,264 has been
added to compensate RMRS for one time start-up costs to ensure compliance with the
MMBC contract. All revenues in excess of expenses will be transferred to the Recycling
Reserve. We will review this area in 2015, as we gain more experience with MMBC.
The 2014-2018 Capital Program was presented to Council during the business planning
deliberations in December of 2014. Many of the key projects highlighted below were
presented to Council at that time. The complete listing of projects is included in Appendix
A. This listing includes projects that were previously approved. Funding for these previously
approved projects was set aside in reserves or in the case of debt financing, authorized to
ensure the funds are available to complete the projects. Many of the projects included in
2014 are either complete or well underway. This Capital Improvement Program continues to
respect the funding levels (i.e. property tax increases) approved by Council. Comments on
the significant projects in each category follow:
Government Services
• Infrastructure upgrades to the Operations Centre Yard and Buildings are planned in
2014 totaling $1.5 million funded through the Capital Works Reserve.
• It is anticipated that the City will divest itself of the property owned between 226 and
227 Street and will look to purchase other strategic land. Any such sale and
repurchase will be subject to Council's approval.
Technology
• The most significant projects include $500,000 for the Document Management
Software implementation which is currently underway.
• Equipment Purchases replacing existing hardware is funded through the Equipment
Replacement Reserve with the annual budget varying depending on what is due for
replacement.
3
• There is a significant investment in the Fibre Optics Network planned with $1 million
being added in 2014, funded through the Capital Works Reserve and subject to
Council's approval on specific approach to the strategic investments. The
investments in technology are largely service advancements and new software or
functionality but also include investment in the network and other technology
infrastructure requirements.
Protective Services - Fire
• The construction of Fire Hall #4 is included in the 2014 budget and is primarily
funded through debt with payments to be made by the Fire Department Capital
Acquisition Reserve.
• In 2016 there are two new vehicles and some equipment required for Fire Hall
#4. This new equipment is also funded through the Fire Department Capital
Acquisition Reserve. The replacement of vehicles and other equipment, typically
prescribed based on age, is funded through the Equipment Replacement Reserve for
the Fire Department.
Protective Services - Police
• The majority of the capital projects are for office furniture and minor
renovations. Capital improvements in the RCMP Detachment are cost shareable with
Pitt Meadows proportionately based on population.
• The RCMP Forensic Lab renovations for the regional integrated unit leasing space
from the City in the Randy Herman Public Safety Building were paid for by the RCMP.
Park Acquisition
• The majority of the park purchases are funded through Development Cost Charges.
• The Cemetery expansion is funded through debt with the intent of plot sales being
used to repay the debt.
Park Improvements
• Similar to the park acquisitions the majority of park improvements are funded
through Development Cost Charges.
• The Sports Field Renovations at Hammond Stadium is funded through General
Revenue, Gaming Revenue and Grants.
• Whonnock Lake improvements to entrance road, parking, paths and beach area are
also included in 2014.
Recreation Services
• The Leisure Centre Pool renovation of $5.5 million has been included and is
discussed earlier in this report under Financial Plan Implications.
Drainage
• The Lower Hammond Pump Station is grant funded with funding already secured.
• The ISMP (Integrated Stormwater Management Plan) Watershed Review is required
work spanning three years that is funded through the Drainage Levy and General
Revenue. Drainage maintenance work is largely funded by the Infrastructure
Sustainability Reserve.
4
Highways (Roads)
• Development Cost Charges (DCCs) play a large role in funding the road infrastructure
that is required due to new development.
• 2014 includes a budget of $4.88 million for the 232 Street Bridge over the North
Alouette River (completed).
• Road and Drainage Improvements on 240 Street (Lougheed - 104 Ave) with a
budget of just over $5.2 million is funded primarily through DCCs.
• The widening of 128 Avenue to four lanes from 210 to 224 Street has been
advanced and is now budgeted in phases in 2015 and 2016 for a total cost of $10
million.
• The improvements to 203 Street have also been advanced and are budgeted in
2015 at about $4 million.
• The improvements to Lougheed Highway from 224 to 226 Street have been delayed
one year to 2016. It is largely funded by General Revenue Accumulated Surplus,
$2.4M.
• Other items in this area include Equipment Purchases for replacing equipment in the
fleet which is funded through the Equipment Replacement Reserve and the Road
Rehabilitation Program which is funded through the Infrastructure Sustainability
Reserve.
Sewer
• The Sewer utility is largely the funding source for these works with Development Cost
Charges totaling less than $800,000 over the full five year plan. The majority of the
projects relate to maintenance and rehabilitation.
Water
• There is some work on upgrading Pump Stations and Reservoirs in addition to
rehabilitation and upgrade programs. In 2018 the 263 Street pump station
construction is budged at just over $1 million.
• Included in the operating budget are payments to the Greater Vancouver Water
District for the Maple Ridge share of Regional Water Improvements.
c) Desired Outcome:
A Financial Plan that accurately reflects the planned expenditures and methods of funding
and is consistent with corporate strategic plans, policies and Council direction.
d) Strategic Alignment:
All departments' Business Plans are prepared using the Business Planning Guidelines.
These guidelines are reviewed and amended annually in consultation with Council. The
Financial Plan reflects Council's Strategic Financial Sustainability Policies and Infrastructure
Funding Strategy.
Several master plans that include infrastructure and capital investment have been updated
recently. The financial implication of the work identified and the priority and resulting
sequencing have yet to be worked into the Long Term Capital Improvement Program. For
example, the draft Transportation Plan calls for significant investment and the financial
capacity to fully fund the items identified does not exist in the next five years.
5
e) Citizen/Customer Implications:
This proposed Financial Plan amendment does not change the planned property tax
increases. The amendments to the Capital Improvement Program will advance several
higher priority projects. The implications of the Leisure Centre pool renovation will be
discussed in greater detail in a report from Parks and Leisure Services.
f) Statutory Requirements and Policy Implications:
The Financial Plan has been prepared in accordance with statutory requirements and
Municipal financial policies. As required by the Community Charter, the Financial Plan Bylaw
includes: disclosure of the proportions of revenue proposed to come from various funding
sources, the distribution of property taxes among property classes, and the use of permissive
tax exemptions.
For this amendment to the Financial Plan an advertisement will be placed in the local paper.
g) Alternatives:
In the event that this bylaw is not adopted, the City is not authorized to make any
expenditure other than those identified in the 2014-2018 Financial Plan Bylaw No.7043-
2013.
CONCLUSIONS:
The Financial Plan is a multi-year planning, reviewing and reporting tool that represents Council's
vision and commitment to providing quality services to the residents of Maple Ridge. The Plan
provides a forecast of the financial resources that are available to fund operations, programs and
infrastructure for the five year period.
* original signed by Trevor Thompson *
Prepared by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
* original signed by Paul Gill *
Approved by: Paul Gill, BBA, CPA, CGA
General Manager, Corporate & Financial Services
* original signed by Frank Quinn *
Approved by: Frank Quinn, MBA, PEng.
General Manager, Public Works & Development Services
* original signed by Jim Rule *
Approved by: Kelly Swift, MBA
General Manager, Community Development, Parks & Recreation
* original signed by Jim Rule *
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
6
CITY OF MAPLE RIDGE
APPENDIX A: CAPITAL IMPROVEMENT PROGRAM 2014-2018
BY FUNDING SOURCE 2014 2015 2016 2017 2018
Capital Works Reserve
Core Development
Critical Infrastructure Reserve
Debt
Development Cost Charges
4,240 3,792
- 300
208
7,095
27,122 13,596 5,363 7,075 5,631
Drainage Improvement Levy
Equip Replacement Reserves
Facility Maintenance
Fire Dept Capital Reserve
Gaming
340 730 933 220 170
5,619 2,722 3,092 1,184 3,474
185 1,000
1,425 1,494
1,157 200 200 200 200
General Revenue
Grants, LAS, 3rd Parties
Infrastructure Sustainability Reserve
Land Reserve
Parkland Acquisition Reserve
2,550 3,228 2,685 2,989 2,891
5,702 1,809 1,282 1,353 1,038
3,094 2,324 2,794 3,930 4,151
4,250
200 200 200 200 200
Police Services Reserve
Recycling Reserve
Reserve for Committed Projects
Reserve for Sewer Committed Projects
Reserve for Water Committed Projects
283 24 19 16 152
1,382 255 290 40 40
5,763
2,429
1,308
Sewer Capital
Surplus
Translink
Water Capital
Total Capital Program
730 657 1,315 627 1,223
117 595 2,400
300 1,300
1,555 1,429 1,340
1,270
2,422
72,297 39,112 23,213 19,103 21,593
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
7
Projects with an asterix (*) feature an external funding source (grants, contribution from others)
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Government Services
Aerial Topo Survey & Mapping
Development Equity & Zoning Plans
Downtown Safety Improvements
Environment Sensitive Area Implement
16
21
9
100
Equip Purch - Emergency Program 22
Equip Purch - Licenses Permits Bylaws Vehicles 74
Equip Purch - Racking Fixtures Storage 20 20 20
Minor Capital 38
Minor Capital - City 120 100 - 100 100
Minor Capital - Engineering 15 15 15 15 15
Minor Capital - Gen Govt 64 15 15 15 15
Minor Capital - Town Centre 80 100 100 100
Operations Centre Yard & Building Improvements 1,500 - - -
Recycling - Baler & Conveyor* 835 - -
Recycling - Bin Toppers for Depot 72
Recycling - Collection Bluebox/Bag 40 40 40 40 40
Recycling - Collection Totes 65 - -
Recycling - Conveyor Belt (D/O LTC 8223) 65
Recycling - Dual Tipper - - 250
Recycling - Hydraulic Collection Truck 250
Recycling - Land Purchase & Improvements 510
Recycling - Scale 40
Recycling - Upgrades & Service Life Ext on Trucks - 150
Strategic Land Purchases - 4,250
Government Services 3,792 4,755 440 270 270
Technology
Amanda Projects
Automated Data Collection - Engineering
81
13
Blaney Coho & Council IT Improvements 197
Build Up Test & Development Environment
Cable Plant Upgrade: Leisure Centre 90
Cable Plant Upgrade: Operations 90
Capital Reporting Module (Hyperion) 34
25
Capital Works Program Replacement Study 45
City Green Software 5
Document Management Requirements 75
Document Management Software 500
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
8
`sre1Jive1uu6i1I►[eIa'&1 l[s]►I1,14:91:]I2IIs]0 4sFEEMP4sFIIMMO VAWAI)�:�
Technology (cont.)
Document Processing Phase 1B
93
Document Processing System Phase 2
EOC Technology Upgrades
Equip Purch - Info Serv*
Equip Purch - Wireless Data System
Equip Replacement - Info Sery
82
13
351 391 570 290 832
22
137
Exchange Upgrade & Outlook Archiving 17
FH#2 Connectivity (Data/Voice) 13
Fibre Optic Network - Fire Hall #4 Phase 4 50
Financial Systems Study 33
Financials/Asset Management Phase 1 - 500
Financials/Asset Management Phase 2
Fleet Management Software
Flexpod - Virtual Hardware
GIS - Mobile
GIS Infrastructure Package
70
100
25
500
75
Implement Virtual Desktops
Infrastructure Growth
IS Server Room - AC Upgrade
IT Disaster Recovery Infrastructure
IT Fibre DTR - 248 St Interconnection
50
153 50 50 50 50
19 - -
97
600
IT Fibre GVRD WM Refurbishing
IT Fibre Optic Network (various)
IT Website Redesign Phase 2
Legacy Program Replacement - Interface
Management Reporting Software Phase 1
400
200
52
13
72
Management Reporting Software Phase 2
Microfiche readers 31
Migrate Oracle to SQL 204
Minor Capital - Technology 101
Mobile Application Development
40
25 25 25 25
Monitoring & Capacity Planning
Networking Testing Equip
Online Fire Inspections
Online Realtime Apps for Licenses Permits Bylaws
Performance Management Software
13
35
30
100
32
Place/Replace Mobile in Vehicles 30
Proj Management Job Cost Study Phase 2 47
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
9
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Technology (cont.)
Ross HR System Improvements
Secure Mobile Devices
Server Room Upgrade - Racks
51
10
21
Strategic Plan 42
Tablet/Mobile Application for Citizens 24
Tablet/Mobile Application For Citizens Phase 2 25
Upgrade Crystal Reports 35
Upgrade Network Infrastructure 225
User Logon Enhancement
Video Production / Conferencing
Virtual Desktop
Voting Software
Web Security Infrastructure [F5]
20
70
43
100 -
69 - -
Website Payments 54
Website Rebuild 31
Wireless Hardware & Software 41
Wireless Infrastructure
- 25
Technology 4,608 676 979 1,035 1,525
Protective Fire
Equip Revitalization - Engine 2 3
FD Vehicle E-32 E -One Replacement (Tender 3)
FD Vehicle R3 -F550 (R2) Replacement
110 -
- 450 - -
500
FD Vehicle Tender 1 Replacement - - - 500
FD Vehicle Tower 1 Replacement - - 1,500
FDM Asset Management Module - 40 -
FH#1 FH#2 - Exhaust System 50
FH#1 Operational Support Unit 932
FH#2 Engine 2 Replacement (Tender 2) 523 -
FH#3 Expansion Study 20 -
FH#3 Generator 50 -
FH#4 Engine New - 625
FH#4 Equip Purchase - 270
FH#4 Firehall
FH#4 Protective & Safety Equip
FH#4 Tender 4
FH#5 Land Acquisition
Lock Box Key Security System
6,387
350
8
84
475
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
10
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Protective Fire (cont.)
Rescue 2 Replacement Quint 3
SCBA Upgrade
1,080
681
Protective Fire
10,082 1,944 1,500 110 1,000
Protective Police
Chair Replacement - General Office*
Chair Replacement - Hilton Haider*
Chair Replacement - SEU GIS*
Desk Replacement - General Duty*
Desk Replacement - YRO Traffic*
25
20
30
20
- 40
Desk Replacement - YRO Traffic* 5
Front Counter Kiosk Expansion* -
Randy Herman Lunchroom Furniture* -
RCMP - CCVE Upgrade* 105
RCMP - File System Exhibits Records* 180
150
5 - -
RCMP - Forensic Lab Renovation* 402
RCMP - Interview Room & GIS Relocation* 23
RCMP - Work Yards Storage Fence 14
Protective Police 754 30 25 20 190
Park Acquisition
223 St St Anne Park Acquisition
Boundary Park (201/123) Phase 2
Cemetery Expansion
950
1,095
600
Greenbelt Acquisition
Haney Nokai Park Phase 2 - Acquisition 1
Haney Nokai Park Phase 2 - Acquisition 2
Park (221/119) Lot 4
Park (241/112) Lot 2
200 200 200 200 200
420 - - -
400
1,853
450
Park (248/108) Lot 2 3,077
Silver Valley Neigh Park Acq A -Nelson's Peak 470
Silver Valley Neigh Park Acq B 627
Silver Valley Neigh Park Acq SE H 2,217
Silver Valley Neigh Park Completion - Acquisition 1 400
Silver Valley Neigh Park Phase 1 - 1,683
Smart Growth Park Acqusitions - - - 2,250
Whispering Falls Park (264/126) - - - 1,161 -
Park Acquisition 11,709 2,483 650 1,361 2,450
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
11
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Park Improvement
Albion Park (Washroom Facility)
Albion Sport Complex - Lighting
Aquatic Weed Harvester for Whonnock Lake
BMX Skills Development Area (Albion)*
20
10
304
200
Computerized Irrigation Control System 50
Cottonwood E Park Dev-Firefighters Park 319
Equip Purch - Parks/Rec Vehicle 30 - - 70
Haney Nokai Park Improvement - 360
Intergenerational Garden
- 35
Maple Ridge Library Signage 27
Minor Capital - Gen Rec 30 30 30 30 30
Park Development (231/137) 360 - - -
Park Development (232/132) 202 - - -
Park Development (241/104) 360 - - -
Park Development (241/112) -
Park Development (248/108)
Parking Lot Paving Thomas Haney Tennis Court - 50
Public Library Cameras 20
Raymond Park Development - 380
- 360
360
Sport Field Misc Capital (Turf Reserve)* 41
Sport Field Renovations -Hammond Stadium 1,032
Trail Bridge Replacements (3) 103
Trail Counter / Interpretive Sign Tech - - - 25
Whonnock Lake Phase 1 Entrance Road 235 - -
Whonnock Lake Phase 2 Parking 290
Whonnock Lake Phase 3 Path/Light 297
Whonnock Lake Phase 4 Beach/General 356
Whonnock Lake Phase 5 Washroom Facility - - 624
Youth Action Park Albion - 750
Park Improvement 3,376 1,171 980 1,469 425
Recreation Services
Arts Centre - Telephone System*
Bouldering Rock Wall
16
- 30
Events - Portable Hot Water Sink 5
Leisure Centre - Pool Renovation - 5,500
Leisure Centre - Pool Security Gates 25 -
Leisure Centre - Spin Studio Ceiling Rem 30 -
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
12
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Recreation Services (cont.)
Leisure Centre - Storage Lockers
22
Scooter Play Park
75
Recreation Services
98 5,530 75
Drainage
287 St (Storm Main @ Watkins - Study) 75
288 St (Storm Main @ Watkins Sawmill) 250
Culvert Replacement Program 200 200 200 200 200
Ditch Enclosures 20 21 21 21 21
Donovan Ave @ 21530 174
Drainage CCTV Program 87 87 87 87
Drainage Upgrade Program 435 100 266 508 523
Flood Abatement N Alouette 184 100 - 100
ISMP Watershed Review 350 350 250
Local Area Service - Drain* 250 250 250 250 250
Lower Hammond Pump Station 603 - - -
Rainbow Cr. Culvert Upgrade (@ Kanaka) 200
Storm Sewer Connections 22 23 23 23 23
Stormwater Runoff & Stream 240 130 120 70 70
Drainage 2,554 1,360 1,317 1,410 1,275
Highways
102 Ave @ 241 Acquisition
104 Ave (240 - 244) + 600
104 Ave (240 - 244) ++ 142
104 Ave Ped Connect (245 St) Phase 2 630
545
112 Ave (60M W 236-236)*
116 Ave (Lougheed - 232)
116 Ave Urban Road Upgrade 203 to Warsley
118 Ave (230 - 231)*
119 Ave (226 - 227)
25
105
443
50
148
121 Ave @ 214 St -Pedestrian improvements* 9
122 Ave (216 - 224) Lights 88
122 Ave (216-222) Phase 2 Road & Drainage 59
122 Ave (221 - 224) - - 850 -
128 - 216 Intersection Improvement - 682 - -
128 Ave (210 - 216)
128 Ave (210 - 216) Design
- 5,318
233 -
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
13
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016
201
2018
Highways (cont.)
128 Ave (216 - Abernethy)
128 Ave (228 - 200M East 232)
132 Ave (232 - 235) -Fern Crescent
988
- 4,000
132
136 Ave (224 - 400M E 224)
136 Ave (224 - 400M E 224) Design
203 St (Lougheed - Golden Ears Way) - 3,912
203 St (Lougheed - Golden Ears Way) Design 404 -
203 St @ Lougheed Intersection Upgrade 228 -
95
207 St S of Lougheed
224 St (122 - Abernethy)
224 St (Abernethy - 132)
224 St @ 124 Ave Intersection Safety
224 St @ 132 Ave (N Alouette Bridge)
210
138
154
- 2,823
142
224 St @ 132 Ave (N Alouette Bridge) Design
224 St General Improvements -Lighting*
228 St (12100 Block)*
232 St (132 - Silver Valley Rd) Sidewalk
232 St @ Dogwood Ave Urban Treatment
28
270
250
6
50
232 St Bridge (N Alouette River) 4,880
232 St Ped Conn (Lawn Bowl -N Cottonwood) -
23513 Larch Ave - Road Dedication 35
240 & 112 Traffic Signal* 60
240 St (Lougheed - 104) - Road & Drainage 5,211
35
240 St DTR Intersection Alignment
240 St Signal R Turn To E Bound
241 St (230M S 112 - 112)
241A St (100M S 102-102)*
244 St (50M S of 104 - 104)*
10 40 200
50
100
50
290
245 St (104 - 220M N 104)*
256 St @ Dewdney Trunk Intersection Upgrade (Design)
287 St Bridge Replacement
Abernethy (210 - E Blackstock) Acquisition
Abernethy Way Multi Use Path Phase 3
26
1,882
900
50
200
Abernethy Way Phase 2 - Intersection Improv 168 - - -
Access Culverts 28 29 29 30 30
Bikeway Program 161 50 50 50 50
Bridge Repairs Struct Upgrade 301 150 150 150 150
Brown Ave Acq. Land (@ Dunbar St) - - - 299
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
14
CAPITAL LISTING BY SECTION & DESCRIPTION
201
2015
201
2017
201
Highways (cont.)
Dewdney Trunk @ 238B St
Dewdney Trunk @ Burnett Traffic Signal
Dewdney Trunk @ Kanaka Cr Bridge
Downtown Improv - Lougheed 224 - 226
Edge St Ped Connect N of Dewdney
- 350
488 - 4,000
250
200
277
Edge St Ped Connect N of Dewdney (Design) 25 - -
Edge St Ped Connect S of Dewdney 532 - -
Emergency Traffic Pre-Empt 50 50 50 50 50
Equip Purch - Fleet 2,142 1,881 1,022 784 1,642
Equip Purch - Fleet- Radio System Replace 250 -
Equip Purch - Upgrade SA to TA Dump Unit Sander
Fern Crescent (236 - 240)
Fern Crescent (240 - 244)
Gravel Study Phase 1
GVTA Special Project #7
50
99
50 100
394
100
Illuminated Street Signs Program 17 10 10 10 10
Intersection Upgrade 23
Kanaka Way 234A Traffic Circle 257
Kanaka Way Road Improvements (23800 Block)* 95
Laity St Bike Lane (DTR to Lougheed) 100
Lane E 207 (Camwood - 100M N Camwood)* 5 - -
Larch Ave (Balsam - 236) 48 - - - -
Larch Ave Road Extension 223 - -
LAS 20000 Block Hampton - R D S W* 800 - -
Local Area Service - Road* 250 250 250 250 250
Lorne Ave Sidewalk Phase 2
Lougheed (203 - 222) Street Lighting
Lougheed 228 St Access Signal Improv
Lougheed Hwy Cycle Track Laity -216
Maple Meadows Way @ CPR Crossing Improv
388
269
460
626
12
Material Storage Site (26100 130 Ave) 75 - -
McFarlane Ave (Graves - 209) Lighting* 23
Owens (200M N Camwood-Lougheed)* 14 - -
Pavement Management 150 - -
Ped Safety/Access Improv 218 90 90 90 90
Princess St (Wharf - Lorne)
Private Driveway Crossings
River Rd Sidewalk (Darby - Carshill)
129
37 37 37 38 38
250
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
15
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Highways (cont.)
River Rd Traffic Corridor Improvements
Road Rehabilitation Program
- 750
1,085 1,257 1,446 1,933 2,961
Road Resurfacing Program
Royal Cres @ 100M S Lougheed*
Selkirk Ave (225 - 227)
Sidewalk Replacement
Silver Valley Ped & Road Improv
269
25
700
134 90 90 90 90
43
Skillen Urban Road Upg Wicklund to 123 - - 25
Streetlight Pole Replace Program 69 50 50 50 50
Subdivision E-08-015-1019 104Ave&242B* 83
Thermoplastic Marking - 50 50 50 50
Traffic calming Program 275 - 50 50
Traffic Signal Replacements
138 90 90 90 90
Traffic Signal Upgrades / Alterations 30 325
Highways 28,541 15,211 13,271 9,383 8,809
Sewer
136 Ave (230-231)
138 Ave (236 - 150M East Of 236)
223 Street North Ave to St. Anne
225 St PS / River Rd FM Capacity Upgrade Study
225 St Pump Station Building Upgrades
29
29
- 278 - -
85
- 58
225 St Pump Station Upgrade 325 - - -
225 St Sewer P/S Overflow Station Mods - - 600
256 Sewer Extension to Corrections 581 - -
Backflow Preventers @ Sewage P/S 25
Cottonwood Dr (115 - 116) - - 61
Generators @ Riverbend & Cottonwood
I&I Reduction Program - Areas A K
Inflow Infiltration Monitoring
Local Area Service - Sewer*
P/S Elimination at 240 and 113
14
150
150
250 250 250 250 250
30 - -
Private Sewer Connections 92 93 95 97 97
River Rd @236 (LTC6152 ext) - Sewer Water 480
River Rd McKay Ave to W/O 236 450
River Rd Pressure Sewer Condition Assessment - 65 - -
Sanitary CCTV Program - 70 70 70 70
SCADA Replacement Program
66 66 66 66 66
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
16
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015
2016 2017
201
Sewer (cont.)
Sewage System Rehabilitation
South Slope Interceptor Repair
747 288 288 288 288
400
Sewer
3,609 1,197 1,064 799 1,370
Water
124 Ave (241 - Ansel) WM Replacement
128 Ave Supply Main (235 - 238)
133 Ave @ 244 St PRV
136 Ave (236 - 240)
510
778
807
108
136 Ave (Foreman - McKercher)
136 Ave @ 235 St PRV
141 Ave @ 232 St PRV
224 St (122 - 124) WM Replacement
236 St (Fern Cres - 132)
200
173
- 100 - -
291 - -
- 75
244 St (102 - 102B)
248 St (108 - 112)
256 Street Reservoir Relocate Watermain
263 P/S Phase 1 Design
263 P/S Phase 2 Construction
370
54
636 - -
235 -
- - 2,060
270A St Reservoir Phase 1 - - 183 -
270A St Reservoir Phase 2 - - - 1,647
AnseII St (124 - 125) - - - 230
Bulk Fill Water Station 90
Equip Purch - Upgrade Truck Replacement to F550 14
Flowmeter Installation @ PRVS 29
Foreman Drive @ 232 Street PRV - - 56 -
Local Area Service - Water* 250 250 250 250 250
Private Water Connections 182 185 188 192 192
PRV Capacity Upgrade - 240 at DTR 250 -
PRV Upgrade Program 75 - 50 50 50
Seismic Upgrade - Rothsay Reservoir @ 256 St 376 - - -
Seismic Upgrade Program 150 150 150 150 150
Seismic Upgrade Pump Stations 308 -
Silver Valley Reservoir 150 3,300
Silver Valley Reservoir Detailed Design 150 - - -
Water Meter Specs Design Criteria Study 20 - - -
Water Metering Cost Benefit Analysis 15 - - -
Water Pump Station Upgrades 60 60 60 60 60
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
17
CAPITAL LISTING BY SECTION & DESCRIPTION 2014 2015 2016 2017 2018
Water (cont.)
Water Security Improvement
146
Watermain Replacement Program
Watermain Replacement Program Prioritization
309 300 300 300 300
30
Water
3,174 4,755 2,987 3,170 4,279
Total Capital Program
72,297 39,112 23,213 19,103 21,593
2014 projects show budgeted amounts, include work -in -progress, projects approved in prior years budgets, as well as 2014 approved
projects. The projects listed in 2014 may already be complete or well underway
18
CITY OF MAPLE RIDGE
BYLAW NO. 7106-2014
A bylaw to amend Maple Ridge 2014-2018 Financial Plan Bylaw No. 7043-2013
WHEREAS, the public will have the opportunity to provide comments or suggestions with respect to
the financial plan amendment;
AND WHEREAS, Council deems this to a process of public consultation under Section 166 of the
Community Charter;
The Council for the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as Maple Ridge 2014-2018 Financial Plan Amending Bylaw
No. 7106-2014.
2. Statement 1, Statement 2 and Statement 3 attached to and forming part of Maple Ridge 2014-
2018 Financial Plan Bylaw 7043-2013, as amended are deleted in their entirety and replaced by
Statement 1, Statement 2 and Statement 3 attached and forming part of Maple Ridge 2014-
2018 Financial Plan Amending Bylaw No. 7106-2014.
READ a first time the day of , 2014.
READ a second time the day of , 2014.
READ a third time the day of , 2014.
PUBLIC CONSULTATION completed on the day of , 2014.
ADOPTED the day of , 2014.
PRESIDING MEMBER CORPORATE OFFICER
ATTACHMENT: Statement 1, Statement 2 and Statement 3
Attachment to Maple Ridge 2014-2018 Financial Plan Amending Bylaw 7106-2014
Statement 1
Consolidated Financial Plan 2014-2018 (in $ thousands)
2014 2015 2016 2017 2018
REVENUES
Revenues
Development Fees
Developer Contributed Assets 16,500 16,500 16,500 16,500 16,500
Developer Cost Charges 17,814 14,233 6,002 7,715 6,273
Developer Specified Projects - -
Parkland Acquisition 200 200 200 200 200
Contributions from Others 3,232 1,244 1,251 1,253 1,276
Development Fees Total 37,746 32,177 23,953 25,668 24,249
Property Taxes 68,373 71,632 75,312 79,487 83,619
Parcel Charges 2,857 2,957 3,058 3,163 3,243
Fees & Charges 37,336 39,204 41,200 42,861 44,145
Interest 1,853 1,853 1,853 1,853 1,853
Grants (Other Govts) 5,390 4,524 4,991 3,759 3,421
Property Sales - 4,250 - -
Total Revenues 153,555 156,597 150,367 156,791 160,530
EXPENDITURES
Operating Expenditures
Interest Payments on Debt 2,240 2,439 2,304 2,165 2,081
Amortization Expense 19,391 20,124 20,929 21,766 22,637
Other Expenditures 108,425 97,472 101,071 105,809 109,792
Total Expenditures 130,056 120,035 124,304 129,740 134,510
ANNUAL SURPLUS 23,499 36,562 26,063 27,051 26,020
Add Back: Amortization Expense (Surplus) 19,391 20,124 20,929 21,766 22,637
Less: Capital Expenditures 67,232 39,112 23,213 19,103 21,593
Less: Developer Contributed Capital 16,500 16,500 16,500 16,500 16,500
CHANGE IN FINANCIAL POSITION (40,842) 1,074 7,279 13,214 10,564
OTHER REVENUES
Add: Borrowing Proceeds 18,495
OTHER EXPENDITURES
Less: Principal Payments on Debt 2,660
3,951 4,045
4,142 4,183
TOTAL REVENUES LESS EXPENSES
(25,007) (2,877) 3,234 9,072 6,381
INTERNAL TRANSFERS
Transfer from Reserve Funds
Capital Works Reserve 4,764 4,341 549 549 549
Equipment Replacement Reserve 5,395 2,722 3,092 1,184 3,474
Fire Department Capital Reserve 1,360 1,494 -
Land Reserve - 4,250 - - -
Local Improvement Reserve - - - - -
Sanitary Sewer Reserve - - -
Transfer from Reserve Fund Total 11,519 12,807 3,641 1,733 4,023
Less :Transfer to Reserve Funds
Capital Works Reserve 910 615 2,405 2,155 2,453
Equipment Replacement Reserve 2,859 3,260 3,349 3,501 3,628
Fire Dept. Capital Acquisition 1,332 725 820 950 1,079
Land Reserve 5 4,255 5 5 5
Local Improvement Reserve - -
Sanitary Sewer Reserve 30 30 30 30 30
Total Transfer to Reserve Funds 5,136 8,885 6,609 6,641 7,195
Transfer from (to) Own Reserves 19,028 (78) (918) (1,783) (2,468)
Transfer from (to) Surplus (404) (967) 652 (2,381) (741)
Transfer from (to) Surplus & own Reserves 18,624 (1,045) (266) (4,164) (3,209)
TOTAL INTERNAL TRANSFERS 25,007 2,877 (3,234) (9,072) (6,381)
BALANCED BUDGET
Attachment to Maple Ridge 2014-2018 Financial Plan Amending Bylaw 7106-2014
Statement 2
Revenue and Property Tax Policy Disclosure
Revenue Disclosure
Revenue Proportions 2014 2015 2016 2017 2018
$ ('OOOs) % $ ('000s) % $ ('000s) % $ ('000s) % $ ('000s)
%
Revenues
Property Taxes 68,373 39 71,632 46 75,312 51 79,487 51 83,619 53
Parcel Charges 2,857 2 2,957 2 3,058 2 3,163 2 3,243 2
Fees & Charges 37,336 22 39,204 25 41,200 27 42,861 27 44,145 27
Borrowing Proceeds 18,495 11 - 0 - 0 - 0 - 0
Other Sources 44,989 26 42,804 27 30,797 20 31,280 20 29,523 18
Total Revenues 172,050 100 156,597 100 150,367 100 156,791 100 161,530 100
Other Sources include:
Development Fees Total 37,746 22 32,177 20 23,953 16 25,668 17 24,249 15
Interest 1,853 1 1,853 1 1,853 1 1,853 1 1,853 1
Grants (Other Govts) 5,390 3 4,524 3 4,991 3 3,759 2 3,421 2
Property Sales - 0 4,250 3 0 - 0 - 0
44,989 26 42,804 27 30,797 20 31,280 20 29,523 18
Objectives & Policies
Property Tax Revenue is the City's primary revenue source, and one which is heavily reliant on the
residential class. Diversification of the tax base and generation of non -tax revenue are ongoing
objectives, outlined in Financial Sustainability Policy 5.52 section 6.
The Financial Plan includes property tax increases totaling 2.95% annually for:
• General Purposes
• Infrastructure Sustainability
• Parks and Recreation Master Plan implementation
• Drainage Improvements
Additional property tax revenue due to new construction is also included in the Financial Plan at
2.05% in 2014 and 2% annually for 2015 through 2018. Additional information on the tax increases
and the cost drivers can be found in the 2014-2018 Financial Plan Overview Report.
Specific policies discussing the tax increases are included in the Financial Sustainability Plan and
related policies which were adopted in 2004.
Property tax revenue includes property taxes as well as grants in lieu of property taxes.
Parcel Charges are largely comprised of a recycling charge, a sewer charge and, on certain
properties, a local area service or improvement charge. Parcel charges are a useful tool to charge all
or a subset of properties for a fixed or variable amount to support services. Unlike property taxation
the variable amount does not need to be related to property assessment value, but can be
something that more accurately reflects the cost of the service.
Attachment to Maple Ridge 2014-2018 Financial Plan Amending Bylaw 7106-2014
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
Fees & Charges
The Business Planning Guidelines call for an increase of 5% in fees as a guideline. Actual fee
increases vary depending on the individual circumstances, the type of fee and how it is calculated.
Fees should be reviewed annually and updated if needed. Recent fee amendments include
recreation fees, development application fees, business license fees and cemetery fees. A major
amendment to the Development Costs Charges (DCC), recommended no more frequently than every
five years, was completed in 2008. Minor DCC amendments are done more frequently. Some fees
are used to offset the costs of providing specific services. The utility fees are reviewed annually with
a view towards using rate stabilization practices to smooth out large fluctuations in rates, as set out
in the Business Planning Guidelines.
Borrowing Proceeds - Debt is used where it makes sense. Caution is used when considering debt as
it commits future cash flows to debt payments restricting the ability to use these funds to provide
other services. The source of the debt payments needs to be considered as does the justification for
advancing the project. More information on borrowing previously approved can be found in the
2014-2018 Financial Plan Overview report.
Other Sources will vary greatly year to year as it includes:
• Development fees which fund capital projects from the DCC Reserve
• Contribution from others in relation to capital
• Grants which are sought from various agencies and may be leveraged with City funds
PROPERTY TAX DISCLOSURE
Property Tax Revenue Distribution
Property Class Taxation Revenue Assessed Value Tax Rate Multiple
('000s) ('000s) ($/1000) (Rate/Res. Rate)
1 Residential 51,558 77.8% 11,553,748 91.4% 4.4625 1.0
2 Utility 516 0.8% 12,911 0.1% 40.0000 9.0
4 Major Industry 621 0.9% 17,774 0.1% 34.9163 7.8
5 Light Industry 2,643 4.0% 207,624 1.6% 12.7314 2.9
6 Business/Other 10,697 16.2% 840,214 6.7% 12.7314 2.9
8 Rec./Non-Profit 37 0.1% 2,894 0.0% 12.8080 2.9
9 Farm 151 0.2% 4,983 0.1% 30.3483 6.8
Total 66,224 100% 12,640,148 100%
Attachment to Maple Ridge 2014-2018 Financial Plan Amending Bylaw 7106-2014
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
PROPERTY TAX DISCLOSURE
Objectives & Policies
Property taxes are the City's largest source of revenue and are contained by efficient business
practices. Annual business planning practices are the mechanism for resource allocation decisions.
The City's Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax
base. Development of employment related properties is one method of diversification; therefore a
key performance measurement in Strategic Economic Initiatives tracks the increased investment
and development of non-residential properties.
A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the
annual increase early in the prior year in the Business Planning Guidelines provides citizens with a
more stable and predictable set of cost increases. In some cases costs are phased in over multiple
years to stay within the set tax increases.
Property Tax Rates
It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market
values of properties. Tax rates are reduced to negate the market increases. Property tax increases
are then applied at the same relative increase for all classes, unless legislation restricts the rates, as
with Class 2, Utility.
The Business Class and Light Industry Class properties have the same tax rate and are treated as a
composite class when setting the tax rates, as the types of businesses in each class are similar.
A review was done on the Major Industry Class rates and the recommendation from the Audit and
Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support
additional investments in the subject property and to keep rates competitive. In the 2014 - 2018
Financial Plan, property taxes charged to major industrial class properties have been reduced; it
starts at $70,000 in 2014, increasing by $70,000 in each year of the plan.
In reviewing the tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax
burden are considered. The impact that assessed values have when comparing other geographical
areas must be considered in a comparison of tax rates.
Permissive Tax Exemptions
Council has set policies around the use of permissive tax exemptions. These are Council Policies
5.19 through 5.24. These policies discuss Churches, Community Halls, Heritage Sites, Homes for
the Care of Children and the Relief of the Aged, the Poor, the Disabled and the Infirm, Municipal
Recreational Services, Private Hospitals and Daycares, Private School and Youth Recreation Groups.
Revitalization Tax Exemption
A revitalization tax exemption is available within a defined downtown area and provides a financial
incentive to encourage development in the town centre. Further financial incentives are available for
buildings that qualify; additional information on the town centre incentives can be found on our
website. For more information on the tax exemption, please refer to both Bylaw 6789-2011 and
7010-2013.
Attachment to Maple Ridge 2014-2018 Financial Plan Amending Bylaw 7106-2014
Statement 3
Capital Expenditure Disclosure
The sole purpose of this statement is to meet legislative requirements, highlighting the value of the
DCC program; no other conclusions should be drawn from the figures as the information could be
misleading. This disclosure is required under the Local Government Act s. 937(2); Capital costs
attributable to projects to be partially funded by Development Cost Charges (DCC) must be included
in the financial plan. The DCC program includes projects as far out as 2035 so the capital
expenditures must be extended to match. Certain types of projects are not planned past the five
year time horizon of the financial plan. Much less scrutiny is given to projects that are planned in
years 2019 through 2035. Projects in these years typically exceed likely funding available.
Capital Improvement Program for 2019 - 2035
(in $ thousands)
Capital Improvement Program 345,140
Source of Funding
Development Fees
Development Cost Charges 138,946
Parkland Acquisition Reserve 200
Contribution from Others 7,667
Borrowing Proceeds
Grants
146,814
6,319
41,695
Reserve Funds
Capital Works Reserve 8,935
Cemetery Reserve 115
Equipment Replacement Reserve 2,483
Fire Department Capital Reserve 2,736
Reserve Funds 14,269
Revenue Funds & Reserve Accounts 136,043
Source of Funding 345,140