HomeMy WebLinkAbout2016-05-16 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 Maple Ridge Resilience Initiative Social Services Research Program Update
• Mr. Scott Graham, SPARC BC
1.2 2015 RCMP Community Report
• Superintendent Dave Fleugel, Ridge Meadows RCMP Detachment
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2016-082-AL, Application to Exclude Land from the Agricultural Land Reserve,
Lot 7, District Lot 409, Plan: NWP12328
Staff report dated May 16, 2016 recommending that Application 2016-082-
AL to exclude land from the Agricultural Land Reserve be forwarded to the
Agricultural Land Commission.
COMMITTEE OF THE WHOLE
AGENDA
May 16, 2016
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. The meeting is live
streamed and recorded by the City of Maple Ridge.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
May 16 , 201 6
Page 2 of 5
1102 2016-034-RZ, 12358 216 Street, RS-1 to RS-1b
Staff report dated May 16, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7247-2016 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
permit future development into two lots be given first reading and that the
applicant provide further information as described on Schedules B and E of
the Development Procedures Bylaw No. 5879–1999, along with the
information required for a Subdivision application.
1103 2016-084-RZ, 11929 267 Street, RS-3 to RS-2
Staff report dated May 16, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7236-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit a future
subdivision of four lots be given first reading and that the applicant provide
further information as described on Schedules B and G of the Development
Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application
1104 2016-098-RZ, 21722 and 21734 Dewdney Trunk Road, RS-1 to RM-1
Staff report dated May 16, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7248-2016 to rezone from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) to permit future development
into approximately 8 townhouse units be given first reading and that the
applicant provide further information as described on Schedules C, D ad E of
the Development Procedures Bylaw No. 5879-1999.
1105 2014-108-RZ, 12874 Mill Street, RS-3 and RS-2 to R-1
Staff report dated May 16, 2016 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7222-2016 to revise conservation
boundaries be given first and second reading and be forwarded to Public
Hearing and that Maple Ridge Zone Amending Bylaw No. 7138-2015 to
rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) to R-1 (Residential District) to permit a future
subdivision of approximately 5 lots be given second reading and be forwarded
to Public Hearing.
1106 2013-080-DVP, 2013-080-DP, 24086 104 Avenue
Staff report dated May 16, 2016 recommending that the Corporate Officer be
authorized to sign and seal 2013-080-DVP to allow a reduction in front and
rear yard setbacks, an increase in the building height and a reduction in the
required number of visitor parking spaces and 2013-080-DP to allow
construction of 18 townhouse units in the Albion Area Plan.
Committee of the Whole Agenda
May 16 , 201 6
Page 3 of 5
1107 2014-028-DVP, 22562 121 Avenue
Staff report dated May 16, 2016 recommending that the Corporate Officer be
authorized to sign and seal 2014-028-DVP to allow a reduction in setbacks
along the front lot line and the exterior side lot line, to increase the proportion
of small car parking spaces and to reduce the width of the driveway ramp into
the underground parking structure.
1108 2014-028-DP, 22562 121 Avenue
Staff report dated May 16, 2016 recommending that the Corporate Officer be
authorized to sign and seal 2014-028-DP to allow for development of a five
(5) storey, 73-unit apartment building.
1109 2012-119-DP, 24108 104 Avenue and 10336 240A Street
Staff report dated May 16, 2016 recommending that the Corporate Officer be
authorized to sign and seal 2012-119-DP to allow construction of 97
townhouse units on the subject properties, located at 24108 104 Avenue and
10336 240A Street, in the Albion Area Plan.
1110 Award of Contract ITT-EN16-19: 203 Street Road and Drainage Improvements
(Dewdney Trunk Road – Golden Ears Way)
Staff report dated May 16, 2016 recommending that Contract ITT-EN16-19,
203 Street Road and Drainage Improvements (Dewdney Trunk Road – Golden
Ears Way), be awarded to Eurovia British Columbia Inc., that a construction
contingency be approved, that the ISL Engineering and Land Services Ltd.
contract for Engineering Design Services for 203 Street Road and Drainage
Improvements (Dewdney Trunk Road – Golden Ears Way), be amended, that
the Contract Administration and Construction Inspection Services Contract be
awarded to McElhanney Consulting Services Ltd. and that the Corporate
Officer be authorized to execute the Contracts.
1111 Award of Contract RFP-EN16-26: Engineering Services for 270A Street
Reservoir and Pump Station
Staff report dated May 16, 2016 recommending that Contract RFP-EN16-26,
Engineering Services for 270A Street Reservoir and Pump Station, be
awarded to Stantec Consulting Ltd., that a contingency for unanticipated
additional works be approved and that the Corporate Officer be authorized to
execute the Contract.
Committee of the Whole Agenda
May 16, 2016
Page 4 of 5
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended April 30, 2016
Staff report dated May 16, 2016 recommending that the disbursements for
the month ended April 30, 2016 be received for information.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151 *Homelessness Initiatives Update (Maple Ridge Parks and Recreation
Facilities Amending Bylaw No. 7206-2016)
Staff report dated May 16, 2016 recommending that Maple Ridge Parks and
Recreation Facilities Amending Bylaw No. 7206-2016 to regulate shelters to
be consistent with recent court decisions and reflect regulations put in place
by other municipalities be given first, second and third readings.
*Additional report provided as of May 13, 2016. Note revision in title of item.
1152 Assignment and Assumption Agreement – Joint Leisure Services
Staff report dated May 16, 2016 recommending that the Corporate Officer be
authorized to sign the Assignment and Assumption Agreement dated June 1, 2016
between the City of Maple Ridge and the City of Pitt Meadows.
1153 Library Renovations – Centralized Customer Service Desk
Staff report dated May 16, 2016 recommending that the Fraser Valley
Regional Library be authorized to withdraw up to $90,000 from the Capital
Reserve to fund the renovations and purchases required to create a Customer
Service Centre at the Maple Ridge Library.
5. ADMINISTRATION
1171 2016 Council Expenses
Staff report dated May 16, 2016 providing on update on Council expenses to
the end of April 2016.
6. CORRESPONDENCE
1181
Committee of the Whole Agenda
May 16 , 201 6
Page 5 of 5
7. OTHER ISSUES
1191
8. ADJOURNMENT
9. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to speak with
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
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.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
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
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2016-082-AL
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Application to Exclude Land from the Agricultural Land Reserve
Lot 7, District Lot 409, Plan: NWP12328
EXECUTIVE SUMMARY:
An application has been received under Section 30 (1) of the Agricultural Land Commission Act to
exclude approximately 6.0 hectares (12 acres) of land from the Agricultural Land Reserve. The
subject property comprises a site area of 18.91 hectares (46.7 acres), of which 32% is within the
Agricultural Land Reserve. The Applicant’s submission conforms with the notice of application
requirements of the Agricultural Land Commission.
The Maple Ridge Commercial and Industrial Strategy has identified a few potential areas for
industrial development. The Suburban Residential designated portion of the subject property is
within one of these identified areas, which have been recognized by Council as requiring further
investigation to assess this potential. The portion of the subject property within the Agricultural Land
Reserve is not currently identified for potential employment lands. This property is also located next
to Kwantlen First Nations land. On March 18, 2016 Council directed that further review of these
lands East and West of the Kwantlen First Nations Lands take place. Council also wishes to pursue
further dialogue with Kwantlen First Nations. Given this this work has yet to be undertaken, this
application could be considered premature.
The recommendation of this report has been provided in accordance with Council direction for
applications for exclusion from the Agricultural Land Reserve. However, other options for Council’s
consideration are presented in the Alternatives section of this report.
RECOMMENDATION:
In accordance with Council direction for applications for exclusions from the Agricultural Land
Reserve, the following resolutions are provided for Coun cil’s consideration:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
1101
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DISCUSSION:
a) Background Context:
Applicant: Caromar Sales Ltd
Owner: Caromar Sales Ltd
Legal Description: Lot7, District Lot 409, Plan: NWP12328
OCP : Existing: Suburban Residential and Agriculture
Zoning: Existing: RS-3 One Family Rural Residential
Surrounding Uses
North: Use: Vacant recreational (Jackson Farm)
Zone: RS-3 One Family Rural Residential
Designation Agricultural
South: Use: 5 properties, vacant and residential
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
East: Use: Vacant
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
West: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation: Agricultural
Existing Use of Property: Vacant
Proposed Use of Property: Not stated
Site Area: 6.0 hectares (12 acres, ALR portion)
Access: 100th Aveue
b) Project Description:
The applicant does not have a stated land use plan for the site, but indicates a desire to collaborate
with the municipality towards the future development of the property. Most of the site (68%) is
designated Suburban Residential and is traversed by complex watercourses. The portion of the site
that is within the Agricultural Land Reserve is at the western edge of a contiguous link of ALR parcels
that span the Kwantlen First Nations site and the lands to the south of the Thornhill Urban Reserve.
c) Planning Analysis:
On July 19, 2004, a report for processing exclusion applications was received by Council outlining
legal implications and the local government’s role in processing applications for exclusion from the
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Agricultural Land Reserve. Council resolved to consider the following options for referring
applications to the Agricultural Land Commission:
The application be authorized to go forward to the Agricultural Land Commission with no
comment.
The application be authorized to go forward to the Agricultural Land Commission with
comments.
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to exclude the property with or without comments.
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to not exclude the property with or without comments.
The application not be authorized to go forward to the Agricultural Land Commission.
The process for decision making on applications for exclusion from the Agricultural Land Reserve
was further refined by Council at their February 14, 2005 Workshop. At that time, Council resolved
that the process for referring applications for exclusion to the Agricultural Land Commission include
the following options:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
The above resolution forms the recommendations presented in this staff report. To assist Council in
the decision of allowing this application to proceed further, this development proposal will be
reviewed in light of the policies of the Official Community Plan, the Commercial and Industrial
Strategy, the Agricultural Plan, and on identified community need.
OFFICIAL COMMUNITY PLAN
The Official Community Plan, adopted by Council on November 14, 2006, provides a policy context
that has relevance to this application, and could support the development of employment
generation lands on this property. However, there are also statements a nd policies in the Official
Community Plan that support the retention of an agricultural future for the property. In addition, the
Official Community Plan outlines considerations for the timing and process to be undertaken to
resolve these conflicting priorities. The following outlines some of the relevant sections from the
Official Community Plan.
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Official Community Plan Agricultural Policies
The Maple Ridge Official Community Plan emphasizes the value of agriculture in contributing to the
local economy and to the rural character of the community. It is noted that Maple Ridge agriculture
faces considerable challenges, but there is consistent community support for local farming. Policy
6-12 of the Official Community Plan states:
Maple Ridge will protect the productivity of its agricultural land by:
a) Adopting a guiding principal of “positive benefit to agriculture” when making land
use decisions that could affect the agricultural land base, with favourable
recognition of initiatives including but not limited to supportive non-farm uses,
infrastructure improvements for farmland, or the inclusion of land elsewhere in the
Agricultural Land Reserve:
b) requiring agricultural impact assessments (AIAs) and Groundwater Impact
Assessment of non-farm development and infrastructure projects and identifying
measures to off-set impacts on agricultural capability;
c) preserving larger farm units and areas by using appropriate buffers such as roads,
topographic features, watercourses, ditching, fencing, or gradually reduced
residential densities on properties adjacent to agricultural land;
d) discouraging the subdivision of agricultural land into smaller parcels, except where
positive benefits to agriculture can be demonstrated;
e) reinforcing the concept that the Agricultural Land Reserve is intended for
agricultural use by increasing the minimum lot size for ALR properties that are
zoned Rural Residential;
f) encouraging the amalgamation of smaller parcels of farmland into larger, more
cohesive parcels.
Section 6.2 of the Official Community Plan, which pertains to Agricultural opportunities. states that
the value of agriculture is consistently recognized and supported within the community, as follows:
Agricultural land is a key component of the Metro Vancouver Regional Growth Strategy
and provides many benefits of local and regional significance. As an economic
generator it contributes to a more complete community.
Policy 6-12 of the Official Community Plan sets out conditions for protecting agricultural land, as
follows:
Maple Ridge will protect the productivity of its agricultural land by:
a) adopting a guiding principle of ”positive benefit to agriculture” when making land
use decisions that could affect the agricultural land base, with favourable
recognition of initiatives including but not limited to supportive non-farm uses,
infrastructure improvements for farmland, or the inclusion of land elsewhere in the
Agricultural Land Reserve;
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b) requiring agricultural impact assessments (AIAs) and Groundwater Impact
Assessment of non-farm development and infrastructure projects and identifying
measures to off-set impacts on agricultural capability;
c) preserving larger farm units and areas by using appropriate buffers such as roads,
topographic features, watercourses, ditching, fencing, or gradually reduced
residential densities on properties adjacent to agricultural land; …
The applicant’s consistent message is that the subject property is unsuitable for agriculture.
However, as there is no stated proposal accompanying this application, its potential net benefits to
agriculture or to the community cannot be assessed.
As the subject property may have employment generating potential, Council may wish to consider
feasible land use options for the subject property prior to making any land use decisions. The
following section outlines Official Community Plan policies that address employment generating
lands.
Official Community Plan – Industrial Policies
Section 6 of the Official Community Plan speaks directly to the issue of employment in the Official
Community Plan in that it recognizes the need to diversify the tax base and create more jobs in
Maple Ridge in order to become a more balanced community. Section 6.4.1 states:
To accommodate the long term demand for industrial lands, Maple Ridge needs to create an
additional industrial area or areas of about 80 to 120 hectares (200 to 300 acres).
One of the objectives that supports the above noted statement is:
To create a larger more diverse industrial sector that offers greater employment
opportunities for residents, generates additional investment, enhances local businesses and
creates a larger tax base to pay for municipal services and amenities.
Building further on that objective, Policy 6–41 states the following:
The identification of additional employment generating lands is a priority for the District.
Following the completion of an Agricultural Plan, and as a component of a comprehensive
review of the Urban Area Boundary Maple Ridge will evaluate alternate locations for a large
block or blocks of additional employment generating land to support the growth of the
employment sector in the future. Location parameters for suitable industrial land may
include, but is not limited to:
a) land that is relatively flat;
b) land that is conducive to industrial development;
c) land that is contiguous to a full range of municipal services;
d) land that is strategically located near the Regional transportation network.
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Although significant site challenges are present, the portion of the subject property designated
Suburban Residential was included in the areas identified for consideration of employment
generating purposes in the Commercial and Industrial Strategy.
Locational criteria are stated in Policy 6-42 of the Official Community Plan as follows:
Maple Ridge will consider industrial development within the Urban Area Boundary providing
that the following compatibility criteria can be satisfied:
i) land is contiguous to a full range of municipal services;
ii) land is strategically located on, or near a Major Road Corridor and the transportation
network can support the development;
iii) the proposed development is compatible with the surrounding area; and
iv) the use is consistent with the Economic Development Strategy.
Official Community Plan - Growth Management Policies
Section 2.1 of the Official Community Plan states that in Maple Ridge the majority of the growth in
population, jobs and housing will be accommodated within the Urban Area Boundary where services
are readily available or infrastructure is already in place. The lands under application are within a
block of parcels that is contiguous to the Urban Area Boundary. The Official Community Plan
emphasizes that adjustments to the Urban Area Boundary, if required, must follow a specified
process, as outlined in Policy 2-6 of the Official Community Plan:
Maple Ridge supports and maintains the Urban Area Boundary recognizing the role that it
has on limiting urban expansion, preserving community character, reducing land speculation
within the Agricultural Land Reserve and protecting the agricultural land base, and in
providing for the efficient delivery of services. Adjustments to the Urban Area Boundary:
a) will only be supported if the District has an adopted Agricultural Plan;
b) will be considered in cooperation with the Agricultural Land Commission and Metro
Vancouver; and
c) will only be conducted during a Comprehensive Official Community Plan review, or Council
directed Comprehensive Urban Area Boundary review, and applications considered
outside of either review are considered premature.
AGRICULTURAL PLAN
The Maple Ridge Agricultural Plan, adopted by Council on December 15, 2009, provided additional
direction for advancing agricultural opportunities in the Maple Ridge Although adopted, specific
actions related to the implementation of the Plan are currently being prioritized by Council. Pertinent
excerpts of the Plan are included below.
Issue 1 in the Agricultural Plan notes the difficulty faced by farmers in gaining access to
underutilized agricultural land. Specific issues included the following:
• Absentee landlords
• Agricultural land held in idle state
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• Landless operators unable to find land to farm
• High land cost restricts access.
The Plan indicates that an appropriate means to address these issues would be to encourage non-
farming land owners to make idle land available to farmers or to start farming it themselves. The
Plan notes the need to re-emphasize the role of agriculture in the Agricultural Land Reserve and to
remove some of the perception that the Agricultural Land Reserve is a land reserve for eventual non-
agricultural development in Maple Ridge.
Issue 5 of the Agricultural Plan discusses the loss of the agricultural land base and notes the
following specific issues:
• Many small parcels
• High level of rural residential incursion into Agricultural Land Reserve
• Non-farmed areas of the Agricultural Land Reserve tend to be smaller parcels
• Limited availability of irrigation water
• Continued conversion pressure from the District of Maple Ridge’s urban growth
• Financial pressure on farming
The Agricultural Plan recognizes that there may be situations in the future where exclusions may be
required to meet community needs, for example employment generating lands. In instances where
land conversion is unavoidable, levies or other means be established by the City in order to
compensate for the loss of agricultural land.
Goal 6 of the Plan discusses the issue of the conversion of agricultural land as follows:
The primary goal with respect to larger established farming operations in Maple Ridge is to
plan for their retention as farms, rather than watch them languish and deteriorate, so that
the community can optimize the rewards and advantages of having agriculture in its midst.
Limited to highly specific situations, the secondary goal (if the primary goal is not feasible) is
to explore establishing a policy of compensation from development that enables funds to be
generated and expended so that the net agricultural capability of the District is enhanced by
investment elsewhere.
COMMERCIAL AND INDUSTRIAL STRATEGY
The Commercial and Industrial Strategy was endorsed by Council on August 25, 2014. Key
messages for Industrial lands within the Strategy include the following:
• Create Incentives to improve the potential of Albion Industrial Area;
• Consider additional employment uses in the Albion Flats, including light industrial & office;
• Restrict non-industrial uses from industrial areas;
• Retain existing industrial lands;
• Create new Zone to encompass light industrial uses adjacent to residential areas;
• Re-designate additional lands for employment generating purposes
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These key messages are a reflection of the future challenges facing Maple Ridge to improve
opportunities for its economic base. Recommended actions include the retention and identification
of additional lands for generating employment. The Strategy also emphasizes caution in
approaching the Agricultural Land Reserve as a source of industrial lands, as follows:
Pursuing ALR exemptions for future land supply is considered a risk filled strategy that
should only be pursued in the long term future if other initiatives prove insufficient for
meeting demand for industrial land. The Agricultural Land Commission has changed the
process of reviewing applications for ALR exemptions, and they are becoming more strict
than in years past.
On December 2, 2013, Council provided direction for addressing potential employment generating
lands, which included the subject site, an estimated 13 acres to the west (developable lands after
watercourses and steep slopes were considered). The Council resolution was as follows:
“That staff be directed to obtain a more detailed site analysis [of each identified
location] to determine feasibility as employment generating lands. OR – For this work to
be completed as part of development application information”.
A preliminary budget estimate for this site analysis was between $7500.00 to $10,000.00. Council
developed this direction further by endorsing the Commercial and Industrial Strategy
Implementation Plan Matrix at the October 5, 2015 Workshop. Along with other potential areas, the
subject property was included in the Immediate Term time horizon for 2016 of the Implementation
Plan Matrix.
The Implementation Plan Matrix recognized that further review was required to determine site
suitability. For the subject property and its vicinity, further ground-truthing is required to determine if
this concept is feasible given site constraints due to access, watercourses and topography.
At the April 18, 2016 Council Workshop, Council wanted to review the lands to the East and to the
West of the Kwantlen First Nation. In addition, Council wanted dialogue to commence with
Kwantlen First Nation in order to anticipate and proceed with complimentary land uses. As Council
is reviewing the desired direction for this area, this application could be considered premature, and
best pursued with a concept plan for the area.
Analysis Of Application - Community Need
In evaluating this application in light of the agricultural policy direction contained with the Official
Community Plan and the Agricultural Plan, it is clear that the proposal is not consistent with these
stated goals. It is also important to consider th at applications proposing to exclude land from the
Agricultural Land Reserve tend to encourage land speculation and investments in farm land by non -
farming interests. This tendency increases the competition for acquiring farmland, thereby
increasing its value, and making it more difficult for legitimate agricultural operators to acquire land
for this purpose.
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However, in specific instances, there may be justification for excluding land on the basis of
community need, and it would therefore make sense to consider this application within this context.
For instance, the process for the Albion Flats Concept Plan will include the exclusion of lands east of
105th Avenue. In addition, there has been recent dialogue regarding the merits of pursuing an ALR
exclusion application on strategically located land in West Maple Ridge.
Maple Ridge policy documents recognize the challenge with balancing the need for supporting
agriculture with the need to provide more employment generating lands. The Official Community
Plan has policies that support the development of additional employment lands as well as policies
that support agriculture and the protection of agricultural lands. The Commercial and Industrial
Strategy identifies the need for additional employment lands and recognizes the role of agriculture
in the community, along with the challenges related to converting agricultural lands for other
purposes. The Agricultural Plan’s primary focus is to support and promote agriculture while
recognizing that there may be other higher priority community needs in specific instances.
INTERGOVERNMENTAL AGENCIES
Agricultural Land Commission
The Commission has established guidelines for local governments regarding the timing of
application processing. These guidelines are provided by the Commission in their document, the
Agricultural Land Reserve Use, Subdivision And Procedure Regulation . The local government is
required to submit the application within 60 days of its receipt under Section 21.1 of this
Regulation. In addition a local government has an option to hold a public meeting to review an
application which would extend the length of time permitted for application processing to 90 days. If
they choose, the Commission also has the option of holding a public meeting upon receipt of the
application. This option was exercised by the Commission for other large scale applications, su ch as
Barnston Island, and the lands around the Abbotsford Airport.
Metro Vancouver
The portion of the subject property that is within the Agricultural Land Reserve is designated for
Agricultural use in the Official Community Plan. If the property was excluded from the Agricultural
Land Reserve, its Agricultural designation would remain in the Official Community Plan. Any change
in permitted uses would require an amendment to the Official Community Plan, which in turn would
require the approval of Metro Vancouver to amend the Regional Growth Strategy. If the property
was proposed to develop on its own, this type of amendment would be considered by Metro
Vancouver to be a Type 2 Minor Amendment. The bylaw amendment process would include a
regional public hearing and a two-thirds weighted vote of the Metro Vancouver Board. In this
instance, the municipal government would apply for the amendment to Metro Vancouver.
The remainder of the subject property is designated Suburban as are most of the parcels in this
area. This site is under review as potential employment generating lands. These properties are
designated Rural in the Regional Growth Strategy, and for this reason, an amendment process
would be required to change this land use. As this block of properties is contiguous with the Urban
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Area Boundary, a less onerous amending process could be possible if the intended land use was for
industrial uses, and thes amendment was pursued as a block application. This process would be
considered a Type 3 minor amendment, requiring a simple majority vote, and no public hearing. For
all other land uses, a type 2 amendment would be required to redesignate lands in this vicinity.
Section 6.3.4 of the Regional Growth Strategy states the following:
The following Type 3 minor amendments require an affirmative 50% +1 weighted vote of the
Metro Vancouver Board and do not require a regional public hearing….
f) For sites that are contiguous with, or within, the Urban Containment Boundary and are
not within the Agricultural Land Reserve, amendments from Agricultural or Rural land
use designations to Industrial land use designation, and associated Urban Containment
Boundary adjustments:…
Kwantlen First Nation
Seyem’ Qwantlen Business Group is a limited partnership of Kwantlen First Nation, held in trust by
Chief and Council on behalf of the membership. This group manages the ongoing and growing
business activities related to lands, resources, and economic development. It is understood that the
future of the Kwantlen lands to the east of the subject property should be considered in the
preparation of land use concept for this adjacent site.
At the April 18, 2016 Council Workshop, Council directed that dialogue with Kwantlen First Nation
progress, with a Council update in the near future.
Citizen/Customer Implications
At the time of writing, 1 letter of opposition has been received in relation to this application and will
be forwarded to the Agricultural Land Commission, should this application be forwarded by Council.
d) Alternatives:
The report recommendations follow Council direction as noted earlier in this report, However, g iven
the context of the subject property in relation to the Commercial and Industrial Strategy, Council may
wish to consider the following options:
1. Direct that the application is premature, and should not be advanced until a more clea r
proposal and feasibility analysis is developed for the site area . As noted earlier in this
report, this approach would be consistent with Council direction for the Commercial and
Industrial Strategy; or.
2. Give prospective applicants the opportunity to commission the feasibility analysis prior to
a formal land use decision being made. In this scenario, the applicant would commission
required professional assessments to determine site suitability for employment generating
purposes. A preliminary budget estimate for this site analysis was between $7500.00 to
$10,000.00.
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CONCLUSION:
This application for exclusion and non-farm uses within the Agricultural Land Reserve has been
considered in the context of the policies of the Official Community Plan, the Commercial and
Industrial Strategy and the Agricultural Plan. These policy documents simultaneously support and
conflict with this application. The report recommendation has been prepared in accordance with
previous Council direction for applications for exclusion from the Agricultural Land Reserve.
However, Council may wish to consider the option provided in the Alternatives section of this report,
dated May 14, 2016 which would require the applicant to provide a feasibility analysis for
employment generating uses prior to considering the proposal for forwarding to the Agricultural Land
Commission. This option is consistent with previous Council direction for properties that are within
the locations identified as potential employment generating lands.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA (Planning), MCIP
Planner II
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, MCP, MCIP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Office r
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP map showing ALR portion of property
Appendix C – Letter received.
DATE: Mar 22, 2016
2016-082-AL
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:5,000
Lot 7, NWP 12328
Folio 84235-0000-7Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Mar 22, 2016
2016-082-AL
BY: JV
PLANNING DEPARTMENT
SUBRES
SUBRES
AGRAGRAGR
PARK
CONSRV
SUBRES
MRES
MRES
RE
SUBJECT PROPERTY
´
Scale: 1:5,000
Lot 7, NWP 12328
Folio 84235-0000-7
Legend
Agricultural
Urban Reserve
Park
Suburban Residential
Urban Residential
Conservation
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2016-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7247-2016
12358 216 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located 12358 216 Street, from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) for
future development into two lots. To proceed further with this application additional information is
required as outlined below.
Pursuant to Council’s policy, this application is exempt from the Community Amenity Contribution
(CAC) Program, since it is a single family residential subdivision proposing fewer than 3 lots.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7247-2016 be given first reading; and
That the applicant provide further information as described on Schedules B and E of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Gurlal Rakhra
Owner: Gurlal and Ravinder Rakhra
Legal Description: Lot B, D.L. 245, Group 1, New Westminster District
PlanNWP74894
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential 1102
- 2 -
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Site Area: 0.113 ha (0.25 acres)
Access: 216 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 1130 m2 in size, is generally flat, and is bound by single family
residential properties, with 216 Street to the west (See Appendix A and B). There are a few trees on
the property.
c) Project Description:
The current application proposes to rezone the lot from RS-1 (One Family Urban Residential) to RS-
1b (One Family Urban (Medium Density) Residential), to permit future development into two
residential lots. Access for all lots is proposed to be from 216 Street. There is a residential building
on the subject property, which will have to be removed as a condition of rezoning, to be able to
subdivide into the proposed two lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Urban Area Boundary and is currently designated Urban
Residential, subject to the Major Corridor infill policies of the OCP. These policies require that
development be compatible with the surrounding neighbourhood, with particular attention given to
site design setbacks and lot configuration with the existing pattern of development in the area. The
proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in conformance with
the Urban Residential designation and infill policies. No OCP amendment will be required for the
proposed development.
Zoning Bylaw:
The current application proposes to rezone the property, located at 12358 216 Street, from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into two lots. The minimum lot size for the current RS-1 (One Family Urban
Residential) zone is 668 m2, and the minimum lot size for the proposed RS-1b (One Family Urban
(Medium Density) Residential) zone is 557 m2.
- 3 -
Since proposed lot 2 does not meet the minimum width requirement of 15 metres, a Development
Variance Permit application to relax the lot width of approximately 0.75 metre will be required. The
variance will be subject of a future Council report.
e) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Development Variance Permit (Schedule E), and;
3. A Subdivision Application
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
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 Paul Gill” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7247-2016
Appendix D – Proposed Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 18, 2016
FILE: 2016-034-RZ
BY: PC
PLANNING DEPARTMENTEVANS ST.16 ST.123 AVE.
124 AVE.
MANOR AVE.
12429
2166612414
216342169412395
2166521624 21641215502162121653216832155512357
2158112282
12311 2165512297 2166421686215622155121681215692156321636216822169212314 2165612342
216462165921645216322169412337 216442157921637216542170412292 2168422167312343
12434
1239021552 216632168112424
21675216742154312351 216542157021635215762159812380
169512371
215412168521703216872215642155912365
2167621693216912169721571216162164012368
216 STSUBJECT PROPERTY
´
Scale: 1:1,500
12358 216 STREET
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 18, 2016
FILE: 2016-034-RZ
BY: PC
PLANNING DEPARTMENTEVANS ST.16 ST.123 AVE.
124 AVE.
MANOR AVE.
12429
2166612414
216342169412395
2166521624 21641215502162121653216832155512357
2158112282
12311 2165512297 2166421686215622155121681215692156321636216822169212314 2165612342
216462165921645216322169412337 216442157921637216542170412292 2168422167312343
12434
1239021552 216632168112424
21675216742154312351 216542157021635215762159812380
169512371
215412168521703216872215642155912365
2167621693216912169721571216162164012368
216 STSUBJECT PROPERTY
´
Scale: 1:1,500
12358 216 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7247-2016
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7247-2016."
2.That parcel or tract of land and premises known and described as:
Lot B District Lot 245 Group 1 New Westminster District Plan 74894
and outlined in heavy black line on Map No. 1675 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 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
APPENDIX C
EVANS ST.216 ST.123 AVE.
124 AVE.
RIDGEWAY CRES.
MANOR AVE.
1242912449
12272 2166612414
12351 21634216942159812357
12395 21724216652 1 6 2 4
21555216412162121549216532157121683217032172712282 217122155221655216642153712371
216862170221
667 217172172821740215692
1
6
8
12153721636 216922168212314
12365
215432165612342 21672215362164021646216592171821570217042156421645216322169421718216922157012337
215602155021644215762157921637216542170421705215811229212297 21684215622172221533216522167312343
21661
12390
12434
21528216632168112424
12311 21675216742169221654216822172221530216352172512380
21717215452169521550217142171512443
216852170421703215442170521551216872166221540215412152521559216762169321537216912169721616215632164012368
215
129
150
157
A
2
2
245
40 Rem 178182
1
132
188
136
7
41
200
Rem
214
5
156
216
194
3
2
3
Rem.
21
4 130
Rem
36
128
143
44 8
11
181
1546
187 185
Rem
12
127
Rem 3
153
37
2
151
3
Rem
133
219
2
F
149
47
9
16 1
213 146
183 205
Rem
6
152
43
149
144
42
B
147
3
145
196
7
12
13
1
137
1
8
G Rem 180Rem 17 Rem 176244
35
134
156 A
218
186
220
Rem 134
3 Rem C1
5
217
195 Rem E 72' of 25 6
152
33
B
B
46
39
131
150 151
E
121
45
C
148
155
135
20
1
148A
"ONE"
204
218 Rem 1797
2
P 14796
P 15642
P 33150P 43499P 44738
P 17043
P 33004
P 33418
RP15478
EPP 35205P 58500P 8586P 10924P 62640
P 31001P 20197
P 21390
P 43499P48464
P 15642
P40867
P 26796
P 33150
P 33004 P 42917P 21390LMP 52071
P32671 P 42917P 14796P 74894P 72950 P 17760EPP 29998P 18099P 14494
P 43499 LMP 34059
P 33418
BCP 6488
P 60756P 18125
P 17899
P 13700 P 38078P 72245
P17760
P 46774
P 43499P 19818
P19818
LMP 19931
EP 60757LMP 30127RW 70161LMP18351
LMP 31576LMP 16440 LMP 18022LMP 16459LMP 19224
LMP 46218
LMP 16156
LMP 30657EPP 29085
EPP 29999
LMP 32554
EPP 29085
LMP 18319
EPP 27854LMP 18021
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7247-20161675
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2016-084-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7236-2016
11929 267 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) for a future subdivision into four lots with a
minimum lot area of 0.4 hectares (1 acre). The proposed RS-2 (One Family Suburban Residential)
zone is consistent with the Official Community Plan land use designation of Suburban Residential.
To proceed further with this application additional information is required as outlined below.
Pursuant to Council resolution, this application is subject to the Community Amenity Contribution
Program.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7236-2016 be given first reading; and
That the applicant provide further information as described on Schedules B and G of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: ABM Engineering Services
Owner: 1034816 BC Ltd.
Legal Description: Lot 7, Section 18, Township 15, NWD Plan 7439
OCP:
Existing: Suburban Residential
Proposed: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
1103
- 2 -
South: Use: Single Family Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
East: Use: Single Family Suburban and Rural Residential, Agricultural
Zone: RS-2 (One Family Suburban Residential)
RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Single Family Rural Residential
Proposed Use of Property: Single Family Suburban Residential
Site Area: 1.94 hectares (4.79 acres)
Access: 267 Street
Servicing requirement: Rural Standard
b) Site Characteristics:
The subject property is located at the southwest corner of Dewdney Trunk Road and 267 Street.
(Appendices A and B) There is a gradual slope from the northwest corner up to the southeast corner
of the property, and the property is located above the Whonnock Aquifer. The applicant is proposing
to retain the existing house and secondary dwelling on the property.
c) Project Description:
The applicant is proposing to subdivide the property into four suburban lots with lot areas between
0.41 and 0.47 hectares (1.01 to 1.16 acres). The lots will front onto 267 Street, which will be
upgraded to the Rural Road standard, and all driveways will be from 267 Street only. A new rural
local road will be dedicated across the south end of the property at the subdivision stage to provide
future road access for potential development of the lands to the south and west. The lots will be
serviced from the existing municipal water service on 267 Street and each lot will require a septic
system.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact propo sed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The proposed RS-2 (One Family Suburban Residential) zone is consistent with the Official Community
Plan land use designation of Suburban Residential. The development is consistent with the
Suburban Residential designation, which permits single detached and duplex housing in areas
located outside of the Urban Area Boundary that may have water service but which are not
connected to the municipal sanitary sewer system. Policies 3-10 to 3-13 are pertinent, as follows:
- 3 -
3 - 10 Urban-level residential densities will not be supported in areas designated
Suburban Residential.
3 - 11 Maple Ridge will support some agricultural uses and single detached housing
on large suburban lots. Lot sizes within this land use designation are
generally 0.4 hectares in size.
3 – 12 Maple Ridge will continue to support garden suites as a form of infill in
Suburban Residential areas. See Zoning Bylaw for more details.
3 - 13 Areas designated Suburban Residential are located outside the Urban Area
Boundary. City water is required and sewage disposal is provided through a
private system.
The property is located over the Whonnock Aquifer and Policy 5-37 for the protection of groundwater
is pertinent, as follows:
5-37 Maple Ridge will require an evaluation of groundwater flows, conducted by a
qualified environmental professional, for new development that is adjacent
to areas reliant on well water. Development proposals that cannot ensure
adequate groundwater flows, sufficient water quality or mitigate potential
impacts to existing and surrounding well water systems will not be supported.
A Groundwater Impact Assessment will be required with the Natural Features Development Permit.
It is noted Council recently requested that staff prepare a report on the Suburban Residential OCP
designation. The scheduling of this report will be considered as a component of the upcoming
Council Work Plan Matrix discussion.
Zoning Bylaw:
The current application proposes to rezone the property located at 11929 267 Street from RS-3
(One Family Rural Residential) to RS-2 (One Family Suburban Residential) (Appendix C) to permit a
future subdivsion into four lots (Appendix D). The minimum lot size for the current RS-3 zone is 2.0
hectares, and the minimum lot size for the proposed RS-2 zone is 0.4 hectares. Any variations from
the requirements of the proposed zone will require a Development Variance Permit application.
Community Amenity Contribution Program:
On March 14, 2016, Council endorsed the Community Amenity Contribution Program (Policy 6.31)
and amended the Policy on April 11, 2016. This program helps fund needed amenities throughout
the community that would not typically be provided for by private sector interests. Certain
exemptions have been established, but the program sets contribution rates that are applied as a
condition of zoning. This development will be subject to the Policy. For single family developments,
the contribution rate is $5100 per single family lot created.
Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
- 4 -
All lands with an average natural slope of greater than 15 %;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Development Information Meeting:
A Development Information Meeting is not required for this application, in accordance with Council
Policy 6.20, as there are fewer than 25 lots proposed and the application is in compliance with the
OCP.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) School District;
f) Utility companies; and
g) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Natural Features Development Permit Application (Schedule G) ; and
3. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading subject to additional information being provided and assessed prior to Second
Reading.
- 5 -
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7236-2016
Appendix D – Proposed Subdivision Plan
DATE: Mar 23, 2016
2016-084-RZ
BY: JV
PLANNING DEPARTMENT
DEWDNEY TRUNK RD
267 STSUBJECT PROPERTY
´
Scale: 1:2,500
11929/89 267 StLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Mar 23, 2016
2016-084-RZ
BY: JV
PLANNING DEPARTMENT
DEWDNEY TRUNK RD
267 STSUBJECT PROPERTY
´
Scale: 1:2,530
11929/89 267 St
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7236-2016
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7236-2016."
2.That parcel or tract of land and premises known and described as:
Lot 7 Section 18 Township 15 New Westminster District Plan 7439
and outlined in heavy black line on Map No. 1670 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
267 ST.267 ST.2674011894
11879
11956
11929/89
11847 267662662026683267772678826635267552672126780265082673311872 26783266572654626590267122674311924
9
Rem 4
S 1/2 3
Rem 2B 12
11
Rem
N 1/2 1
B
7
E 1/2 4
E 125'
W 1/2 4 B 5
8
PARK
N 1/2 3
Rem 5
A
A
EP 16611
SK 10999P 8097P 7439
P 21387
P 5260
P 22220
P 21387
EPP 42773
P 7439EP 16704P 7439
*PP108
BCP 48757
EPP 42773RP 14097P 7439
RW 24747
EPP 38568BCP 51087EPP 42774EPP 42775
EPP 42775EPP 42774RW 24747
RW 72140
EPP 38568
267 ST.DEWDNEY TRUNK ROAD
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7236-20161670
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2016-098-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7248-2016
21722 and 21734 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located on 21722 and 21734
Dewdney Trunk Road, from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential), to
allow future development into approximately 8 townhouse units. To proceed further with this
application additional information is required as outlined below. Pursuant to Council’s resolution this
application is subject to the Community Amenity Contribution Program.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7248-2016 be given first reading; and
That the applicant provide further information as described on Schedules C, D and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a) Background Context:
Applicant: George Du
Owner: George Du
Legal Description: Lot 9, D.L. 247, Group 1, New Westminster Plan 8772, and
Lot 10, D.L. 247, Group 1, New Westminster Plan 8772
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Multi-Family Residential
Zone: RM-1 (Townhouse Residential) and RM-4 (Multiple Family
Residential District)
Designation: Urban Residential
1104
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Multi-Family Residential
Zone: RT-1 (Two Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 964 m2, and 965 m2 (0.47 acres total)
Access: Dewdney Trunk Road and proposed internal strata road
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject properties located at 21722 and 21734 Dewdney Trunk Road are approximately 1929
m2 in total area. The properties are generally flat, and are currently bound by single family properties
to the south and west and multi-family properties to the north and east, with Dewdney Trunk Road to
the north. There are no watercourses on the properties. There are a few trees at the rear of each
property. The existing buildings on the properties will need to be removed as a condition of rezoning
c) Project Description:
The current application proposed to rezone the two subject properties to RM-1 (Townhouse
Residential), to permit future development of 8 townhouse units. Access for the units is proposed to
come off of Dewdney Trunk Road via an internal road through the middle of the proposed site. Two
visitor parking stalls are proposed on the south side, together with amenity space. The proposal is
already taking into consideration that road dedication is needed for Dewdney Trunk Road.
Properties located at 21668 and 21680 Dewdney Trunk Road (four and five properties to the west)
are under application number 2015-130-RZ, for a similar layout of 6 townhouse units, however, staff
is working with that applicant on layout before it can be presented to Council for first reading.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is designated Urban Residential and subject to the Major Corridor infill policies
of the OCP. These policies require that development be compatible with the surrounding
neighbourhood, with particular attention given to site design setbacks and lot configuration with the
existing pattern of development in the area. The OCP supports a townhouse form in this area, and
- 3 -
there are several existing townhouse sites on the north side of Dewdney Trunk Road, directly across
the subject properties The proposed rezoning to RM-1 (Townhouse Residential) is in conformance
with the Urban Residential designation and infill policies. No OCP amendment will be required for
the proposed development.
Zoning Bylaw:
The current application proposes to rezone the properties located at 21722 and 21734 Dewdney
Trunk Road from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) to permit
future development of 8 townhouse units. The minimum lot size for the proposed RM-1 (Townhouse
Residential) zone is 557m2.
A Development Variance Permit application is anticipated, to reduce the front setback from 7.5
metres, to 4.5 metres, depending on the required road dedication from Dewdney Trunk Road.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Advisory Design Panel:
The Multi-Family Development Permit must be reviewed by the Advisory Design Panel prior to second
reading.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Utility companies;
f) Ministry of Transportation and Infrastructure; and
g) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will
take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
- 4 -
1. A complete Rezoning Application (Schedule C);
2. A Multi-Family Residential Development Permit Application (Schedule D); and
3. A Development Variance Permit (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7248-2016
Appendix D – Proposed Site Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: May 10, 2016
FILE: 2016-098-RZ
BY: PC
PLANNING DEPARTMENTHALL ST.121 AVE.
HOWISON AVE.
119 AVE.
DONOVAN AVE.216 ST.217 ST.119 AVE.
DEWDNEY TRUNK RD.HALL ST.216 ST.217 ST.EVANS ST.21656218012175612095
71011997
611861
12088
11968 2181021668218112173011882
11884 218092163366221656217502173321808216552168321722180669473211863217121665
7741121558218202155521593
750/83
11875 217112174111939
2
1
6
4
9 21691
1
8
8
3216762167021700
78411958
1656216821731216322178921631217062178512094
2168067422178119
216732161711868 21816217242174211897
764216682169011941
2164411936
2181621771118732173411929
216852179612032
512110
216801195211968
11945
21801217802179412093
12033/35
12020
11953
21799
11939216862165
21806217442166511938
11888
720684216752180211881
21723217072177011936
2169121801216972180011944 217912177911887 2165612070
2173411885
2170112090
11977
11939 2178712171412027
11938
11951
217992162012106
2178812049
11895
217952169212036
12061
P 311802175511889
73621706118512180411969217051204821671217412084217021751189821647216511194274221795217111193521663216982171821638/44119
2178411965
12081
2171421722SUBJECT PROPERTIES
2015-130-RZ
´
Scale: 1:2,500
21722/34 DEWDNEY TRUNK ROAD
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Apr 5, 2016
FILE: 2016-098-RZ
BY: PC
PLANNING DEPARTMENTHALL ST.121 AVE.
HOWISON AVE.WICKLOW WAY119 AVE.
DONOVAN AVE.216 ST.217 ST.11 9 AVE.
DEWDNEY TRUNK RD.HALL ST.216 ST.217 ST.EVANS ST.DOVER RD.216562180121756171011931
612088
1196 8 2181021668218112173011882
11884 218092163366221656217502173321808216552168321859217221806169473211863217121665 119 61
77421820750/83
217112174111939
2
1
6
4
9 21691
1
8
8
3216762167021700
78411958
165621682173121632217892163121706217851 1956
1199 6
12094
21843216806742119792178
21673216172181011868 218162172421742764216682169011941
21644119 68
11936
21816217711187321734
216852179612032
12110
216801195221819119 68
11945
2180121780217942181511988
12020
11953
21 799
119 3921686
218062165217442166511938
1188 8
720684216752180221723217072177011936
218162169121801216972180011944 2179121779120672165612070
2173411941
2170112090
11977
119512178721714
11938
11951
217992162012106
2178812049
118 95
217952169212036
P 311802175511889
736217061185121804 218572170512048
2167121742180712084
1196221702175
118 98 216472165111942 2186174221795
2171111935 21663216982171821638/4411985
2178411965
21714217221205
SUBJECT PROPERTIES
´
Scale: 1:2,500
21722/34 DEWDNEY TRUNK ROAD
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7248-2016
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7248-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 9 District Lot 247 Group 1 New Westminster District Plan 8772;
Lot 10 District Lot 247 Group 1 New Westminster District Plan 8772
and outlined in heavy black line on Map No. 1676 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
HALL ST.119 AVE.
DONOVAN AVE.217 ST.119 AVE.
DEWDNEY TRUNK RD.HALL ST.217 ST.EVANS ST.21656217561196821668
218112163321733218082168321806216651196121820/83
11939
21649
2167011958
217892163221706216312168011979
216732181621724216682169011941
2164411936
218162173421796216801195211945
2180121780217942 1 7 9 9
11953
11939
2174421802217072177011936
216912180121697218002
1
7
9
1
21779216562173411977
217871195121714
11938
11951
21799216202178812049
21692P 3118021755217052167111 9 4 22164721651 217952171111935 216982166321638/4411985
2178411965
217142172258
LOT 1 2
65
1
J
199
Rem
104
62
196
103
203
1 0 7
Rem
200
219
B
88
105
Rem5
132
204
48
97
131
98
167
139
1 0 8
130
209202
4
1 0 6
67
219
92
Rem
Rem
134
7
197
107
293
A
1
126
63
140
6
Rem
142
102
C
A
Rem
129
295
14559
95
141
1
128 101
96Pcl.B 1
144
90
94
208201
64
143
93
198
100
60
133
87 2614A89
91
9 10
127
99
61
166
195
66
1
LMP 34020RP 61902P 44518*PP061
P 31180P 28917LMS 3184P 29839
P 44518
P 62886 LMP 10090
P 4 4 5 1 8
P 28917P 28262
P 44518
P 62886
P 28917
P 79498
P 67685
P 31180
P 29839
P 28917P 22204 LMS 2095
P 39905P 8772
NWS 2037
P 29839P 31180
LMP 42013
P 33112
NWS 2813
P 23837P 8772
P 29839LMP 18955
P 39905P 28917
P 27623
P 76831
P 4 4 5 1 8 P 830P 8772
*P P 0 6 1P 18394
RW 40703RW 74359 RW 73587
RP 73402
RP 73720
RP 73430 LMP 18956RP 73527 RP 73511
P 40703B.C.H. & P.A.
RP 73655
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)
7248-20161676
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2014-108-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7222-2016; and
Second Reading
Zone Amending Bylaw No. 7138-2015
12874 Mill Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12874 Mill Street, from
RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to R-1 (Residential
District), to permit a future subdivision of approximately 5 lots. Council granted first reading to Zone
Amending Bylaw No. 7138-2015 and considered the early consultation requirements for the Official
Community Plan (OCP) amendment on March 24, 2015. Pursuant with Council resolution, the
application is subject to the Community Amenity Contribution Program (CAC).
The minimum lot size for the current RS-3 (One Family Rural Residential) zone is 2.0 ha (5 acres)
and RS-2 (One Family Suburban Residential) zone is 0.40 ha (1 acre), and the minimum lot size for
the proposed R-1 (Residential District) zone is 371 m² (3,995 ft²). The proposed R-1 (Residential
District) zoning is in compliance with the policies of the Silver Valley Area Plan of the OCP. Ground-
truthing on site has established the developable areas, and as a result, an OCP amendment is
required to revise the Conservation boundaries.
RECOMMENDATIONS:
1) That, in accordance with Section 475 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. 7222-2016 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;
2) That Official Community Plan Amending Bylaw No. 7222-2016 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7222-2016 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7222-2016 be given first and
second readings and be forwarded to Public Hearing;
5) That Maple Ridge Zone Amending Bylaw No. 7138-2015 be given second reading, and be
forwarded to Public Hearing;
1105
- 2 -
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 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3D - Horse Hamlet, and Figure 4 - Trails / Open
Space.
iii) Road dedication on Mill Street as required;
iv) Park dedication as required;
v) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant to prohibit basements due to the high water table;
vii) Removal of existing buildings;
viii) A Professional Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
ix) 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 property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
x) That a voluntary Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Owner: John Lauridsen
Legal Description: Lot 3 Section 27 Township 12 NWD Plan 10713
OCP:
Existing: Medium Density Residential and Conservation
Proposed: Medium Density Residential and Conservation (boundary
adjustment)
Zoning:
Existing: RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential)
Proposed: R-1 (Residential District)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential and Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Designation: Medium/High Density Residential and Conservation
East: Use: Storage
Zone: M-2 (General Industrial)
Designation: Conservation and Civic
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Density Urban and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.71 ha (1.75 acres)
Access: Mill Street and a new local road
Servicing requirement: Urban Standard
Companion Applications: 2014-108-SD, 2014-108-DP
2) Background:
The subject property is 0.71 ha (1.75 acres) in size and is bound by the unopened 240 Street right
of way to the west, Mill Street to the east and single family residential lots to the north and south
(see Appendix A). The adjacent property north, under application 2012-057-RZ at third reading,
shares the same owner as the subject property (see Appendix F). The proposed subdivision layout is
designed under the premise that application 2012-057-RZ is approved first, in that access and
servicing would be extended from that development site. Should application 2012-057-RZ not be
completed, the applicant will need to revise the subdivision layout accordingly.
3) Project Description:
The applicant proposes to rezone the subject property to the R-1 (Residential District) zone to permit
future subdivision into 5 single family residential lots not less than 371 m² (3,995 ft²) (see Appendix
C). Hennipen Creek is located on the southern portion of the subject property and enters via a
concrete culvert under Mill Street running in an east west direction. The north side of the creek is
currently void of vegetation, while the south side of the creek is dominated by mature deciduous
trees. A replanting plan consisting of native trees, shrubs and herbs will be introduced to increase
diversity and to improve the area around Hennipen Creek. The area surrounding Hennipen Creek will
be dedicated as park for Conservation purposes.
4) 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 provides for densities in the range of 15-30 units per hectare in the single family form.
- 4 -
The proposed R-1 (Residential District) zone development complies with the Medium Density
Residential within the Silver Valley Area Plan. The balance of the property is designated
Conservation in the Area Plan. As a result of ground truthing, an amendment to the Conservation
boundary is required.
Community Amenity Contribution Program:
On March 14, 2016, Council approved the Community Amenity Contribution Program Policy. The
CAC rate that applies to this application is $5,100 per lot and the estimated CAC contribution is
$25,500, based on a proposed lot yield of 5. This fee is payable prior to rezoning approval.
Zoning Bylaw:
The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential) to R-1 (Residential District) (see Appendix C) to permit
future subdivision into approximately 5 single family residential lots (see Appendix D). The minimum
lot size for the proposed R-1 (Residential District) zone is 371 m² (3,994 ft²).
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection and Natural Features Development
Permit application has been made under file reference 2015-108-DP. The purpose of this permit is
to ensure the preservation, protection, restoration and enhancement of the natural environment.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under the file reference 2016-035-DP for all development and subdivision activity identified in
wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and
property in designated areas that could be at risk for wildland fire; and where this risk may be
reasonably abated through implementation of appropriate precautionary measures. The subject
property is located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the
OCP. More information is provided within section 6) Interdepartmental Implications.
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, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land will be required to be dedicated as a condition of final reading.
5) Environmental Implications:
Due to a watercourse and steep slopes located on the subject property, the applicant has submitted
a Watercourse Protection and Natural Features Development Permit, along with an Environmental
Assessment and Tree Inventory Report provided by Letts Environmental Consultants Ltd., and a
Geotechnical Report prepared by GeoPacific Consultants Ltd. The Environmental Assessment
concludes that replanting of native trees, plants and herbs will occur within the riparian areas along
Hennipen Creek, including a stormwater infiltration swale consisting of wetland species to manage
water quality and quantity, as well as providing improved habitat to the existing area. A second
swale will be located along the western boundary of both the adjacent northern property and the
- 5 -
subject property, and will connect to an existing low lying swale that directs flows west. The Tree
Inventory Report indicates that there are retention opportunities in both the Conservation designated
area and the developable area. Trees identified for retention in the developable area will be
protected under covenant.
6) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that no t all
required services exist; therefore, a Rezoning Servicing Agreement will be required prior to final
reading. Road dedication of 4.5 m (15 ft.) is required on Mill Street as a condition of final reading.
No road dedication is required on 240 Street.
Licence, Permits and Bylaws Department:
The subject property has a water table at an elevation that would preclude basements for a portion
of the site; therefore, it is recommended that in-ground basement homes not be permitted.
Fire Department:
The subject property is located within the Wildfire Development Permit area; therefore, the applicant
has provided a Wildfire Hazard Mitigation Report prepared by Diamond Head Consulting. This report
also includes the adjacent northern property, located at 12933 Mill Street. The report concludes
that mitigation measures would be achieved through setbacks and fuel treatments along forested
boundaries, appropriate landscaping and fire resistant building materials.
7) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on January 8, 2016 and received comments back on February 23, 2016. The development site is
within the catchment area for Yennadon Elementary and Garibaldi Secondary School. Yennadon
Elementary has an operating capacity of 545 students, with the 2015-16 school year enrollment at
574 students (105.32% utilization) including 114 students from out of catchment. Garibaldi
Secondary School has an operating capacity of 1050 students, with 2015-16 school year enrollment
at 625 students (65.49%) including 348 students from out of catchment.
8) Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 475 of the Local
Government Act. The amendment required for this application, to adjust the Conservation area
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 determined to have no impact.
- 6 -
CONCLUSION:
The proposed R-1 (Residential District) zone development complies with the Medium Density
Residential designation within the Silver Valley Area Plan; however, an OCP amendment is required
to revise the Conservation boundaries. The subject property and the adjacent northern property,
located at 12933 Mill Street under application 2012-057-RZ at third reading, share the same owner.
The proposed subdivision plan is dependent on the adjacent property for access and servicing and it
is the owner’s intention to coordinate the developments at the subdivision stage. Replanting of
native species will occur on the southern portion of the subject property along Hennipen Creek, as
well, two swales will be introduced to direct drainage on each site. Tree retention opportunities exist
in both the Conservation designated area, as well as the developable area. A wildfire report
indicates mitigation measures for the subject property in the form of appropriate setback
requirements, landscaping and building materials.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7222-2016,
that second reading be given to Zone Amending Bylaw No. 7138-2015, and that application 2014-
108-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 Kelly Swift” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7222-2016
Appendix D – Zone Amending Bylaw No. 7138-2015
Appendix E – Subdivision Plan
Appendix F – Subdivision Plan for 12933 Mill Street, 2012-057-RZ
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: May 10, 2016 2014-108-RZ BY: DT
PLANNING DEPARTMENTFERN CRESCENT130 AVE.MILL ST.SHELDRAKE CRT.12933
239532407023921129582399223950239182394224069212954
24001239702391523990 12974 212848
24003239292392624000 2403324026(FERN CRES.)2404013005
12874
23996239502397924050241452393923924239872393013009
12795
SUBJECT PROPERTY
´
Scale: 1:2,500
12874 MILL Street
Adjacent Property
2012-057-RZ
APPENDIX A
DATE: May 4, 2016
2014-108-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
128 Ave 240 St´
Scale: 1:2,500
12874 Mill St
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7222-2016
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 expedient to amend Schedule "A" 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. 7222-2016
2.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3D
- Horse Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 917, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 - Trails / Open Space is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 925, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
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
APPENDIX C
239502397023996(FERN CRES.)12933
12874
12974
240692399012848
24026239302394224001 24145239152392623929239502395323987129582404023992240332407024050239182392423939239792400012954
FERN CRESCENTSHELDRAKE CRT.MILL ST.*LMP 22 96 0
45
5
P 10335
47
P 10713P 1112832
22
BCP 50115
3
*PP129
5
3
Rem 18
21
P 271964
P 21921
A
P 63118
P 10335
B
P 7794
1
31 PARK P 11363
P 10335
2
1P 7656
2
28 29
P 26177 *PP135SK 9735P 25056
EP 22444
EPP 26868
27
1
2 P 2622
26
25
1
25
P 7656
4
6
4
P 63118
46
2
P 10713
P 2622
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure 3D Medium Density Residential and Conservation
Conservation Medium Density Residential
7222-2016917
Urban Area Boundary
Urban Area Boundary
239502397023996(FERN CRES.)12933
12874
12974
240692399012848
24026239302394224001 24145239152392623929239502395323987129582404023992240332407024050239182392423939239792400012954
FERN CRESCENTSHELDRAKE CRT.MILL ST.*LMP 22 96 0
45
5
P 10335
47
P 10713P 1112832
22
BCP 50115
3
*PP129
5
3
Rem 18
21
P 271964
P 21921
A
P 63118
P 10335
B
P 7794
1
31 PARK P 11363
P 10335
2
1P 7656
2
28 29
P 26177 *PP135SK 9735P 25056
EP 22444
EPP 26868
27
1
2 P 2622
26
25
1
25
P 7656
4
6
4
P 63118
46
2
P 10713
P 2622
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Silver Valley Area Plan Figure 4 - Trails/Open Space as shown
To Add to Conservation To Remove from Conservation
7222-2016925
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7138-2015
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7138-2015."
2.That parcel or tract of land and premises known and described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 1634 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 March, 2015.
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
APPENDIX D
239422399612933
12874
12974
240692391823939239502395023970128482393023987
24040241452405023926239152392923992240332399012958(FERN CRES.)24001 24026240702392423979239532400012954
SHELDRAKE CRT.MILL ST.FERN CRESCENT4
*LMP 2296 0
3
EPP 26 868
2
P 271962
27 P 10713P 1112822
EP 22 444
45
4
1
P 779 4
3
21
P 103 35
25
P 6311 8
5
B
28 31
*PP13 5SK 9735P 10335P 250 56
A
P 103 35
46
BCP 50 115
6
*PP12 9
47
P 261 77
32
4
1
2
PARK
P 262 2
26
P 1136 3
A
P 103 35
P 765 6
P 6311 8
5
1
25
Rem 1 8
P 765 6
1
P 219 21
2
29
P 107 13
P 262 2
´
SCALE 1:2 ,5 00
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)R-1 (Residential District)
7138-20151634
Urban Area Boundary
Urban Area Boundary
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2013-080-DVP, 2013-080-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Variance Permit and Development Permit
24086 104 Avenue
EXECUTIVE SUMMARY:
Development Variance Permit and Development Permit applications 2013-080-DVP and 2013-080-
DP have been received in conjunction with a rezoning application to allow construction of 18
townhouse units in the Albion Area Plan. The requested variances are as follows:
1. Zoning Bylaw No. 3510 -1985, Part 6, Section 602, RM-1 TOWNHOUSE RESIDENTIAL
DISTRICT, 6. SITING 6a), to reduce the front and rear yard setbacks from 7.5 m (24.6 ft) to 4.5
m (14.8 ft) to the building face and 2.4 m (7.9 ft) to the furthest projection, with no further
projection exceptions.
2. Zoning Bylaw No. 3510 -1985, Part 6, Section 602, RM-1 TOWNHOUSE RESIDENTIAL
DISTRICT, 7. SIZE OF BUILDINGS AND STRUCTURES a), to increase the building height from
11.0 m (36 ft) to 11.25 m (37 ft) for Building 3.
3. Off-Street Parking and Loading Bylaw No. 4350-1990. ‘Schedule A’ 1.0 c), to reduce the
required number of visitor parking spaces from 4 to 3.
Council considered rezoning application 2013-080-RZ and granted first reading for Zone Amending
Bylaw No.7027-2013 on September 24, 2013. Council granted second reading to Zone Amending
Bylaw No. 7027-2013 on July 22, 2014. This application was presented at Public Hearing on
September 16, 2014, and Council granted third reading on September 30, 2014. Council granted a
first extension on September 29, 2015. Council will be considering final reading for rezoning
application 2013-080-RZ on May 24, 2016. It is recommended that Development Variance Permit
2013-080-DVP and Development Permit 2013-080-DP be approved.
RECOMMENDATIONS:
1) That the Corporate Officer be authorized to sign and seal 2013-080-DVP respecting property
located at 24086 104 Avenue; and
2) That the Corporate Officer be authorized to sign and seal 2013-080-DP respecting property
located at 24086 104 Avenue.
DISCUSSION:
a) Background Context:
Applicant: Homestead Developments Ltd.
Owner: Homestead Developments Ltd.
1106
- 2 -
Legal Description: Lot 7, Section 3, Township 12, New Westminster Plan11176
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
South: Use: Vacant (under application 2012-119-RZ)
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
East: Use: Vacant (under application 2012-119-RZ)
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Single Family Residential (under application
2015-069-RZ)
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 0.4 hectares (1.0 acre)
Servicing requirement: Urban Standard
b) Project Description:
The subject property is located at 24086 104 Avenue (see Appendix A and B). The proposed
townhouse development is comprised of three buildings: one at the northern end of the property,
one on the west side, and one on the east side. The northern building contains four units, while the
east and west buildings each propose seven units, for a total of 18 units (see Appendix C). The units
are a mix of three and four bedrooms ranging in size from 129 m2 (1390 ft2) to 141 m2 (1520 ft2) .
The vehicle access point is located on 104 Avenue and will be shared with the townhouse
development to the east and will align with the future school site entrance on the north side of the
street. A cross access easement has been secured to allow residents of both developments to enter
and exit across the adjacent property.
All 18 units have been designed with a double car parking arrangement. Additionally, Building 1 on
the east side includes driveway aprons with sufficient parking width and depth for two additional
vehicles per unit. The buildings are three storeys in height. Three visitor parking spaces are located
near the entrance of the development.
c) Planning Analysis:
Multi-Family Development Permit:
In accordance with Section 8.7 of the OCP, a Multi-Family Development Permit is required for all new
multi-family development. The guidelines for a Multi-Family Development Permit, as outlined in the
- 3 -
Official Community Plan (OCP), are listed below and the proposed development is in compliance with
these guidelines as follows:
1. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
The townhouse form is similar in height and massing to new single family homes along 104 Avenue.
The buildings are designed to wrap and fit into the existing topography, creating a mix of two and
three-storey elevations. Low slope roof elements with generous overhangs are also used to reduce
the overall scale. Design features, such as bay windows, porches, and vented gable elements, are
used to articulate the building elevations. The materials and colours used are found throughout the
neighbourhood. Materials include a mix of vinyl siding, hardie-panel and hardie-shingles, laminated
asphalt shingles, wood trims, and metal railings. Stronger colours at shingled walls complement
warm earth tones used throughout.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise ground oriented housing located to the
periphery of a higher density developments.
The subject property and surrounding properties to the north, south, west, and east are all
designated Medium Density Residential in the Albion Area Plan. Lands to the south are currently
under development for rezoning to the RM-1 (Townhouse Residential) zone, with the same height
and density as the subject property. It is anticipated that future re-development of remaining
surrounding land to intensive single family residential and townhouse residential will be a similar
height and density range to the subject development.
3. Large scale developments should be clustered and given architectural separation to foster a
sense of community, and improve visual attractiveness.
The proposed development is not large scale, therefore this requirement does not apply. However, it
is noted that the private open space for each unit is oriented to maximize privacy impacts for
properties to the west, east, and south.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface parking
located to the rear of the property.
Townhouse units fronting 104 Avenue have been designed with individual pedestrian entries to
create a strong street presence and complement the neighbouring homes. Pedestrian circulation
will be encouraged with attractive streetscapes attained through landscaping, architectural details,
and appropriate exterior lighting. Adequate landscaping including street trees and retaining wall
planters will be introduced to enhance each public and private outdoor space. Additionally,
decorative paving and hardscaping will be incorporated at each of the building entrances.
Requested Variances:
Zoning Bylaw No. 3510 -1985 establishes general minimum and maximum regulations for multi-
family development and the Off-Street Parking and Loading Bylaw No. 4350-1990 regulates parking
requirements. A Development Variance Permit allows Council some flexibility in the approval
process. The requested variances and rationale for support are described below (see Appendix C
and E).
- 4 -
1. Zoning Bylaw No. 3510 -1985, Part 6, Section 602, RM-1 TOWNHOUSE RESIDENTIAL
DISTRICT, 6. SITING a), to reduce the front and rear yard setback from 7.5 m (24.6 ft) to 4.5 m
(14.8 ft) and 2.4 m (7.9 ft) to the furthest projection, with no further projection exceptions.
This variance is required to accommodate the site entrance along the eastern property line, as the
developer had previously proposed a different layout consistent with required setbacks with all units
oriented north-south. The site entrance will align with the desired future school site entrance on the
north side of 104 Avenue. The reduced front yard setback will create an attractive and active
pedestrian realm, as the building fronting 104 Avenue has been sited closer to the street. Front
entrances for each of the units in the building will have direct access to the sidewalk.
2. Zoning Bylaw No. 3510 -1985, Part 6, Section 602, RM-1 TOWNHOUSE RESIDENTIAL
DISTRICT, 7. SIZE OF BUILDINGS AND STRUCTURES a), to increase the building height from
11.0 m (36 ft) to 11.25 m (37 ft) for Building 3.
The additional height is required to permit a portion of the ridgeline and the gable dormer elements
for Building 3 fronting 104 Avenue. This variance is supportable to permit the articulation of the
building elevations and to accommodate the significant grade changes on the site.
3. Off-Street Parking and Loading Bylaw No. 4350-1990. ‘Schedule A’ 1.0 c), to reduce the
required number of visitor parking spaces from 4 to 3.
All of the proposed 18 units have double car garages and 7 of those units in Building 1 have large
driveway aprons that can accommodate another two parking spaces. Due to the large driveway
aprons, a reduction in one visitor parking space is supportable and will ensure landscape planting in
common areas is maximized.
d) Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held on December 10, 2013. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel provided
the applicant with resolutions outlining comments for design changes. The Advisory Design Panel
resolutions and responses from the project Architect are provided below. The Advisory Design Panel
resolved that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Confirm FSR calculations to determine if more space can be allotted for building entries.
The FSR calculations have been reviewed to determine if additional area can be allocated for
building entries and it has been determined there is no additional FSR that can be added.
Provide architectural treatment and possible glass panels on garage doors and entry doors.
Glazed panels have been provided at garage doors. Sidelights have been provided at unit
entries for Buildings 1 and 3. Glazed panels have been added to unit entry doors on Building 2.
Look at reducing building overhang on visitor parking.
The building overhang has been reduced by 30 cm (12 in) over the visitor parking at Building 1.
A further reduction is possible if the enclosed garages at this building are enlarged and the
- 5 -
exterior parking spaces become small cars instead of large cars. The exterior wall of the
garages at Buildings 2 and 3 align with the exterior walls on the upper floors. Roof overhangs
are provided above the garages for building articulation.
Consider contrasting surface treatment at building entries.
Surface treatment at the unit entries has been revised to show freestanding planters between
the vehicular areas and the unit entrances.
Consider more robust landscape treatment at main vehicle entry.
Additional landscaping has been added at the main vehicle entry, while maintaining good
visual clearance for vehicles entering and leaving the site. A continuous sidewalk is also
provided along 104 Avenue to permit pedestrian access to the site.
Look into providing pedestrian connection to adjacent site.
A physical pedestrian connection would be possible if the overall development was done by a
single developer. Separate stratas and determining shared costs and maintenance over time
can become complicated for future residents. Grading has been refined at the interface
between the two sites and final landscape treatment is to provide a visual connection between
the sites. The sidewalk layout has been revised to connect the two sites at the 104 Avenue
entrance.
Consider reducing setback along east property line and provide sidewalk in front of Building 2.
The setback for Building 1 has been reduced from 7.5 m (24.6 ft) to 6.0 m (20 ft) to the main
building face. This will permit a 1.5 m (5 ft) sidewalk in front of Building 2.
Provide pedestrian connection to 104 Avenue.
A sidewalk element has been added to the east side of Building 3 into the site. This will
connect to the sidewalk in front of Building 2.
Consider alternate border/fence treatment along east property line with a lower profile.
Lower profile fencing and landscaping is to be provided along th e east property line to provide
a visual connection to the neighbouring central amenity space.
Consider adjusting landscape alignment of retaining walls with a clear integration along
adjacent property.
Retaining walls and landscaping have been adjusted between the two sites.
Consider relocation entry gate to child play area so as not to interfere with parking.
The gate has been relocated.
Consider increasing child play area with a possible reduction to the patio.
The child play area has been increased to cover the previously proposed patio area.
Consider entry element to amenity area.
An arbour element has been added at the entry to the amenity area.
Provide combined site sections through both the development sites.
Additional sections have been provided.
The Advisory Design Panel concerns have been addressed and the architectural plans have been
revised (see Appendix D and F).
- 6 -
e) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
f) Financial Implications:
In accordance with Council’s Landscape Security Policy No. 6.28, a refundable security equivalent to
100% of the estimated landscape cost will be provided to ensure satisfactory provision of
landscaping in accordance with the terms and conditions of the Development Permit. Based on an
estimated landscape cost of $128,216.00, the security will be $128,216.00.
CONCLUSION:
This application is for an 18 unit townhouse development that is in compliance with the OCP and the
Multi-Family Development Permit guidelines. It is therefore recommended that the Corporate Officer
be authorized to sign and seal Development Variance Permit 2013-080-DVP and Development
Permit application 2013-080-DP.
“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 Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan showing variances
Appendix D – Building Elevation Example
Appendix E – Proposed Height Variance
Appendix F – Landscape Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 9, 2013 2013-080-DP BY: JV
24086-104th Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
0
22
52
10325
10331
10307 2409316
32
46
0
1034324028 24027241562402210337
10355 2406128
58
103362406010349 2410840
10319 2408610313
103 AVE.240A ST.104 AVE.
10
17
18
PARK
K
3
A
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4
5
8
13
P 11176
BCP 36407
7
PARK
LMP 48057
19
P 20434
3
6
7
11
15
P 14750
P 14750
4
1
14
Rem D
Rem 7
B
P 13554
4
2 BCP 36407A
P 9393
BCP
9
P 21769
12
16
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P 13554
8
B
A
PARK
Subject Property
´
Scale: 1:1,500
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 24, 2013 FILE: 2013-080-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:1,500
24086 104 AVENUE
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2014-028-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
22562 121 Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application (2014-028-DVP) has been received in conjunction with a
rezoning application to permit a 73 unit apartment building. The requested variances are to:
1. Reduce setbacks along the front lot line (facing Edge Street) and the exterior side lot line
(121 Avenue) for an entrance canopy for weather-protection;
2. Increase the proportion of small car parking spaces; and
3. Reducing the width of the driveway ramp into the underground parking structure.
Council will be considering final reading for rezoning application 2014-028-RZ on May 24, 2016.
It is recommended that Development Variance Permit 2014-028-VP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-028-DVP respecting property located
at 22562 121 Avenue.
DISCUSSION:
a) Background Context
Applicant: Maclean Homes
Owner: Maclean Homes (Edge) Ltd., Inc.No. BC1046650
Legal Description: Lot A Section 20 Township 12 New Westminster
District Plan EPP 57087
OCP :
Existing: Medium and High-Rise Apartment
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-3 (High Density Apartment Residential)
1107
- 2 -
Surrounding Uses:
North: Use: Church and Private School
Zone: P-4 (Place of Worship Institutional) & P-2 (Special Institutional)
Designation: Institutional
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
West: Use: Park, Residential & Apartment
Zone: RS-1 (One Family Urban Residential) &
RM-2 (Medium Density Apartment Residential
Designation: Park, Medium and High-Rise Apartment &
Low-Rise Apartment
Existing Use of Property: Residential
Proposed Use of Property: Apartment
Site Area: 0.342 Ha (0.85 Acres)
Access: Lane parallel to 121 Street
Servicing: Urban
Companion Applications: 2014-018-DP & 2014-028-VP
b) Project Description:
The proposed use is for a five (5) storey, 73-unit apartment building. There will be a healthy unit mix
consisting of approximately 6 studio units, 24 one bedroom plus den units, 8 one bedroom plus loft
units, 4 one bedroom units, 23 two bedroom units, and 8 two bedroom plus den units. Of these, six
(6) will be constructed as Adaptive Housing, following SAFERhome Standards, thus allowing for some
units for aging in place.
The site will include: a 66.4 square metre (715 square foot) common room open to an outdoor patio
with seating for a total of about 133 square metres, useable open space mainly along 121 Street
and the lane paralleling it, storage areas for bicycles and a garbage/recycling storage room.
Parking consisting of 79 residential spaces plus 8 visitor spaces (87 in total) underground. Access
will be by way of a ramp off of the lane parallel to 121 Avenue. On street parking will be available
along the fronting streets.
This development will be similar in building bulk and density to the 77 unit condominium “The Edge
on Edge” completed by this same applicant to the southwest at 12075 Edge Street (RZ/078/09).
The subject site has been consolidated into a single property. A corner truncation at Ed ge Street and
121 Avenue and the lane that parallels 121 Avenue has been widened. The site is relatively flat, all
buildings and structures have been removed and the row of mature trees along the lane close to
Edge Street will be removed to accommodate the underground parking structure.
- 3 -
c) Variance 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 requested variances and rationale for support are described below and shown in the diagrams
contained in Appendix D:
1. The following sections of the Maple Ridge Zoning Bylaw No. 3510 -1985 are proposed to be
varied:
Part 6 Section 605 6. a): To reduce the setback, including all projections, to the front lot
line (Edge Street) from not less than 7.5 metres to not less than:
o 2.564 metres to the closest point of the roof overhang;
o 3.472 metres for the central volume on 2nd, 3rd and 4th floors;
o 3.472 metres for the central volume balcony on 2nd, 3rd and 4th floors;
o 4.164 metres for the square columns for the 2nd and 3rd floor balconies;
o 4.026 metres for the rectangular columns within the first floor balconies; and
o 4.355 metres for the remainder of the façade.
Rationale: The building is proposed closer to the Edge Street property line, to increase
the urban appearance of the area and also to allow enough building setback separation
at the East property line, where single family homes are immediately adjacent. According
to the applicant the projections do not encroach on the minimum 3 metre setback BC
Hydro requires from their overhead high voltage along Edge Street. The proposed
variance is therefore justified from a form and character perspective.
Part 6 Section 605 6. a): To reduce the setback, including all projections, to the exterior
side lot line (121 Avenue) from not less than 7.5 metres to not less than 4.139 metres
for the front entrance canopy.
Rationale: The projecting canopy will highlight the location of the main entrance to the
building. It will also provide a transition of covered space between the outdoor and
indoor space of the main lobby including adequate shelter from the weather in front of
the main door and the enter phone. The proposed variance is therefore justified from a
form and character perspective as well as creating a better pedestrian environment.
2. The following section of the Maple Ridge Off Street Parking and Loading Bylaw No 4350 -
1990, are proposed to be varied:
Part IV, Section 4.1 (a) i) b): To increase the maximum number of small car parking
spaces in the underground parking area from 10% to 19.5%, provided the maximum
number of such parking spaces is not more than 17 parking spaces;
Rationale: The project is located in the downtown core of Maple Ridge. It is expected
that people will be driving less and will be walking to use bus service at the Haney Place
transit interchange. Consequently, the architect’s intent behind this relaxation is to
encourage the use of more environmentally friendly smaller vehicles. The variance is
justified for these reasons.
- 4 -
Part IV, Section 4.1 (a) iii): To reduce the width for the ramp (e.g. considered to be a
concealed drive aisle) between the lane to the south paralleling 121 Avenue and the
underground parking structure, from 7.0 metres to 6.096 metres.
Rationale: The applicant has demonstrated that the reduced size of the access ramp in
relation to the underground parking layout will accommodate the turning movement of
the typical automobile turning in and out of the parking area. This justifies the proposed
variance.
d) Citizen/Customer Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
CONCLUSION:
The proposed variance for setbacks, proportion of small car parking spaces and the width of the
ramp into the underground parking structure are supported because they are justified by the
applicant from the perspective of improving the urban form, encouraging small car ownership and
acceptable traffic practices, respectively.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2014-028-DVP.
“Original signed by Adrian Kopystynski”
____________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan
Appendix D – Plan details showing proposed variances
DATE: May 4, 2016
2014-028-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22562 121 AvenueLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: May 4, 2016
2014-028-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22562 121 Avenue
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
APPENDIX C
Edge St Setback Variances (First Floor) Edge St Setback Variances (Second Floor)
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2014-028-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
22562 121 Avenue
EXECUTIVE SUMMARY:
Council considered rezoning application 2014-028-RZ and granted first reading for Zone Amending
Bylaw No. 7092-2014 on July 22, 2014. Council granted first and second reading for Official
Community Plan Amending Bylaw No. 7154-2015 on June 23, 2015, and second reading for Zone
Amending Bylaw No 7092-2014 on June 23, 2015. This application was presented at Public
Hearing on July 21, 2015, and Council granted third reading on July 28, 2015. Council will be
considering final reading for rezoning application 2014-028-RZ on May 24, 2016.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-028-DP respecting property located
at 22562 121 Avenue
DISCUSSION:
a) Background Context:
Applicant: Maclean Homes
Owner: Maclean Homes (Edge) Ltd., Inc.No. BC1046650
Legal Description: Lot A Section 20 Township 12 New Westminster District
Plan EPP 57087
OCP :
Existing: Medium and High-Rise Apartment
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-3 (High Density Apartment Residential)
Surrounding Uses:
North: Use: Church and Private School
Zone: P-4 (Place of Worship Institutional) & P-2 (Special Institutional)
Designation: Institutional
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
1108
- 2 -
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
West: Use: Park, Residential & Apartment
Zone: RS-1 (One Family Urban Residential) &
RM-2 (Medium Density Apartment Residential
Designation: Park, Medium and High-Rise Apartment &
Low-Rise Apartment
Existing Use of Property: Residential
Proposed Use of Property: Apartment
Site Area: 0.342 Ha (0.85 Acres)
Access: Lane parallel to 121 Street
Servicing: Urban
Companion Applications: 2014-018-RZ & 2014-028-VP
b) Project Description:
The proposed use is for a five (5) storey, 73-unit apartment building. There will be a healthy unit mix
consisting of approximately 6 studio units, 24 one bedroom plus den units, 8 one bedroom plus loft
units, 4 one bedroom units, 23 two bedroom units and 8 two bedroom plus den units. Of these, six
(6) will be constructed as Adaptive Housing, following SAFERhome Standards, thus allowing for some
units for ageing in place.
The site will include: a 66.4 square metre (715 square foot) common room open to an outdoor patio
with seating for a total of about 133 square metres, useable open space mainly along 121 Street
and the lane paralleling it, storage areas for bicycles and a garbage/recycling storage room.
Parking consisting of 79 residential spaces plus 8 visitor spaces (87 in total) underground. Access
will be by way of a ramp off of the lane parallel to 121 Avenue. On street parking will be available
along the fronting streets.
This development will be similar in building bulk and density to the 77 unit condominium “The Edge
on Edge” completed by this same applicant to the southwest at 12075 Edge Street (RZ/078/09).
The subject site has been consolidated into a single property. A corner truncation at Edge Street and
121 Avenue and the lane that parallels 121 Avenue has been widened. The site is relatively flat, all
buildings and structures have been removed and the row of mature trees along the lane close to
Edge Street will be removed to accommodate the underground parking structure.
c) Planning Analysis:
Pursuant to section 8.11 of the Official Community Plan, this proposal is subject to the Town Centre
Development Permit Area Guidelines.
The Key North View guideline concepts and the Architect’s and the Landscape Architect’s design
compliance analysis is as follows:
1. Promote North and South View as distinctive, highly liveable multifamily neighbourhoods.
Architect’s Analysis: The proposed condominium apartment building is bridging areas of
ground-oriented housing and institutional buildings with areas of proposed higher densities.
- 3 -
2. Create a pedestrian-friendly, ground-oriented, multi-family community.
Architect’s Analysis: This is achieved by: Access to ground floor units directly from the street,
low fencing and open areas at building entrances. The corner has a seating feature designed
as public art in a pedestrian plaza.
3. Maintain cohesive building styles.
Architect’s Analysis: This building has similar scale, design and features to the” Edge on
Edge” condominium in the adjacent block.
4. Capitalize on important views.
Architect’s Analysis: North Facing suites have mountain views. The building does not block
important views from other buildings.
5. Provide private and semi-private green space.
Architect’s Analysis: The private ground floor patios sit over the parking garage structure and
access the street though external stairs. The higher ground floor units provide more visual
control of the street and lane (Eyes-on-the-street).
6. Provide climate appropriate landscaping and green features.
Landscape Architect’s Analysis: A variety of plantings, native and ornamental trees and
shrubs, both evergreens and deciduous are proposed for seasonal interest. The planting is
hardy, low maintenance and selected to enhance bird habitat.
7. Maintain street interconnectivity
Architect’s Analysis: The lane parallel to 121 Street will be used to access the parking
garage. All required parking is to be located in an underground parking structure.
d) Advisory Design Panel:
The application was submitted for review by the Advisory Design Panel (ADP) on March 10, 2015.
The motion passed by the ADP and a description of how the Architect and Landscape Architect
addressed these concerns is attached as Appendix C.
Staff is satisfied that the design concerns have been addressed.
e) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $104,539.00, the security will be $104,539.00.
There will be 13 trees added to the municipal street tree inventory on completion of this project. The
costs associated with maintaining these trees will need to be included in a subsequent operating
budget.
- 4 -
CONCLUSION:
The proposed 5 storey apartment building represents another significant building to increase the
resident population in the Town Centre Area. This project provides for a Public Plaza with seating
designed as public art. The floor plans attached to the Development Permit show six (6) dwelling
units to be designed in accordance with SaferHome Standards to allow for aging in place.
This development proposal complies with the Town Centre Development Permit Guidelines, as
amended by OCP Amending Bylaw No. 7154-2015, it is recommended that development permit
2014-028-DP be given favourable consideration by Council.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C - Response to Advisory Design Panel comments
Appendix C – Architectural Plans
Appendix D – Landscaping Plans and Specifications
DATE: May 4, 2016
2014-028-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22562 121 AvenueLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: May 4, 2016
2014-028-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22562 121 Avenue
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
- 5 -
Appendix C Advisory Design Panel Concerns and Applicant’s Response
That the following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information:
1. The plans need more information about hard surfacing to be used, including a legend.
Landscape Architects Response: Hard surface notes are added throughout the drawing,
including type of paving and name of concrete pavers with detail information about type,
patterns and borders; paving legend added.
2.Provide revised sections with landscaping, sloping and grading information that demonstrate the
underground parking building slope and height out of the ground is properly coordinated with the
ultimate curb and sidewalk elevation for convenient pedestrian access and to minimize the slope
of the front yards for ground level units.
Architects Response: An architectural building section was added on the applicable drawing.
Landscape Architects Response: The landscape section through a private yard is updated and
coordinated with the architectural section to demonstrate typical grading, sloping and typical
build-up on parking slab.
Staff Comment: All footings for the fence structure must be on the property and not extending into
the grass boulevard in the City road right-of-way.
3.Improve the identity and detail of the vehicle and two pedestrian entrances.
Landscape Architects Response: The identity of the vehicular entry is enhanced by adding entry
columns with lighting and a strip of textured paving. Both pedestrian entry courts feature
concrete pavers, seasonal planting and seating.
4.Provide more definition to the front entrance canopy.
Architects Response: The requested design details have been added to the architectural building
elevation drawings.
5. Improve the front entrance with more decorative surface treatment, pavers, etc, as well as
confirming the ramp slope is code compliant.
Landscape Architects Response: Notes are added on the drawings about the front entrance to
clarify the decorative surface treatment and that the building main entry slope on paving not
exceeding 5% to meet Building Code. The slope on the entry path is not significant and a
handicap ramp is not required.
6. Improve the Edge Street entrance and interface by adding decorative surface treatment,
incorporating a ramp if necessitated by access requirements.
Architects Response: The building's main entrance is located at 121st Avenue, including the
enter phone and accessible path. The door at Edge St. is a secondary entry point into the
building, so no ramp access will be provided aiming to provide as much planting as possible in
this location.
Landscape Architects Response: The pedestrian entry on Edge Street is widened and concrete
pavers are added in the entry court and the bike rack area.
APPENDIX C
- 6 -
7. Review and provide more clarity about the stairwells to the underground parking. Consider
adding canopies and landings at exterior stairs.
Architects Response: It is the developer’s point of view that fire exit stairwells are fire exits only
and are not designed or intended for exit and re-entry into the parking area and from a security
perspective, access to the underground parking is limited to a single point of entry via the
elevator that is controlled with a FOB system. Covering these exit stairwell structures would
create a sheltered area where loitering and potential breaking-in could occur.
8. Review vestibule requirements for interior stairs. Review exiting requirements from the upper
floors to the exterior through lobbies.
Architects Response: The vestibule was added and exiting revised for code compliance.
9. Use a more colorful palette for the building
Architects Response: Some of the proposed exterior colors were revised and sample colours
shown on the data and colour elevation pages to provide more contrast and color highlights.
10. Improve the relationship between the loft windows and the building elements and windows used
on the lower floors. Add architectural details to tie in the penthouses with the lower part of the
building
Architects Response: The loft level window proportion as well as the balcony window layout and
proportion were revised to tie in the penthouses with the lower part of the building. Note that the
balcony window revisions carry throughout all floor levels of the building.
11. Confirm use of battens or reveals as this may inform architectural expression.
Architects Response: Board and batten siding will be used.
12. Add weather protection to upper balconies that may be exposed
Architects Response: A small roof overhang was added above the sliding door and window at
the 4th floor balconies.
13. Describe more fully how the underground parking areas will function, and consider adding a
separate gate between the parking for visitors and residents thereby improve the security of the
resident parking area.
Architects Response: The developer is concerned about the cost, the inconvenience and
questions the benefit of a second gate to separate Visitor parking from the Resident parking
areas for the future strata corporation. The developer prefers to have the guests park on the
street for short visits and should their guests be staying for longer periods of time , the owners
simply enter the underground with their guests to park the car and enter the building.
14. In addition to providing public art, consider a stronger relationship with the institutional uses to
the north (Church, schools and community gardens) with seating and features such as lighting
or water at the corner.
Landscape Architects Response: The public art element in the form of a sculptural seating wall is
proposed to be incorporated into the seating area, with feature planting and lighting. A token low
maintenance herb garden (mini-community garden) with year round interest, and gathering
space provide a connection with the institutional uses across the street: church, schools and
community garden.
- 7 -
15. Consider having a different colour and texture for the decorative pavement and increasing the
seating wall depth from 12” to 18” for the amenity patio area
Landscape Architects Response: Decorative paving is added to the patio and the seat width at
the seating wall is increased to 18 inches for comfort.
16. Provide details for pedestrian and building lighting.
Landscape Architects Response: Descriptive notes and generic product cut sheets are added for
lighting.
17. Provide details for stormwater management suitably coordinated with landscaping.
Staff Comments: The Architectural site plan and the landscaping plan have been coordinated
with the Engineering Consultant’s Report. This report will be attached to the Development Permit
to achieve compliance.
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 2012-119-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
24108 104 Avenue and 10336 240A Street
EXECUTIVE SUMMARY:
Multi-Family Development Permit application 2012-119-DP has been received in conjunction with a
rezoning application to allow construction of 97 townhouse units on the subject properties, located
at 24108 104 Avenue and 10336 240A Street, in the Albion Area Plan.
Council considered rezoning application 2012-119-RZ and granted first reading for Zone Amending
Bylaw No. 6969-2013 on February 12, 2013; and second reading on October 28, 2014. This
application was presented at Public Hearing on November 18, 2014, and Council granted third
reading on November 25, 2014. Council granted a first extension on November 24, 2015. Council
will be considering final reading for rezoning application 2012-119-RZ on May 24, 2016. It is
recommended that Development Permit 2012-119-DP be granted.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2012-119-DP respecting property located
at 24108 104 Avenue and 10336 240A Street.
DISCUSSION:
a) Background Context:
Applicant: Nordel Homes Ltd.
Owners: Guards Capital Group (Corp. Inc No. 0547954)
Gurjeet Dhindsa
Surinder Dhindsa
Legal Descriptions: Lot: 4, Section: 3, Township: 12, New Westminster
District Plan: 9393
Lot: 19, Section: 3, Township: 12, New Westminster
District Plan: BCP36407
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
1109
- 2 -
Surrounding Uses:
North: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional
South: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-2 (One
Family Suburban Residential)
Designation: Conservation, Medium Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Access: 104 Avenue, 240A Street
Servicing: Urban Standard
Companion Applications: 2012-119-RZ, 2013-064-DP
Site Area: 2.3 hectares (5.68 acres)
b) Project Description:
The subject properties, located at 24108 104 Avenue and 10336 240A Street, are bound by
residential development to the north, east and west. The properties slope to the south towards
adjacent parkland and Spencer Creek (see Appendices A and B). The proposed townhouse
development is comprised of 18 buildings with four to seven attached units each (see Appendix C).
The project is proposed to develop over four phases, starting from the 104 Avenue frontage and
working southwards and westwards.
The development proposal includes 97 townhouse units, 30 of which have a double car garage.
Additionally, 120 additional parking spaces are provided on driveway aprons. Of the additional
parking spaces provided, 92 are longer parking spaces to accommodate large vehicles such as a
GMC Sierra. The additional parking spaces have resulted in 23 units having a total of four parking
spaces per unit, 54 units with a total of three parking spaces per unit, and 19 units with two spaces
per unit. Overall, there are now 314 parking spaces for the proposed development that requires 214
parking spaces.
The vehicle access point into the development is on 104 Avenue, with a secondary access for
emergency vehicles only at 240A Street. The main entrance will be shared with the townhouse
development to the west, and a cross access easement will allow residents of both developments to
enter and exit across the adjacent property. Visitor parking spaces are distributed throughout the
development to reduce the visual impact of these parking areas, and to provide close proximity
parking options for all buildings.
- 3 -
Indoor and outdoor amenity spaces are included in the site design. A two storey amenity unit is
located in Building 3 that will include an outdoor patio space and a picnic table. The common
outdoor activity area is located in the northwestern area of the subject properties behind Buildings 3,
5 and 11. The outdoor space will include a children’s playground space with benches for seating
nearby. The surrounding area will be landscaped with trees and grass to provide shade and info rmal
play areas.
A spring, which connects to Spencer Creek further south, is located on the subject properties. This
spring will be enhanced with a replanting plan and incorporated into the overall design of the
development.
c) Planning Analysis:
In accordance with Section 8.7 of the OCP, a Multi-Family Development Permit is required for all new
multi-family development. The guidelines for a Multi-Family Development Permit as outlined in the
OCP are listed below and the proposed development is in compliance with these guidelines as
follows:
1. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
The current architectural character of the homes in the neighbourhood varies between traditional
‘Craftsman’ and contemporary ‘West Coast’ styles (see Appendix D). The townhouse form is
similar in height and massing to new single family homes along 104 Avenue. The buildings are
designed to wrap and fit into the existing topography, creating a mix of two and three -storey
elevations. Low slope roof elements with generous overhangs are also used to reduce the
overall scale. Design features, such as bay windows, porches, and vented gable elements, are
used to articulate the building elevations. The materials and colours used are found throughout
the neighbourhood. Materials include a mix of vinyl siding, hardie-panel and hardie-shingles,
laminated asphalt shingles, wood trims, and metal railings. Stronger colours at shingled walls
complement warm earth tones used throughout.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise ground oriented housing located to the
periphery of a higher density developments.
The subject properties and surrounding properties to the north, south, west, and east are all
designated Medium Density Residential in the Albion Area Plan. Lands to the west are currently
under development for rezoning to the RM-1 (Townhouse Residential) zone, with the same height
and density as the subject properties. It is anticipated that future re-development of remaining
surrounding land to intensive single family residential and townhouse residential will be a similar
height and density range to the subject development.
3. Large scale developments should be clustered and given architectural separation to foster a
sense of community, and improve visual attractiveness.
The units for the proposed development are clustered in buildings ranging in size between four
and seven units. To create a sense of community within the development, three main outdoor
amenity spaces provide community focal points within the site. The ‘Plateau’ is the larger central
outdoor space that is centered around the knoll. This park-like landscape is adjacent to the
main indoor amenity space, which contains a multipurpose room, fitness space, lounge and
- 4 -
central mailroom. The ‘Plateau’ contains spacious lawns with a playground and large planted
beds to create visual interest and screening for the townhouses. The ‘Terrace’ outdoor space is
located in the south-east corner and includes community garden plots for residents. The third
outdoor space is the ‘Valley’, which is a simpler outdoor space.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface parking
located to the rear of the property.
The pedestrian network provides access to each home and to the common outdoor spaces.
Where buildings front onto public streets, a residential street character is created to complement
the neighbouring homes. The interior lanes have been treated with street trees, sidewalks, lawn
boulevards, residential entry sidewalks and substantial planting beds. Due to the townhouse
form of development, parking is provided in garages rather than underground.
d) Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held on December 10, 2013. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel provided
the applicant with resolutions outlining comments for design changes. The Advisory Design Panel
resolutions and responses from the project Architect are provided below. The Advisory Design Panel
resolved that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Consider continuing the perimeter trail around Building 7 or more to the north to eliminate a
dead end.
The steep grading conditions of the north side of Building 7 and east side of Buildings 2, 4, and 6
limit the opportunity to fully connect the trail system around the perimeter of the site. The gravel
channel stream bed on the west side of Building 7 also challenges this trail system. The
pedestrian trail on the north and east side of Building 7 has been removed and a circular route
that includes the sidewalk along the south side of the internal road is proposed. A roll over curb
and additional planting on the inside edge of the sidewalk is to be provided to improve the
delineation of the sidewalk and definition of this circular route.
Consider barrier-free access to central amenity area.
A barrier-free access route has been created by adjusting grades within Buildings 11, 13 and 15
and by creating an integrated ramp system along the northern edge of these buildings.
Consider better series of connections for the pedestrian walkway.
Pedestrian connections to the central amenity space have been revised to improve accessibility
and visibility. An entry arbour element has been added to the 104 Avenue pedestrian entrance.
The stairs from this entrance to the amenity area have also been spaced out and widened to
visually confirm this is a public entrance. Staggered stone slabs are used as the stair treads to
soften and incorporate planting in and around the stairwell. Paving delineation is provided
across the internal roadway system to further define the pedestrian connections through the site.
- 5 -
Consider a continuous sidewalk at the main vehicle entrance.
A continuous sidewalk is provided along 104 Avenue.
Provide details of site entry features.
A detail of the site signage element at the main driveway entrance has been provided, as well as
an entry arbour detail along 104 Avenue between Buildings 1 and 2.
Consider architectural treatment to more visible ends of the buildings.
The visible end elevations have been revised to enhance these high profile locations.
Consider the surface treatment at unit entries.
Surface treatment at the unit entries has been revised to show concrete unit pavers.
Better consideration to be taken at the termination of building finishes.
End elevations of each building have been reviewed and adjusted to provide better termination
of building finishes.
Consider glass panels in the entry doors or garage doors.
Glazed panels have been provided at garage doors.
Consider matching styles of windows on each elevation.
Window elevations have been reviewed and refined to improve consistency within each building,
while maintaining variety throughout the site.
Provide architectural character with trellis or roof skirts on the building elevations facing amenity
area.
Interior elevations fronting the main outdoor amenity space have been enhanced with roof and
landscape elements.
Provide pedestrian and roadway lighting details.
A pedestrian lighting element has been added. The electrical consultant will provide details on
the location of the pedestrian and roadway lighting, as well as the roadway lighting details.
Provide more prominence to north access to amenity area.
A grander stair element has been provided at the north access to the outdoor amenity area.
e) Environmental Implications:
A Watercourse Protection Development Permit and a Natural Features Development Permit are
required for the proposed development. The applicant has provided an enhancement and replanting
plan for the existing parkland to the south of the subject properties prepared by Envirowest
Consultants Inc. Envirowest has advised that invasive plants, including Himalayan Blackberry and
Yellow Archangel along the southern property line and riparian area adjacent to Spencer Creek will
be removed by the applicant through the development permit process. Enhancement of the riparian
area will consist of the addition of native trees, shrubs and ground cover. Existing native plants in
the riparian area will be conserved, and enhancement plantings will be integrated with existing
vegetation. Approximately 6,657 m2 (1.6 acres) of riparian area will be enhanced (see Appendix E).
Additionally, Envirowest reports that flows from the spring located in the northeastern corner of the
southern lot will be maintained. Flows will be directed via a landscaped gravel swale into an inlet
structure and then to a constructed infiltration trench. This will ensure that flows from the spring will
- 6 -
still contribute to Spencer Creek. The area around the conserved spring will be extensively
landscaped. An area of approximately 874 m2 (9400 ft2) will be enhanced via the addition of native
and ornamental plants.
Lastly, Envirowest proposes to construct a rain garden in the northeast corner of the subject
properties. The channel section of the rain garden will be constructed with gravel, cobble and
boulders. Native vegetation including shrubs, ferns and grasses, will be planted in a band on the
banks and perimeter the rain garden. The rain garden and plantings will occupy a total area of 145
m2 (1,560 ft2) (see Appendix E), and will contribute to the onsite stormwater management through
biofiltration and infiltration.
f) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $ 670,423.00, the security will be $670,423.00.
CONCLUSION:
The development proposal complies with the Multi-Family Development Permit Area Guidelines of
the OCP for form and character. It is therefore recommended that 2012-119-DP be given favourable
consideration and that the Corporate Officer be authorized to sign and seal Development Permit
2012-119-DP.
“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 Kelly Swift”
_______________________________________________
Concurrence: E.C Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan
Appendix D – Building Elevation Examples
Appendix E – Landscape Plan
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC
10336 240A STREET &
24108 104 AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC
10336 240A STREET &
24108 104 AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
APPENDIX B
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 11-5255-40-186
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Award of Contract ITT-EN16-19: 203 Street Road and Drainage Improvements
(Dewdney Trunk Road – Golden Ears Way)
EXECUTIVE SUMMARY:
203 Street between Dewdney Trunk Road and Golden Ears Way is one of the City’s significant
north/south corridors. Improvements to the corridor have been sought by area residents and the
general public for a number of years. It is classified as an urban arterial roadway but is currently
constructed to a two lane rural roadway with limited cycling facilities on the east side and
intermittent sidewalks and open ditching. 203 Street is also designated in the Strategic
Transportation Plan as one of the major north/south cycling corridors and connects to the 123
Avenue bikeway providing east/west access across the City.
When considering upgrading of the roadway to an urban arterial standard, the City reviewed current
traffic volumes and considered the opportunity to construct a cycling facility that would be in line with
the Metro Vancouver Regional Cycling Strategy to encourage use by riders across all demographics.
The first of its kind in the City, the bi-directional protected cycle track has been well received by the
cycling community and the general public during the public consultation.
The 203 Street Road and Drainage Improvements project will involve the construction of two 3.5m
travel lanes, 2m wide concrete sidewalks with curb and gutter on both sides, a 3m bi-directional
protected cycle track and with on-street pocket parking on the east side of 203 Street. Additionally,
catch basins, storm drainage system, LED street lighting and pedestrian crossing lighting will be
installed. The project will also install fiber optic conduits to fit in with the City’s plans for expansion
of the fiber optic network in the future. The project construction is anticipated to commence in June
2016 with substantial completion in November 2016.
An Invitation to Tender was issued on March 31, 2016 and closed on April 28, 2016. The lowest
compliant tender price was submitted by Eurovia British Columbia Inc. in the amount of
$4,123,863.32 excluding taxes. The project also involves third party utility relocations,
archaeological, electrical, geotechnical, environmental monitoring, construction compliance reviews,
and contract administration and construction inspection. The City is recommending retaining a third
party consultant (McElhanney Consulting Services Ltd.) for construction inspection and contract
administration services due to the complexity of the project.
The 203 Street Road and Drainage Improvements is in the City’s approved Financial Plan and the
proposed works are within the approved budget. Council approval to award the contract is required
for the work to proceed.
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RECOMMENDATION:
THAT Contract ITT-EN16-19, 203 Street Road and Drainage Improvements (Dewdney Trunk Road –
Golden Ears Way), be awarded to Eurovia British Columbia Inc. in the amount of $4,123,863.32
excluding taxes; and
THAT a construction contingency of $345,000.00 be approved to address potential variations in field
conditions; and
THAT the ISL Engineering and Land Services Ltd. contract for Engineering Design Services for 203
Street Road and Drainage Improvements (Dewdney Trunk Road – Golden Ears Way), be amended to
increase the budget by $99,400.00 excluding taxes, for environmental monitoring and construction
compliance services; and
THAT the Contract Administration and Construction Inspection Services contract be awarded to
McElhanney Consulting Services Ltd. in the amount of $150,600.00, excluding taxes; and further
THAT the Corporate Officer be authorized to execute the Contracts.
DISCUSSION:
a)Background Context:
203 Street between Dewdney Trunk Road and Golden Ears Way is one of the City’s
significant north/south corridors. It is classified as an urban arterial roadway but is
currently constructed to a two lane rural roadway with limited cycling facilities on the east
side and intermittent sidewalks and open ditching. 203 Street is also designated in the
Strategic Transportation Plan as one of the major north/south cycling corridors and
connects to the 123 Avenue bikeway providing east/west access across the City.
When considering upgrading of the roadway to an urban arterial standard, the City
reviewed current traffic volumes and considered the opportunity to construct a cycling
facility that would be in line with the Metro Vancouver Regional Cycling Strategy to
encourage use by riders across all demographics. The first of its kind in the City, the bi-
directional protected cycle track has been well received by the cycling community and the
general public during the public consultation.
The 203 Street Road and Drainage Improvements project will involve the construction of
two 3.5m travel lanes, 2m wide concrete sidewalks with curb and gutter on both sides, a
3m bi-directional protected cycle track and with on-street pocket parking on the east side
of 203 Street. Additionally, catch basins, storm drainage system, LED street lighting and
pedestrian crossing lighting will be installed. The project will also install fiber optic
conduits to fit in with the City’s plans for expansion of the fiber optic network in the
future. The project construction is anticipated to commence in June 2016 with
substantial completion in November 2016.
Utility relocations by third parties such as BC Hydro and Telus are required as part of the
project and are included in the project costs.
Tender Evaluation
An Invitation to Tender was issued on March 31, 2016 for the 203 Street Road and
Drainage Improvements (Dewdney Trunk Road – Golden Ears Way) and closed on April
28, 2016. Four compliant tenders were received ranging from $4,123,863.32 to
$4,403,350.00 excluding taxes as noted below, listed in order from lowest to highest
price:
Staff has reviewed the tenders and the lowest compliant bid is $4,123,863.32 from
Eurovia British Columbia Inc. who has completed a number of projects with a similar
scope as 203 Street Road and Drainage Improvements project and is suitably qualified
for the works. Staff undertook reference checks with other municipalities and BC
Ministry of Transportation and Infrastructure to confirm Eurovia British Columbia Inc. is
capable of completing the project successfully and these were positive.
Consultant Construction Services
The City will have a third party consultant, McElhanney Consulting Services Ltd., providing
contract administration and construction inspection services for the project, they have
recent experience working with the same contractor. Staff followed City procurement
procedures (Public RFQ followed by RFP for three quotes) and is recommending
McElhanney Consulting Services Ltd. provide these services for the amount of $150,600.
Given the complex nature of the environmental and drainage elements of the project, on-
site field reviews and monitoring by the design consultant, ISL Engineering and Land
Services are required to support City staff as well as satisfy Engineer of Record
requirements. They provided an estimate for those services of $99,400.
Further given the complex nature of the project area, the City is required to have the
support of an archaeological consultant (Antiquus); an environmental consultant (ISL
Engineering and Land Services) in a dual role; a geotechnical consultant (Braun
Geotechnical) and an electrical consultant (DMD) to provide support during construction.
Those project costs total $52,000.
b)Desired Outcome:
The construction of 203 Street from Dewdney Trunk Road to Golden Ears Way will
provide significant improvements to safety, convenience and accessible movement of
people (pedestrians and cyclists), goods and services. This project will also provide a
strong multi-modal transportation system by promoting alternative modes (pedestrian,
bike) of travel to reduce reliance on the automobile.
Tender Price (excluding taxes)
Eurovia British Columbia Inc. $4,123,863.32
Lafarge Canada Inc. $4,267,267.00
TAG Construction Ltd. $4,372,120.00
Jack Cewe Ltd. $4,403,350.00
c)Strategic Alignment:
The 203 Street Road and Drainage Improvements (Dewdney Trunk Road – Golden Ears
Way) Project supports the following key strategies identified in the City’s Strategic Plan:
Ensure that the transportation system is accessible to individuals of all ages and
physical abilities.
Continue to address long-term safety of the City’s roadway network.
Support development of efficient connections between Maple Ridge, key
gateways and other regional nodes to enhance regional mobility.
Expand the network of cycling routes within the City and connections to nearby
municipalities.
Provide attractive pedestrian facilities in key pedestrian areas and provide for
safe facilities along corridors for growing areas.
Ensure that the transportation system serves and supports growth plans within
the City and work with the Ministry of Transportation and TransLink to support
regional travel demands.
Develop a transportation system that minimizes impacts on the air quality within
the City by supporting walking, cycling and transit.
d)Citizen/Customer Implications:
The estimated construction duration is approximately five months (100 working days)
with construction commencing approximately two weeks after the project is awarded and
is expected to be substantially complete by November 2016.
The impact to everyday traffic, residents, and businesses in the neighbourhood will be
minimized as much as possible. 203 Street is expected to remain open to traffic
throughout construction. Work on roadways and interruption of traffic is prohibited
during peak traffic periods of 6:00am – 9:00am and 3:00pm – 6:00pm. Single lane
alternating traffic will be maintained at all times unless approved otherwise in the Traffic
Management Plan.
The Contractor’s schedule will be monitored to minimize impact on properties and events
along the 203 Street corridor. Impacted parties, as well as the general public will be
informed of the construction progress through the City’s website and social media
sources.
e)Interdepartmental Implications:
The Engineering, Operations, Parks and Planning Departments have provided input
during the design stage and City resources have been used where possible in the
interests of cost effectiveness and efficiencies.
f)Business Plan/Financial Implications:
The estimated project construction cost is $4,880,863 including all third party utility
relocates, field reviews and monitoring by professional consultants, construction costs
and contingencies. The projected costs and funding breakdown is as follows:
Construction $ 4,123,863.32
Specialized Services (Antiquus, DMD, Braun) $ 52,000.00
Construction Services (McElhanney, ISL) $ 250,000.00
Third Party Utility Costs $ 95,000.00
Operations $ 20,000.00
Construction Contingency $ 345,000.00
Grand Total $ 4,885,863.32
Existing Funding
Development Cost Charges $ 3,621,561.00
General Capital Funding $ 1,247,473.00
Drainage Reserve $ 102,768.00
ICBC Grant Funding $ 55,600.00
In Trust $ 50,698.00
Total Funding $ 5,078,100.00
Actuals $ 191,692.00
Available Funding $ 4,886,408.00
CONCLUSIONS:
The tender price of $4,123,863.32 excluding taxes by Eurovia British Columbia Inc. for 203 Street
Road and Drainage Improvements (Dewdney Trunk Road – Golden Ears Way) is the lowest compliant
tendered price. It is recommended that Council approve the award of the contract to Eurovia British
Columbia Inc. It is further recommended that Council approve a total budget of $4,886,408 to allow
for City water works, consultant construction services, third party utility relocations, and a
construction contingency and contracts to be initiated.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA
Manager of Design & Construction Concurrence: Manager of Financial Planning
“Original signed by Trevor Thompson”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO: 11-5255-70-112
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Award of Contract RFP-EN16-26:
Engineering Services for 270A Street Reservoir and Pump Station
EXECUTIVE SUMMARY:
In 2013 the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the
pumping and storage capacity in the eastern part of the City’s water system. The report identifi ed the
need to expand storage capacity in two water pressure zones, namely at the existing McNutt and
270A Street reservoirs as well as the need to upgrade three existing pump stations. This report
addresses the design and construction of the 270A Street Reservoir and the preliminary design of
the 270A Street Pump.
A Request for Proposal (RFP) for Engineering Services was issued for the preliminary and detailed
design of a second water reservoir as well as the preliminary design for pump station upgrades at
the existing 270A Street site. The scope of services includes civil, mechanical, structural,
geotechnical, environmental, archaeological and construction inspection services. The construction
inspection services budget will be reviewed at the time of the Contract award.
The Invitation to Tender for the 270A Street reservoir will be issued in August 2016 which will allow
for construction of the second reservoir to commence in the fall of 2016. The detailed design of the
270A Street pump station upgrades will be awarded under a subsequent RFP in 2017 for
construction in 2018. This schedule is in accordance with the City’s Capital Improvement Program
2016-2020 and the both the reservoir and pump station projects are in the City’s approved Financial
Plan.
Following a detailed analysis and evaluation of the proposals received, this report recommends that
a Client/Consultant Agreement be executed with Stantec Consulting Ltd. (Stantec) for the amount of
$248,815.00 excluding taxes. This report recommends that a $25,000 contingency be established
for unanticipated additional works.
RECOMMENDATION:
THAT Contract RFP-EN16-26, Engineering Services for 270A Street Reservoir and Pump Station, be
awarded to Stantec Consulting Ltd. in the amount of $248,815.00 excluding taxes; and
THAT a contingency of $25,000 for unanticipated additional works be approved; and further
THAT the Corporate Officer be authorized to execute the Contract.
1111
DISCUSSION:
a) Background Context:
In 2013 the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the
pumping and storage capacity in the eastern part of the City’s water system. The report
identified the need to expand storage capacity in two water pressure zones, namely at the
existing McNutt and 270A Street reservoirs as well as the need to upgrade three existing
pump stations. This report addresses the design and construction of the 270A Street
Reservoir and the preliminary design of the 270A Street Pump.
A Request for Proposal (RFP) for Engineering Services was issued for the preliminary and
detailed design of a second water reservoir as well as the preliminary design for pump
station upgrades at the existing 270A Street site. The scope of services includes civil,
mechanical, structural, geotechnical, environmental, archaeological and construction
inspection services. The construction inspection services budget will be reviewed at the time
of the Contract award.
The Invitation to Tender for the 270A Street reservoir will be issued in August 2016 which will
allow for construction of the second reservoir to commence in the fall of 2016. The detailed
design of the 270A Street pump station upgrades will be awarded under a subsequent RFP
in 2017 for construction in 2018. This schedule is in accordance with the City’s Capital
Improvement Program 2016-2020 and the both the reservoir and pump station projects are
in the City’s approved Financial Plan.
The second reservoir will provide the fire, emergency and pump balancing water storage
volumes required to serve and meet the demands of the ultimate build -out population as
projected in the City’s Official Community Plan. The second reservoir will also ensure
adequate pressure to the service area and act as a redundant supply to compliment and
back up the existing reservoir in an emergency or to allow for maintenance.
The preliminary design of the pump station improvements will determine if the existing pump
station can be expanded or if a new station is required. This will allow the ultimate site plan
to be determined and provide a location for the new reservoir while leaving room for an
expanded or new pump station.
RFP Process and Evaluation
The RFP was sent out to five pre-qualified engineering consulting firms on April 1, 2016 with
a closing date of April 22, 2016 and a non-mandatory site visit/tour was held on April 8,
2016.
All proposals were evaluated in accordance with evaluation criteria provided to the
proponents. After detailed analysis, the evaluation team concluded that Stantec Consulting
Ltd. submitted the highest rated and most technically sound proposal. When all factors are
accounted for, Stantec Consulting Ltd.’s proposal provides the best value to the City. The
average of the proposals submitted was $228,997.04 with the highest being $293,440.00.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to proceed with the award of
the contract to Stantec Consulting Ltd. for the engineering services and establish monies for
project contingencies.
c) Strategic Alignment:
The Corporate Strategic Plan provides direction to manage municipal infrastructure under
various initiatives such the Water Master Plan Update, the Development Cost Charge (DCC)
Bylaw and Smart Managed Growth. Increasing storage capacity and providing pump station
upgrades the 270A Street Reservoir and Pump Station site is in line with the Corporate
Strategic Plan.
The need for increased storage capacity and upgrades at the 270A Street Reservoir and
Pump Station site was originally identified in the 2011 Water Master Plan. This was
confirmed in the Urban Systems Ltd. and GeoAdvice Engineering Inc. summary report and
the Water Master Plan update completed by KWL in 2016.
d) Citizen/Customer Implications:
The design process will include a public consultation process to obtain feedback from all
stakeholders and to mitigate concerns.
e) Interdepartmental Implications:
Operations staff will be consulted during the detailed design process so can they provide
input for the design.
f) Business Plan/Financial Implications:
The 270A Street Reservoir and Pump Station project is in the 2016 Capital Plan. There is an
approved budget of $2,400,000.00 to complete the project which includes the design and
construction of the 270A Street reservoir. The project is funded from a combination of
Development Cost Charges and the Water Utility.
Several years ago this project was included in the Capital Program and the Financial Plan
Bylaw. Development Cost Charges was identified as the most suitable funding source for
this project. This project will be included in the DCC Imposition Bylaw amendment, currently
underway. The design costs are in line with a project of this magnitude.
Funding Source Amount
Development Cost Charges $ 2,376,033.00
Water Utility $ 23,997.00
Total Funding $ 2,400,000.00
CONCLUSIONS:
Stantec Consulting Ltd. has submitted the highest rated proposal for the Engineering Design
Services for 270A Street Reservoir and Pump Station and provides the best value to the City. This
report recommends Council approval to award the design services assignment to Stantec Consulting
Ltd. As well staff have recommended a $25,000 contingency be established for unanticipated
additional works.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA,CPA, CGA
Manager of Design & Construction Concurrence: Manager of Financial Planning
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by Paul Gill” for
Concurrence: E.C. Swabey
Chief Administrative Officer
City of PittMeadows
Di stri ct ofLangley District of MissionFRASER R.
The C it y of M aple Ridge m ak es no gu arant eeregarding the acc uracy or pres ent st at us ofthe inf orm at ion sh ow n o n t his map .´
Scale : 1 :1 ,0 00 Date: May 10, 2016Department: Engineering
270 A S tree t R ese rvo ir and Pu mp Sta tion
0 10 20 30 40 m
0 30 60 90 12 0 ft
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Disbursements for the month ended April 30, 2016
EXECUTIVE SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:
That the disbursements as listed below for the month ended April 30,2016 be received for information
only.
GENERAL $ 8,370,384.
PAYROLL $ 2,578,992.
PURCHASE CARD $ 71,075.
$ 11,020,451
DISCUSSION:
a)Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b)Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c)Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
Emergency Communications – Radio & Dispatch levy $ 509,808
G.V. Water District – Water Consumption Jan 1 – Feb 2/16 $ 535,142
G.V. Regional District – Debt payment $ 2,454,101
Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713
Warrington PCI Management – Expense reimbursement (Jan-Mar) $ 146,393
d)Policy Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:
The disbursements for the month ended April 30, 2016 have been reviewed and are in order.
______________________________________________
Prepared by: Andy Dhah
Accounting Clerk II
_______________________________________________
Approved by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, CPA, CGA
GM – Corporate & Financial Services
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT
1003967 BC Ltd In leiu of driveway modifications at 21237/61 128 Avenue 51,110
Anderson & Thompson In Trust Park purchase agreement holdback - Portion of 23103 136 Avenue 55,745
BA Blacktop 240 Street road improvements (102 Ave - 104 Ave)27,599
BC Hydro Electricity 136,619
BDO Canada LLP 2015 financial statement audit 29,265
Beta Enterprises Ltd Security refund 42,900
Boileau Electric & Pole Ltd Maintenance: Banners 654
Disconnect service @ 12160 232 ST 107
Firehalls 421
Install & Remove LED Coach Fixtures 630
Install raceway cabling & electrical for wise track system @ Randy Herman Building 4,038
Pedestrian signs 68
Pole replacement @ 216th & Dewdney Trunk Road 6,613
Re-aim vehicle detection cameras @ Maple Meadows Way & 200th 280
Remove Tree Branch 107
Repair Street lights 4,556
Replace service conductors at Dyke 13 pump station 2,625
Traffic signs 429 20,528
CUPE Local 622 Dues - pay periods 16/07 & 16/08 26,233
Canstar Restorations Water/perimeter drain at Fern Crescent caretaker house 38,345
Chevron Canada Ltd Gasoline & diesel fuel 58,974
Cover Star Structures Ltd Aggregate fabric storage shelters 44,699
Dougness Holdings Ltd Flush & CCTV works yard 38,048
DTM Systems Corporation Citrix NS VPX 200 Platinum Upgrade/Software 28,831
DTM service labour (Terry Rebstein & Paul Rasmussen)3,741 32,572
Econolite Canada Inc Control ASC3 RM Data Key (Traffic Controllers) x 6 18,733
Ecotainer Sales Inc Red recycling containers 35,946
Emergency Communications Radio & Dispatch levy - 1st & 2nd Quarter 509,808
ESRI Canada Limited Small local government enterprise licence agreement 67,200
Fitness Edge Fitness classes & programs 20,923
FortisBC - Natural Gas Natural gas 15,782
Golden Ears Ortho & Sports Fitness classes & programs 17,223
Gotraffic Management Inc Traffic Control 21,881
Gr Vanc Sewerage & Drainage Licence for Maple Ridge residential transfer station 33,600
Burnaby waste to energy facility garbage disposal 58
Maple Ridge transfer station waste disposal 79 33,737
Greater Vanc Water District Barnstone/Maple Ridge Pump Station costs Oct 1 - Dec 31/15 110,401
Water consumption Jan 1 - Feb 02/16 535,142
Water sample analysis 525 646,068
Greater Vancouver Regional Dis Debt payment 2,454,101
Green Landscape Experts Ltd Street Tree Replacement 2015 36,404
Guillevin International Inc Firefighter equipment 4,590
Firefighter protective wear 1,761
Operations electrical supplies 9,072 15,423
Hallmark Facility Services Inc Janitorial services & supplies:
City Hall 3,427
Firehalls 4,552
Library 4,284
Operations 4,070
Pitt Meadows change room cleanings 394
Randy Herman Building 4,766
RCMP 4,070
South Bonson Community Centre 6,962
Whonnack Hall 446 32,971
Homewood Health Inc Employee & Family Assistance Program year end reconciliation 14,043
Employee & Family Assistance Program costs for March & April 3,776 17,819
Insignia Homes Silverval 2 Ltd Security refund 19,500
ISL Engineering & Land Serv Abernethy Way (210 St to 224 St)6,517
Gravel review phase 2 2,125
203 St Lougheed Highway - Golden Ears Way - Design 28,053
104 Avenue (240 St to 224 St)6,525 43,220
CITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - APRIL 2016
VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT
Kerr Wood Leidal Associates Stormwater runoff & stream 7,670
System assessment & review 2,537
108 Avenue watermain 3,990
Water Servicing Study 3,163
North slope interceptor alignment 1,384 18,743
Little Bear Development Ltd Security refund 15,000
Manulife Financial Employer/employee remittance 149,759
Maple Ridge & PM Arts Council Arts Centre contract payment 53,102
Program revenue Feb & Mar 37,942
Theatre rental 1,142 92,186
Maple Ridge Museum & Archives Quarterly fee for service payment 36,257
Medical Services Plan Employee medical & health premiums 40,267
Municipal Pension Plan BC Employer/employee remittance 682,698
Opus Daytonknight Consultants Silver Valley reservoir 17,735
Oracle Corporation Canada Inc Software update licence & support 31,279
Paul Bunyan Tree Services Tree maintenance & damaged tree removal 30,172
Platinum Stone Contracting Ltd Albion park bridge replacement 50,515
Qualico Dev (Vancouver) Inc Security refund 16,500
Receiver General For Canada Employer/Employee remittance PP16/07, PP16/08 827,863
RG Arenas (Maple Ridge) Ltd Ice rental less public skate collections 115,946
Additional weekend ice 7,566
Third surface insurance 6,360
Youth program & Family Day skate & helmet rentals 976 130,848
Ricoh Canada Inc Laserfiche document management system 68,360
Printer staple cartridge 140
Photocopier quarterly contract 12,910 81,410
Ridge Meadows Seniors Society Quarterly operating grant 71,595
Ridge Meadows Recycling Society Monthly contract for recycling 189,713
Weekly recycling 336
Litter pickup contract 1,906
Recycling station pickup 319
Roadside waste removal 113
Toilet rebate program 342 192,729
Rogers Cellular devices March & April 16,257
Safe Vac Environmental Serv Ltd Hydrovac/combination flush truck - multiple locations 17,885
Shi Canada Ulc Sophos endpoint protection advanced subscription license & server protection 16,380
Tetra Tech EBA Inc Cottonwood landfill closure 7,507
Cottonwood Landfill environmental monitoring 9,960
MRN pavement management system 11,464 28,931
Urban Systems South Alouette & Kanaka integrated stormwater management 22,885
123 Avenue corridor study 2,964 25,849
Warrington PCI Management Advance for Tower common costs 60,000
Expense Reimbursement Jan to Mar 146,393
Heat pump advance 15,422 221,815
Watson, Kenneth & Leanne Security refund 24,097
Workers Compensation Board BC Employer/Employee remittance 1st qtr 2016 120,180
Young, Anderson - Barristers Professional fees 52,597
Disbursements In Excess $15,000 7,618,921
Disbursements Under $15,000 751,464
Total Payee Disbursements 8,370,384
Payroll PP16/07, PP16/08 & PP16/09 2,578,992
Purchase Cards - Payment 71,075
Total Disbursements April 2016 11,020,451
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Homelessness Initiatives Update
EXECUTIVE SUMMARY:
Staff continue to work on a number of initiatives to mitigate the impact of homelessness on people
that are directly impacted and on the larger community. This report provides an update on a range
of work that is currently in progress and seeks Council’s approval for a number of items. There are a
number of other projects that Council has directed staff to work on that are not described here. Staff
are currently evaluating the full scope of social planning projects and will be updating Council on
timelines for those remaining initiatives.
RECOMMENDATION:
1.That staff be directed to submit a Request for Qualifications to the Homelessness Partnering
Strategy to host a Regional Summit on Homelessness; AND,
2.That Maple Ridge Parks and Recreation Facilities Amending Bylaw No. 7206-2016 be given first,
second and third readings; AND,
3.That Council approve funding of up to $30,000 for remediation of the temporary shelter facility
following the June 30, 2016 closure per the terms of the lease; AND,
4.That the Social Policy Advisory Committee be directed to prepare a draft terms of reference and
budget for a sub-committee to develop a platform for community dialogue on homelessness that
includes a speaker’s series for Council’s consideration.
DISCUSSION:
Housing
As previously discussed in a report dated May 2, 2016 BC Housing has offered to provide
approximately $15 million in capital and operating funding for a permanent purpose built shelter
and housing facility in the City of Maple Ridge, which will assist in providing a long-term housing
solution for people who are homeless. Staff are working to develop a detailed process regarding
this initiative that will come back to Council for review and endorsement.
Planning staff are currently working on a scoping report for options to facilitate rental housing as
identified in the Housing Action Plan Implementation Framework that was endorsed by Council
on September 14, 2015. This work was also identified in the planning work program for 2016
for the second quarter. This report is anticipated to go to Council on June 20, 2016 prior to the
Council 2016 summer break.
1151
Grant Opportunity
On April 23, 2016, Service Canada announced a Request for Qualifications (RFQ) for the
Homelessness Partnering Strategy (HPS) funding. This information has been shared with local
service providers.
However, one of the funding streams is for capacity building with a priority focus on regional
initiatives. Staff recommends that the City make application under this stream to poise the City
of Maple Ridge as the lead applicant in the creation of a summit on homelessness. The summit
would examine and address the issues that face municipalities across the region, focusing on
identifying a framework of cooperation between municipalities. Through the Maple Ridge
Resilience Initiative the City has gained some significant insight on this issue. One of the
learnings has been that municipalities in the region have lacked a mechanism to work together
around ending homelessness. Additionally, municipalities have not been a major focus of large
national conferences or endeavors. However, the impact of homelessness is largely felt at the
municipal level. This summit could lay a foundation for significant change and provide a
different perspective on how cities engage around this regional issue.
Communications
The City is working with a communications firm to support staff in developing a meaningful
community consultation strategy with respect to homelessness in the City, address current
tensions on the matter and gain agreement on a location for the recently promised long-term
supportive housing facility.
As a first step, staff are recommending the development of a process that will engage the
community in a dialogue that is inclusive of all of the concerns of the community. The intention
is to educate and inform the general public on the rationale, risks and advantages of housing
solutions for the community in order to create a balanced environment within which the
community can select a location for a permanent purpose built shelter when we are at that point
in the process.
To this end, staff recommend that the Social Policy Advisory Committee (SPAC) be directed to
develop draft terms of reference and budget regarding the formation of a sub-committee tasked
with developing a platform for community dialogue on homelessness including a speakers series
featuring people with expertise in research, service provision, legal and human rights issues, and
lived experience related to homelessness.
Temporary Shelter
On April 12, 2016 the Mayor sent a letter on behalf of Council to the Honourable Rich Coleman
who has responsibility for housing in the province to request an update on the process that is
underway to house people that remain in the temporary shelter. BC Housing will be providing
this update at a Special Meeting of Council on May 30, 2016. Fraser Health Authority and
Alouette Addictions have been invited if available to speak to the services that they provide that
supports this work. The intention is to provide Council with a full update on the housing
solutions and associated supports that are being worked on prior to the June 30, 2016 closure
date.
In the meantime, the Community Standards Enforcement Team (CSET) and Outreach Workers
are working together to plan for implications related to the closure of the temporary shelter. The
following Parks Bylaw recommendation is supported by this team.
Upon closure of the shelter, the City is responsible for the remediation of the building to return it
to its original condition. The scope of work has now been detailed and the cost estimate is
approximately $20,000 to $30,000. A summary of that work includes:
Removal of fencing on the west wall.
Returning windows to original format.
Disconnecting sewer and water plus removal of plumbing fixtures.
Removal of security cameras and associated equipment.
Removal of a power pole and associated paving repairs.
Painting of exterior building, interior walls and flooring.
The funding allocated to this project does not accommodate these costs. Therefore, staff are
including a recommendation that Council approve funding of up to $30,000 to remediate the
temporary shelter facility following the June 30, 2016 closure. The responsibility to provide
remediation aligns with the terms of the lease that the City entered into.
Parks Bylaw
In October 2015, a BC Supreme Court struck down an Abbotsford bylaw that prohibited
homeless people from erecting temporary shelters and sleeping in city parks. The court ruled
that not allowing the homeless to sleep in parks constitutes a violation of Section 7 of the
Canadian Charter of Rights and Freedom which ensures the right to security of the person.
While this judgment does not allow municipalities the discretion to determine whether or not
people can camp in public parks, it does allow municipalities to put limits in place. The 2015
judgement concluded that allowing the homeless to set up shelters overnight while taking them
down during the day would reasonably balance the needs of the homeless and the rights of
other residents of the City.
The Abbotsford case is consistent with similar judgements. In October of 2008, the BC Supreme
Court struck down a Victoria bylaw, ruling it deprived the homeless of life, liberty and security of
the person in violation of the Charter, a ruling later upheld by the BC Court of Appeal in 2009.
The Cities of Victoria and Kamloops have amended their parks bylaw to regulate the placement
and use of temporary shelters and remain within the direction set through the Supreme Court
decisions. More recently the City of Abbotsford has adopted a similar bylaw.
On February 22, 2016, Council directed staff to prepare amendments to the Maple Ridge Parks
and Recreation Facilities Bylaw with regard to regulating temporary shelters in Parks and Public
land, and the amended bylaw is attached to this report. (Appendix I)
The proposed amendment will regulate temporary shelters in parks to be consistent with recent
court decisions. With these proposed amendments in place, City of Maple Ridge Bylaw Officers
will be given the means to deal with any shelters that are not removed by 9:00 am and thus
prevent the formation of an entrenched camp.
Research Project
On May 16, 2016 at Committee of the Whole, Scott Graham with the Social Planning and
Research Council of B.C. (SPARC BC) will present to Council on Phase 4 of the Social Services
Research Project the City undertook as part of the Maple Ridge Resilience Initiative. The
presentation will include: a review of the six workshops that were completed including two
workshops with the Maple Ridge/Pitt Meadows/Katzie, Community Network, one workshop with
Mayor and Council, and three workshops with people with lived experience including youth and
adults; a listing of the top ten priorities taken from the surveys and workshops, and information
on next steps.
The project is now entering its final phase. On May 30, 2016, there will be a performance and
evaluation workshop conducted by an independent evaluator, Bill Read. He will be working with
social service providers to develop a framework or matrices to evaluate their program
outcomes. The draft final report will be completed in Phase 5. SPARC will return to Council in
June with a presentation and a copy of the draft report.
b) Business Plan/Financial Implications:
The Protective Services Reserve can be used to fund up to $30,000 to conduct remediation of
the temporary shelter after its closure. This is the same source that funded the balance of the
Maple Ridge Resilience Initiative.
A full accounting of the funds expended on this initiative will be compiled once the shelter is
closed and all costs are in. Understandably the costs will be slightly higher than originally
planned due to the extension of the shelter operation.
CONCLUSIONS:
We have an opportunity to partner with the federal government and other municipalities on finding
solutions. Although recent court decisions have imposed new circumstances for the City, staff feels
that we have found a good way to work within those constraints. In addition, staff recommends an
approach to create a community dialogue on homelessness and that the City respond to a request
for qualifications to host a summit on homelessness, to increase local government engagement in
defining issues and solutions from a regional perspective.
“Original signed by Frank Quinn for”
__________________________________________
Prepared by: Robin MacNair
Manager of Bylaws and Licencing
“Original signed by Kelly Swift”
__________________________________________
Prepared by: Kelly Swift, General Manager
Community Development, Parks & Recreation Services
“Original signed by Trevor Thompson”
______________________________________________
Reviewed by: Trevor Thompson, Manager of Financial Planning
“Original signed by Frank Quinn for”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
:ks
Appendix I - Maple Ridge Parks and Recreation Facilities Regulation Amending Bylaw No. 7206-2016
APPENDIX I
Page 1 of 2
City of Maple Ridge
Maple Ridge Parks and Recreation Facilities Regulation Amending Bylaw No. 7206-2016
A bylaw to amend Maple Ridge Parks and Recreation Facilities Regulation Bylaw No. 7085-2014
WHEREAS the Council of The City of Maple Ridge deems it expedient to amend Maple Ridge Parks
and Recreation Facilities Regulation Bylaw No. 7085-2014;
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. This bylaw may be cited as “Maple Ridge Parks and Recreation Facilities Regulation
Amending Bylaw No. 7206 -2016”.
2. Maple Ridge Parks and Recreation Facilities Regulation Bylaw No. 7085-2014 is
amended by adding the following definition to Part 4:
Temporary Shelter means the use of structures, improvements or overhead
shelter, including a tent, lean-to, tarpaulin, plastic, cardboard or other form of
shelter.
3. Maple Ridge Parks and Recreation Facilities Regulation Bylaw No. 7085-2014 is
amended by adding a new Part 16 as follows:
Part 16 Temporary Shelter – Public and Park Land
16.1 No person shall place, secure, erect, use or maintain a temporary
shelter between 9:00 am and 7:00 pm on any public or park land
within the City.
16.2 Notwithstanding Section 16.1, no person shall place, secure, erect,
use or maintain a temporary shelter at any time in The Civic
Centre/Memorial Park, Nokai Park or Raymond Park or in, on or
within: playgrounds, spray parks or pools; horticultural display areas
or ornamental gardens; skateboard bowls, tennis courts or other
sports courts; sports fields, stadiums or dugouts; stages or bleachers;
washroom facilities, picnic shelters, or gazebos; areas of a Park that
have otherwise been issued a permit pursuant to this Bylaw;
recreation facilities; cemeteries; golf courses; or pathways, bridges,
docks or wharves within the City.
16.3 Temporary shelter found to be placed, secured, erected, used or
maintained between the hours of 9:00 am and 7:00 pm on any public
or park land within the City shall be unlawful and subject to
enforcement and removal, including any possessions, wastes and
other incidental materials.
4. Maple Ridge Parks and Recreation Facilities Regulation Bylaw No. 7085-2014 is
amended by renumbering the subsequent Parts accordingly.
READ A FIRST TIME this ____ day of ______________, 2016.
READ A SECOND TIME this ____ day of ______________, 2016.
READ A THIRD TIME this ____ day of ______________, 2016.
ADOPTED this ____ day of ______________, 2016.
PRESIDING MEMBER CORPORATE OFFICER
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Assignment and Assumption Agreement – Joint Leisure Services
EXECUTIVE SUMMARY
In the Joint Leisure Services transition plan report dated January 18, 2016, staff presented Council
with an implementation schedule. One of the items identified in that report was a legal review of
data ownership, data transfer assignment of rental contracts, operating agreements and service
contracts.
Staff have consulted with legal counsel to develop an Assignment and Assumption Agreement that
ensures information will be stored in accordance with legislation and provides both municipalities
with the ability to assign existing Parks and Leisure Services Commission (PLSC) agreements and
contracts to individual City agreements.
RECOMMENDATION:
That the Corporate Officer be authorized to sign the Assignment and Assumption Agreement dated
June 1, 2016 between the City of Maple Ridge and the City of Pitt Meadows.
DISCUSSION:
a)Background Context:
On November 1, 2016 the City of Maple Ridge (CMR) and the City of Pitt Meadows (CPM) will
each provide its citizens with an independent Parks and Recreation service delivery model. The
Joint Leisure Services transition and implementation plan developed by staff identified the need
to receive legal advice on data ownership, data transfer and assignment of rental contracts,
service contracts and operating agreements.
Staff worked with legal counsel and were advised that because data collected was done so for a
joint leisure service it is reasonable that the relevant information will be stored by the party who
will carry on that portion of the service for which the information was obtained.
The attached Assignment and Assumption Agreement aligns with this position and provides
details that will ensure information will be stored in accordance with the Freedom of Information
and Protection of Privacy Act (FOIPPA) and that CMR will be indemnified against all claims arising
from any improper use and storage of the personal information being transferred.
The CPM provided Parks and Leisure Services with authorization to enter into rental contract
commitments for Pitt Meadows recreational facilities beyond October 31, 2016. For contracts
that have been signed by customers and take place after October 31, 2016. The CMR can
assign its rights and interests to the CPM which will include an indemnity of CMR for any claims,
1152
2
losses and/or damages arising out of or in relation to those rental contracts. In this scenario,
the CPM will also be indemnified for any claims, losses and/or damages arising out of or in
relation to PLSC rental contracts for CMR facilities made beyond October 31, 2016.
Per this agreement, all existing rental contracts for facilities located in Maple Ridge and all
operating agreements and service contracts in connection with the provision of joint park, leisure
and cultural services in Maple Ridge will be converted to agreements under the City of Maple
Ridge, except for where a new contract is required. In that case, new contracts will come back to
Council for approval.
Both municipalities will need to sign the Assignment and Assumption Agreement in order to
proceed with the transfer of data, post October 31 rental contracts and the assignment of
operating agreements/service contracts. Once the agreement is signed by both parties, staff
will work with the CPM to develop a data transfer plan for all relevant electronic and hard copy
files and begin the work associated with transferring rental contracts documentation to City
specific template forms.
b) Desired Outcome:
To ensure both municipalities have the appropriate authority to data and legal agreements to
support an independent service model delivery.
c) Business Plan/Financial Implications:
There is no financial impact to complete this work.
CONCLUSIONS:
Staff recommend the approval of the Assignment and Assumption Agreement in order to continue
the work needed to exit the Joint Leisure Services Agreement between Maple Ridge and Pitt
Meadows.
“Original signed by Danielle Pope”
Prepared by: Danielle Pope, Manager, Business Operations
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
“Original signed by Frank Quinn for”
Concurrence: E.C. Swabey
Chief Administrative Officer
dp
Attachment: Assignment and Assumption Agreement
Page 1 of 2
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: C. of W.
SUBJECT: Library Renovations – Centralized Customer Service Desk
EXECUTIVE SUMMARY:
Maple Ridge is a member of the Fraser Valley Regional Library (FVRL) system. The library services
are provided by the FVRL under a fee for service arrangement. Under this agreement, we are
required to pay for some items directly.
The library building is owned by the City. The City directly pays for costs such as power, gas, janitorial
as well as for capital improvements. A Capital Reserve has been established with the FVRL to assist
in funding capital items and annual contributions to it are built into the regular billing from FVRL.
The FVRL is moving towards integrated customer service, meaning that all customers – whether
needing to check books in or out, pay a fee, register for membership, or ask for refe rence, referral or
directional help – will be served from one desk. Discussions and the necessary preparations have
been underway in Maple Ridge for some time and FVRL is now ready to proceed.
Staff recommend that we support the improvements to the customer service area and use the funds
in the Capital Reserve at FVRL to pay for them.
RECOMMENDATION(S):
That the Fraser Valley Regional Library be authorized to withdraw up to $90,000 from the Capital
Reserve to fund the renovations and purchases required to create a Customer Service Centre at the
Maple Ridge Library.
DISCUSSION:
a)Background Context:
Maple Ridge is a member of the Fraser Valley Regional Library (FVRL) system. The library services
are provided by the FVRL under a fee for service arrangement. Under this agreement, we are
required to pay for some items directly.
The library building is owned by the City. The City directly pays for costs such as power, gas, janitorial
as well as capital improvements. To fund the capital items not included, a Capital Reserve has been
established at the FVRL. Annual contributions to this reserve are built into the FVRL billing. This
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Page 2 of 2
funding mechanism has been in place for several years and was first introduced to assist with
funding the purchase of an automated check in machine.
The FVRL is moving towards integrated customer service, meaning that all customers – whether
needing to check books in or out, pay a fee, register for membership, or ask for refe rence, referral or
directional help – will be served from one desk. Discussions and the necessary preparations have
been underway in Maple Ridge for some time. The improvements include renovations such as
carpet, drywall, and painting as well as changes/modifications to some work stations and the
replacement of a printer with a color printer/copier.
b) Business Plan/Financial Implications:
There are no implications to existing budgets as the funding mechanism for purchases such as this
have included in the annual budget for the FVRL.
Each year, $40,000 has been transferred to this reserve to accumulate to fund the replacement
of assets and fund other library capital improvements. The balance of the Capital Reserve, including
the 2016 $40,000 transfer, is approximately $163,000. There is currently no other planned draws
on this reserve.
c) Citizen/Customer Implications:
These improvements clearly targeted at improving the customer experience at the Library. In
addition to the physical change, library staff has been trained and have participated in pilot
programs for integrated customer service.
CONCLUSION:
The use of these funds for the improvement described is consistent with the intent of the Capital
Reserve. While these funds are held at the FVRL a condition of their use includes consultation with
and approval of the City.
“Original signed by Trevor Thompson”
Prepared by: Trevor Thompson, CPA, CGA
Manger of Financial Planning
“Original signed by Kelly Swift”
Approved by: Kelly Swift
GM: Community Development, Parks & Recreation
“Original signed by Ted Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
1 of 1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 16, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: 2016 Council Expenses
EXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses to the end of April 2016. The expenses included on the schedule are those
required to be reported in the annual Statement of Financial Information and are available on our
website.
RECOMMENDATION:
Receive for information
Discussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Paula Melvin”
________________________________________
Prepared by: Paula Melvin
Executive Assistant, Corporate Administration
“original signed by Paul Gill”
_________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“original signed by Ted Swabey”
______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
1171
2016 Council Expenses
Month of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Bell, Corisa
January iPad charges 39.59
Ridge Meadows South Asian Cultural Society Gala 95.00
Mileage 470.38
February iPad charges 18.19
March iPad charges 18.19
April
May
June
July
August
September
October
November
December
- 95.00 - 470.38 75.97 641.35
Duncan, Kiersten
January Cell phone charges 43.62
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 54.32
iPad charges 18.19
March Cell phone charges 42.80
iPad charges 39.59
April Cell phone charges 43.70
May
June
July
August
September
October
November
December
- 95.00 - - 260.41 355.41
Schedule 1
2016 Council Expenses
2016 Council ExpensesMonth of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Masse, Bob
January
February
March
April MR Community Foundation Citizen of the Year 125.00
May
June
July
August
September
October
November
December
- 125.00 - - - 125.00
Read, Nicole
January Cell phone charges 42.96
iPad charges 21.40
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 43.28
iPad charges 21.40
Ridge Meadows Chamber Business Excellence Awards 95.00
March Cell phone charges 43.92
iPad charges 42.80
April Cell phone charges 51.79
MR Community Foundation Citizen of the Year 125.00
May
June
July
August
September
October
November
December
- 315.00 - - 267.55 582.55
2016 Council ExpensesMonth of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Robson, Gordy
January iPad charges 5.35
Ridge Meadows South Asian Cultural Society Gala 95.00
February Ridge Meadows Chamber Business Excellence Awards 95.00
iPad charges 18.19
March iPad charges 5.35
April
May
June
July
August
September
October
November
December
- 190.00 - - 28.89 218.89
Shymkiw, Tyler
January Cell phone charges 42.80
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 42.80
iPad charges 18.19
Ridge Meadows Chamber Business Excellence Awards 95.00
March Cell phone charges 42.80
iPad charges 18.19
April
May
June
July
August
September
October
November
December
- 190.00 - - 182.97 372.97
2016 Council ExpensesMonth of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Speirs, Craig
January Cell phone charges 42.95
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 42.80
iPad charges 18.19
March Cell phone charges 43.47
iPad charges 49.09
April Cell phone charges 47.00
May
June
July
August
September
October
November
December
- 95.00 - - 261.69 356.69
Totals - 1,105.00 - 470.38 1,077.48 2,652.86