HomeMy WebLinkAbout2010-07-13 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL MEETING AGENDA
July 13, 2010
7:00 p.m.
Council Chamber
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people's lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person's behavior will be
reprimanded.
Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the final venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 OPENING PRAYERS
Pastor Rod Shearing, High Way Church
300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
400 APPROVAL OF THE AGENDA
500 ADOPTION AND RECEIPT OF MINUTES
501 Minutes of the Regular Council Meeting of June 22, 2010
502 Minutes of the Development Agreements Committee Meetings of June 25
and July 8, 2010
Page 1
Council Meeting Agenda
July 13, 2010
Council Chamber
Page 2 of 5
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
601 Update on Fire Hall #1 Expansion and Renovations - Fire Chief Spence
700 DELEGATIONS
701 Fall Prevention Society, Frank Schartinger
- Presentation to Ronnie Brusatore, Retired Board Member
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
1000 BYLAWS
Bvlaws for Final Readin
1001 RZ/040/10, Zoning Bylaw Text Amendment
Maple Ridge Zone Amending Bylaw No. 6744-2010
To better align District bylaws with the policies of the Agricultural Land
Commission
Final reading
1002 RZ/045/08, 22692 Lougheed Highway
Staff report dated July 7, 2010 recommending final reading
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 6584-2008
To amend the conservation area and to include zoning C-6 (Community
Gaming Facility) in the Regional Town Centre Commercial Category
Final reading
1002.2 Maple Ridge Zone Amending Bylaw No. 6585-2008
To rezone from C-3 (Town Centre Commercial) & RS-1 (One Family Urban
Residential) to C-6 (Community Gaming Facility) to permit the development
of a mixed use gaming and entertainment complex
Final reading
1002.3 Maple Ridge Off Street Parking and Loading Amending Bylaw No. 6590-
2008
To establish the parking requirements for community gaming use
Final reading
Council Meeting Agenda
July 13, 2010
Council Chamber
Page 3 of 5
1002.4 Maple Ridge Subdivision and Development Servicing Amending Bylaw No.
6589-2008
To bring full urban services to the site
Final reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes - July 5, 2010
The following issues were presented at an earlier Committee of the Whole meeting with
the recommendations being brought to this meeting for Municipal Council consideration
and final approval. The Committee of the Whole meeting is open to the public and is held
in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting.
Public Works and Development Services
1101 DP/DVP/047/09, 22207 Brown Avenue
Staff report dated June 23, 2010 recommending that the Corporate Officer
be authorized to sign and deal DVP/047/09 to vary setbacks and further
that the Corporate Officer be authorized to sign and seal DP/047/09 to
permit 46 unit supportive housing building.
1102 AL/053/10, 25433 117 Avenue, 25412 117 Avenue, 25494 117 Avenue,
& Lot B Plan 6831.
Staff report dated June 22, 2010 recommending that a non -farm use
application for AL/053/10 be forwarded to the Agricultural Land
Commission for their consideration.
1103 Award of Contract - Abernethy Way Realignment at 224 Street
Staff report dated June 25, 2010 recommending that the contract for the
Abernethy Way Realignment at 224 Street be awarded to Tag Construction
Ltd.
Council Meeting Agenda
July 13, 2010
Council Chamber
Page 4 of 5
Financial and Corporate Services (including Fire and Police)
1131 Fire Hall #1 Expansion and Renovations
Staff report dated June 28, 2010 recommending that the report be
received for information and that the expenses indicated be approved.
1132 Disbursements for the Month Ended May 31, 2010
1151
1181
Staff report dated June 25, 2010 recommending that disbursements for
May 2010 be approved.
Community Development and Recreation Service
Correspondence
Other Committee Issues
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
1400 MAYOR'S REPORT
1500 COUNCILLORS' REPORTS
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
Council Meeting Agenda
July 13, 2010
Council Chamber
Page 5 of 5
1800 QUESTIONS FROM THE PUBLIC
1900 ADJOURNMENT
QUESTION PERIOD
The purpose of the Question Period is to provide the public with an opportunity to
ask questions of Council on items that are of concern to them, with the exception of
Public Hearing by-laws which have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to ask their question (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 individual
members of Council. The total Question Period is limited to 15 minutes.
Council reserves the right to defer responding to a question in order to obtain the
information required to provide a complete and accurate response.
Other opportunities are available to address Council including public hearings,
delegations and community forum. 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@maoieridp-e.ca.
Checked by. C" 1
Date:
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
June 25, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. SD/051/09
Amanda Allen, Recording Secretary
LEGAL: Lot 2, Section 11, Township 12, New Westminster
District, Plan BCP39010
LOCATION: 11020 Carmichael Street
OWNER: First National Properties Ltd & Grant Hill Holdings Ltd.
REQUIRED AGREEMENTS: Subdivision Servicing Agreement; Rezoning Development
Agreement; Statutory Right of Way (Storm & Water);
Statutory Right of Way (Water Meter); Private Utilities
Agreement
Covenants - Exterior Design; Treatment Facility;
Geotechical; Infiltration System
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO SD/051/09.
Ernie D in, Mayor
Chair
CARRIED
J.L. im) Rule, Chief Administrative Officer
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�` DATE: Jul 9, 2009 SD/051/09 BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
July 8, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. SD/112/08
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Amanda Allen, Recording Secretary
Lot 4, Section 32, Township 12, New Westminster
District, Plan BCP43237
13819 232 Street
Insignia Homes Brighton Ltd.
Phase 1 Strata Plans
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO SD/112/08.
Ernie Da kin, MKor
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J.L. (Jir4) Rule, Chief Administrative Officer
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-- —_ 3 i DATE: Jun 3, 2010 FILE: SD/112/08 BY: KK
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DISTRICT OF MAPLE RIDGE
BYLAW NO. 6744-2010
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
Scope:
This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6744-2010
This bylaw recommends a text amendment to the current Zoning Bylaw, intended for
better alignment with the policies of the Agricultural Land Commission.
1) PART 2 INTERPRETATION, is amended by the following definition change:
Agricultural use means a use providing for the growing, rearing, producing and harvesting of
agricultural products; includes the preliminary grading of such products for shipment, and
specifically includes mushroom growing, horses, livestock, swine, fur bearing animals,
poultry, pigeons, doves, bees, or other animals or birds; excludes all manufacturing and any
processing not specifically included. Where lands that are zoned to permit an agricultural
use are located within the Agricultural Land Reserve, the activities designated as farm use
by the Agricultural Land Commission will also be included.
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 251h day of May, A.D. 2010.
READ a second time the 251h day of May, A.D. 2010.
PUBLIC HEARING held the 15th day of June, A.D. 2010.
READ a third time the 22nd day of June, A.D. 2010.
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
, A.D. 200.
CORPORATE OFFICE
1001
i
Deep Roots
Greater Heights
TO:
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
Final Reading:
22692 Lougheed Highway
DATE: July 7, 2010
FILE NO: RZ/045/08
ATTN: COUNCIL
EXECUTIVE SUMMARY:
Bylaws 6584-2008 and 6585-2008 have been considered by Council and at Public Hearing and
subsequently granted 2nd and 3rd reading. The applicant has requested that final reading be
granted. The purpose of the rezoning is to permit the development of a mixed use gaming and
entertainment complex in the Town Centre Area of the District of Maple Ridge, which will replace the
existing Bingo facility on 224th Street.
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 6584-2008 be adopted;
That Zone Amending Bylaw No. 6585-2008 be adopted;.
That Off -Street Parking Space and Loading Amending Bylaw No. 6590-2008 be adopted; and
That Subdivision and Development Services Amending Bylaw 6589-2008 be adopted.
DISCUSSION:
a) Background Context:
Council considered this rezoning application at a Public Hearing held on July 23, 2008. On July 24,
2008 Council granted 2nd and 3rd reading to Maple Ridge Official Community Plan Amending Bylaw
No. 6584-2008 and Maple Ridge Zone Amending Bylaw No. 6585-2008. As this proposal introduced
the new C-6 Town Centre Gaming Facility Zone into District Bylaws, the inclusion of this new zone is
required in the Off -Street Parking Space and Loading Bylaw and in the Subdivision and Development
Services Bylaw. These amendments were noted in the First Reading Report. A one year extension
was granted on July 14, 2009 with the stipulation that the following conditions be addressed:
i) Approval from the Ministry of Transportation;
ii) Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
iii) Amendment to Schedules "B" and "C" of the Official Community Plan;
iv) A geotechnical report which addresses the suitability of the site for the proposed
development and a Section 219 covenant registered on the site addressing conditions of
soil stability;
v) Completion of the Green Building Checklist;
vi) Road dedication as required; and
vii) Park dedication as required
1002
The following applies to the above:
i) Approval from the Ministry of Transportation was received on February 24, 2009, and a
one year extension was granted on March 22, 2010 for expiry on February 24, 2011.
ii) A Rezoning Servicing Agreement has been registered on the title and the required
securities have been received.
iii) Amendment to Schedules "B" and "C" of the Official Community Plan will occur as Council
gives Final Reading to these Bylaws.
iv) A geotechnical report by Levelton Consultants Limited, dated May 19, 2010 which
addresses the suitability of the site for the proposed development has been registered on
the title as a restrictive covenant.
v) The Green Building Checklist will form part of the Town Centre Development Permit
required for this proposal.
vi) Road dedication has been provided in a site survey prepared by Wade and Associates and
registered at the Land Titles Office.
vii) Park dedication has been provided in a site survey prepared by Wade and Associates and
registered at the Land Titles Office.
CONCLUSION:
As the applicant has met Council's conditions, it is recommended that final reading be given to
the bylaws.
,�) 146ij
Prepared by. Diana Hall
Planne�
1
�APProve �ofP-Aian�nWi�--�
MCIP
Approved by: Frank Quinn, MBA, P.Etrg
CIA: Publ' orkse` Dever pment Services
1
Concurrence: J: L. (Jim) Rule
,Chief Administrative Officer
I
DH/ dp
Appendix A SubectMap
Appendix, B First Reading Report
-2-
� � I
Deep Roots DISTRICT OF MAPLE RIDGE
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: June 26, 2008
and Members of Council FILE NO: RZ/045/08
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6584-2008 and
Maple Ridge Zone Amending Bylaw 6585-2008
22692 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from C-3 (Town Centre
Commercial, RS-1 (One Family Urban Residential) to proposed new Zone C-6 Community Gaming
Facility to permit the development of a mixed use gaming and entertainment complex in the Town
Centre Area of the District of Maple Ridge, which will replace the existing Bingo facility on 224tn
The development proposal includes a LEED standard building. This application has been
integrated with the long range transportation plan of the District of Maple Ridge to extend 2271n
Street. The developer will be required to complete this portion of 227tn Street, which is consistent
with the objectives of the Official Community Plan.
The proposed landscape plan includes pedestrian and bicycle amenities that are reflective of the
Town Centre Concept. The District's approved Capital Plan includes funding that will allow for
pedestrian and traffic safety improvements including curb extensions, crosswalks, and medians
south of the proposed development.
Gaming Facilities are within provincial jurisdiction, and any application for relocation or expansion
must comply with provincial requirements for notification. These requirements will be discussed
further in this report.
Although consistent with the general intent of the Town Centre Concept Plan, gaming facilities are
not a defined use within District of Maple Ridge bylaws. For this reason, this application will
require a number of bylaw amendments in order to be realized.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6584-2008 be given first
reading and be forwarded to. Public Hearing;
2. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 6584-2008 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a public hearing on the bylaw;
3. That Maple Ridge Official Community Plan Amending Bylaw No. 6584-2008 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6584-
2008 is consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 6585-2008 be given first reading and be forwarded to
Public Hearing;
6. That Off -Street Parking Space and Loading Amending Bylaw No. 6590-2008 be given first,
second and third reading;
7. That Subdivision and Development Services Amending Bylaw No. 6589-2008 be given first,
second and third reading; and
8. That the following terms and conditions be met prior to final reading of Zone Amending
Bylaw No. 6585-2008.
i) Approval from the Ministry of Transportation;
Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
iii) Amendment to Schedule "B" & "C" of the Official Community Plan;
iv) A geotechnical report which addresses the suitability of the site for the proposed
development and a Section 219 covenant registered on the site addressing
conditions of soil stability;
v) The registration of a LEED Section 219 Restrictive Covenant;
vi) Road dedication as required; and
vii) Park dedication as required.
DISCUSSION:
a) Background Context:
Applicant: Chris Dikeakos Architects Inc. Mike Alivojvodic
Owner: Golden Ears Motor Inn Limited
Legal Description: Lot: 1, D.L.: 401, Plan: 82113
-2-
OCP:
Existing:
Commercial
Proposed:
Text amendment to Appendix C (Zoning)
Zoning:
Existing:
RS-1 (One Family Urban Residential), C-3 (Town
Centre Commercial)
Proposed:
C-6 (Town Centre Gaming Facility)
Surrounding Uses
North:
Use:
Commercial (Valley Fair Mall)
Zone:
C-3 Town Centre Commercial
Designation
Commercial
South:
Use:
Recreation
Zone:
RS-1
Designation:
Conservation
East:
Use:
3 properties, 1 office use, 1 residential, 1 vacant
Zone:
2 properties zone C-3 Town Centre Commercial, 1
property zoned RS-1 One Family Urban Residential
Designation:
Commercial and Conservation
West:
Use:
Vacant
Zone:
C-3 Town Centre Commercial and RS-1 One Family
Urban Residential
Designation:
Commercial and Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Community Gaming Facility (new zone proposed)
Site Area: 2.149 HA (5.31 acres)
Access: 227th Street (new connection developed)
Servicing: Full urban services to Town Centre Standard
Companion Applications: DP/045/08 Development Permit for a Commercial
Designation, and DP/046/08 Development Permit for
Watercourse Protection.
b) Project Description:
This development proposal is a replacement, relocation and expansion of the existing public gaming
facility (the Haney Bingo Plex) within the District of Maple Ridge. The Haney Bingo Plex is currently
located at 11887 224th Street, is 1590 m2 in size and consists of a 501 seat bingo facility and a 54
seat coffee shop.
The proposed new facility will be relocating to 22692 Lougheed Highway, is proposed to be 4000 m2
in size and is an integrated mixed -use entertainment and community gaming facility with the
following components:
Bingo 500 seats
Slots 150
-3-
Racebook/Sportsbook 30 positions
Community Room 232 m2 (2,500 sq ft)
Restaurant/ bar 150 seats
A parking structure of 303 parking stalls is to be provided as part of the development.
The project site is bound by Lougheed Highway to the north, a new road (extension of 227th Street)
to the west, a service access road with a commercial development to the east, and the existing
conservation area with single and multi -family residential beyond and to the south. The District
requires the completion of 227th Street, which will be detailed in the Rezoning Servicing Agreement,
thereby requiring the developer to assume this responsibility as a condition of Final Reading. The
District's Capital Plan included funding that will allow for pedestrian and traffic safety improvements
on 227th Street to the south of the proposed development. These improvements include medians,
curb extensions, crosswalks and landscaping. The entrance of the proposed facility is oriented on
what will be its widest side, 227th Street. The site bridges commercial development along the
Lougheed corridor, and residential development to the south of the property. This transition is
reflected in the building design.
The proposal reflects the objectives of the District of Maple Ridge in the Town Centre Concept Plan.
The building design incorporates a green roof and a green wall. Bicycle and pedestrian amenities
are included in the landscape plans. The overall goal of this development site is to certify the
structure to a silver rating under the Leadership in Energy and Environmental Design (LEED)
Standard.
Continuity with southern residential development will be achieved through the presence of the
conservation area at the south portion of the property. Tree retention in this area will create
sightlines of the natural hillside and the "green wall" of the community gaming centre beyond.
The adjacent property to the west is also a future development site, and is owned by the same
property owners as the subject property. Although separate from the subject application, a small
portion of this adjacent property will be graded to support the 2271h Street extension.
c) Planning Analysis:
In order to realize this development, a number of bylaw amendments will be required, as described
below.
Official Community Plan:
This development is anticipated to be intensively used by local residents and therefore is considered
consistent with the stated direction for development in the Town Centre. However, gaming is not a
prescribed use in the Zoning Bylaw, which will need to be amended accordingly. The Official
Community Plan will therefore require an amendment that recognizes this new use. The appropriate
OCP amendment is to Appendix C (Zoning), which aligns permissible zoning in Land Use
Designations.
-4-
The extension of 2271h Street complies with the District's long range plans and has been identified
in Official Community Plans for years. The Official Community Plan, which was adopted on
November 14, 2006, outlines the 227th Street extension in Appendix E, Figure 4, the Proposed
Corridor Network Plan. This road will provide a direct North - South link for vehicular and pedestrian
traffic in the area to the Town Centre as well as the future Abernethy Way. The road will also provide
pedestrian and cycling links to existing and future waterfront, parks. The applicant will be required
to construct this road as a condition of zoning approval.
An adjustment of the existing Conservation boundary will be required to reflect the dedicated park
area, triggering an amendment to Schedules "B" and "C" of the Official Community Plan.
Mad 1. Rid a Town Centre Conce t Plan
In the Town Centre Concept Plan, which has been endorsed by Council, the suggested use of the site
is for a combination of commercial, residential, and park/conservation. A Greenway (a multi-
purpose trail intended for the protection and passive enjoyment of environmentally sensitive areas)
was noted along the Terasen Gas right-of-way along the eastern edge of the subject property, but
found to be not feasible. At present, a separated sidewalk for pedestrian use is noted on the 227th
Street alignment. No bikeway is indicated, however, the Engineering Department notes that if
required, such a deficiency would be addressed through a Rezoning Servicing Agreement.
It should be noted that where there is a conflict between a proposed use which is consistent with
the land use designation and the Town Centre Concept Plan, the land use designation as defined by
the Official Community Plan will take precedence. The Official Community Plan designates this site
for Commercial and Conservation use, which is consistent with this development proposal. Cycling
amenities are provided with bicycle lockers and pedestrian amenities are included in the Landscape
Plan. In addition, the LEED silver standard building is consistent with the objectives of the Concept
Plan. The Planning Department is currently preparing the Maple Ridge Town Centre Area Plan,
based on the Concept Plan vision, and supports the use proposed for this site.
Zonin B law:
In order to realize this development, there are 2 proposed amendments to the Zoning Bylaw. These
include the inclusion of a definition for gaming in the Part 2 Interpretations Section of the Zoning
Bylaw, as well as the introduction of a new zone - the C-6 Community Gaming Facilities Zone. The
purpose of this new zone is to permit controlled gaming activities into sites that Council has
specifically approved for this purpose.
Parkin Bylaw:
As a result of this application, the Parking Bylaw will have to be amended to recognize gaming as a
use. The traffic report prepared by Bunt and Associates suggests that based on other municipalities
with similar facilities (such as Coquitlam), the appropriate amount of required parking should be
assigned at 0.42 stalls per gaming seat or position. This parking formula will be included in the
bylaw amendment.
-5-
Part III Section 3.7 of the Off -Street Parking Bylaw notes that for Multiple Use Developments, the
shared parking facilities of two or more Commercial, Educational, Assembly, Civic and Institutional
establishments may be permitted when supported by a parking study. In no case can the total
amount of parking provided be less than 75% of the total required by the individual uses.
The applicant has commissioned a traffic study to assess the appropriate number of required
parking stalls for this development proposal. The report used a combination of pertinent parking
requirement information from the Maple Ridge Bylaw and that of other local municipalities. As
community gaming is not currently a defined use in the Zoning Bylaw, parking information from
other municipalities is appropriate to use.
The following table has been derived from the traffic study submitted by Bunt and Associates in
support of this application. It outlines the component uses being proposed by this application, and
suggests that shared uses may be in order. For instance, it assumes that the cafe/bar component
of the facility would in most instances be patronized by users of the gaming facility, and therefore
not require as much parking as a stand alone restaurant. This rationale for a reduction of the
overall parking requirement is based on sound criteria, has been quantified by a qualified
professional, and provides 89% of the total parking requirements for individual uses.
On this basis, these findings are supportable and meet the conditions of the parking bylaw
Component
Unit
Bingo
500 Seats
Slots
150 positions
Racebook
30 positions
Cafe/ Bar
150 Seats
Community f
2500 square
Room
feet
Total
Rate Used
Stalls
Required
Observed at
0.42
similar
facility
Maple Ridge
1 per 4 seats
Bylaw
1 per 20m2
Subdivision and Development Servicing Bow:
# of stalls
210
Link trip
reduction
Revised
Stall Total
210
63
63
13
38
12
336
13
90%
5%
4
11
300 (89%)
The Subdivision and Development Servicing Bylaw must be amended in order to recognize the new
C-6 Community Gaming Facility and require full urban services as a condition of rezoning and
subdivision.
Development Permits:
This application will require 2 Development Permits concurrently with receiving Final Reading. One
of these is for watercourse and natural features protection; the other is for Commercial
Development. The applicant has secured professional services to assess the site for the purpose of
natural features protection. For Commercial Development Permit, the applicant met with the
Advisory Design Panel on June 10, 2008 towards advancing this project.
6-
Adviso Design Panel:
The Advisory Design Panel met on June 10, 2008 to discuss the Form and Character of this
application. The application was supported, with the request that the Applicant consider the
following:
• Location of the public patio and use:
The applicant noted that the current locations of the patios enhance both the interior use and the
exterior view of the structure.
• Layout of native plant use on the south side:
The applicant noted that in sensitivity to the native plant materials used, the layout is unstructured,
in order to emulate the natural vegetation of the region, and will include species found in the
conservation area and others suitable for these micro -climatic conditions. The general appearance
will be shrubs and groundcovers planted in sweeping shapes, with conifers and deciduous trees
planted in clusters. Further details will be clarified during the Commercial Development Permit
Process.
• Review of the entry, as it appears congested:
The applicant notes that although the layout may look congested on the plans, in practice this would
not be the case.
• Increased screening on the east side / Safety of the parkade requires further review:
The applicant has reviewed their plans with the RCMP and incorporated their suggestions in to the
plans.
These plans will be reviewed further as the application proceeds to Development Permit stage.
RCMP Crime Prevention through Environmental Design Considerations:
The RCMP have reviewed the application for its potential to minimize crime and property damage.
Suggestions were made for the plans for street furniture, lighting, the bicycle parking/employee
access area, the parking structure, waste receptacles and street furniture. The applicant has
incorporated these suggestions in their application.
Development Information Meeting:
A Development Information Meeting was held on June 17, 2008, and 77 attendees signed in with
estimates of possibly 100 people attending the meeting in total. Of the comments received, 80%
were either positive or neutral while 20% of the comments expressed concerns Positive comments
noted the good quality architectural expression of the project; the environmental initiatives; and
positive impact on the Downtown core. Neutral comments did not oppose the community gaming
facility but suggested alternative uses for the site. Some in the immediate vicinity of this site
expressed a desire to see the facility located away from their neighbourhood. Of the negative
comments, the principal concern was the extension of 227th Street with its associated concern over
noise, traffic volume and safety for pedestrians.
-7-
d) Citizen/Customer Implications:
Local charities in Maple Ridge directly benefit from gaming. In the previous year, ninety three local
organizations received 2.7 million dollars in government gaming grants. The host municipality
directly receives a portion of the gaming revenues derived entirely from slot machines in direct
proportion to consumer demand. Employment estimations provided by the Great Canadian Gaming
Corporation indicate that 60-70 full time positions are required for this proposed operation.
In 2006, the District of Maple Ridge commissioned a report to assess public attitudes towards
gaming. This report, titled Public Consultation on Expanded Gaming in Maple Ridge notes that while
there is considerable public awareness of potential problems associated with gaming facilities, on
balance, there is a great deal of public support for these facilities. The reasons for this support
relate to the recognition that local bingo facilities provide local charities with needed funding.
The Great Canadian Gaming Corporation notes that the facility is proposed to have state of the art
monitoring systems and diligent security detail within and around the building. Gambling addiction
services are provided in partnership with British Columbia Lottery Commission. These services
include an on -site responsible gaming information centre which is staffed by a responsible gaming
officer. Upon personal request, a self exclusion program is available.
e) Interdepartmental Implications:
Licences Permits and Bylaws
A liquor primary establishment is proposed for this facility. This facility will have to be appropriately
licenced for this purpose, and the conditions of the license will stipulate the number of seats and
the permitted hours of operation that the establishment must conform to. Notification to affected
residents is a requirement of the Liquor Control and Licensing Branch (LCLB) of the provincial
government.
Engineering Department:
The Engineering Department has outlined the servicing deficiencies on the site and appropriate
measures required to bring full urban services to the site. The applicant has secured an engineering
firm to develop a servicing design for which a cost estimate will be provided, which in turn will be
used to determine the amounts of security and cash payment to be included in the Rezoning
Servicing Agreement. In general, the works to be completed include:
• 227t" Street will need to be completed by the developer from Lougheed Highway, to 2271 at
the south of the property;
• The traffic signal at 227th and Lougheed Highway will need to be completed by the
developer;
• Provision of municipal sanitary sewer, water and storm drains will be required of the
developer;
• All utility services must be underground;
• Geotechnical input will be required at the design stage to complete the road design;
"-I
• Boulevard trees are required along the frontages of the road
• Ornamental streetlights are required.
The complete requirements for the off -site works will be identified in the Rezoning Servicing
Agreement which is a condition of Final Reading.
The applicant has secured a transportation planning firm to assess traffic impacts and required
parking for this proposal. The findings of this research so far indicate the following:
• The Lougheed Highway/ 227th Street intersection currently operates well within capacity
and will continue to do so in 2013;
• It is estimated that the development will generate 393 trips in the weekday PM peak and
299 trips in the Saturday peak;
• The Lougheed Highway/ 227th Street intersection will continue to operate within capacity in
2008 and 2013 with the addition of site traffic from the development;
The Engineering Department is coordinating with this firm towards additional research to ensure the
scope of the traffic impact research will meet the requirements of both the District and the Ministry
of Transportation.
Parks & Leisure Services Department:
The Parks and Leisure Services Department notes that the Maple Ridge Town Centre Concept Plan
will be used as a guide for this development proposal, and supports the neighbourhood connectivity
that this application will advance.
From a Social Services point of view Parks and Leisure recognizes that the Gaming Operation is
controlled by the Provincial Government and will therefore need to comply with the appropriate
licensing and regulations.
Additional comments have been provided for the subsequent Development Permit and Building
Permit to address, which relate to:
• the separated sidewalk and its landscape treatment;
• the installation of street furniture to the downtown standard;
• street lighting, and hanging baskets consistent with 227t' Street on the north side of
Lougheed;
• Pavement treatment design with defined pedestrian areas at intersections and private
access drives crossing the sidewalk;
• The provision of planting beds and sufficient soil volumes to support plant growth on the
green walls, and in the parking lot planters;
• Adequate structural design to accommodate the parking lot planters
Fire De artment:
The Fire Department has provided comments which must be addressed at the Building Permit stage.
WE
f) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application 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. It is noted,
however, that legislation around community gaming requires specific consultation with affected
parties. This process is outlined later in this report.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Metro Vancouver Regional District and determined to have no impact.
BC Ministry of Public Safety and the Solicitor General.
Through its Gaming Policy and Enforcement Branch, this ministry regulates all gaming in British
Columbia, including the operations of the British Columbia Lottery Corporation, which conducts and
manages commercial gaming in the province. The Ministry also administers pertinent legislation,
including the Gaming Control Act and Gaming Control Regulation
Community Notification. To comply with the statutory requirements of the Gaming Control Act and
Gaming Control Regulation, the District of Maple Ridge is required to consult with immediately
adjacent municipalities, regional districts and first nations to inform them of the proposed changes
to the gaming facility. Immediately adjacent is defined as within a five kilometre radius of the
subject property.
According to the Gaming Act Regulation, a potentially affected local government that receives this
notice may provide written comments to the District of Maple Ridge within 30 days after the date of
notice has been received. Comments are to be confined to (a) infrastructure or policing costs and (b)
traffic and highway use. The Regulations indicate that the host local government must consider
written comments provided that they are confined to the matters set out above and, if requested by
the sender of those comments, must provide a written reply to them. Also, if a potentially affected
local government that receives a notice does not provide written comments within the 30 day
period, the host local government may proceed on the basis that consultations with that
municipality, regional district or first nation have taken place and are concluded.
The District of Maple Ridge has notified pertinent agencies, including the Kwantlen First Nation, the
Township of Langley, and the City of Pitt Meadows. Due to the proximity of the site to Kanaka Creek
Regional Park, Metro Vancouver Regional District was contacted as well. Comments received will be
presented at the Public Hearing.
The British Columbia Lottery Corporation also requires the submission of a resolution from Council in
support of both the relocation of the gaming facility and the change to include slot machines. The
1a-
appropriate timing for such a resolution is at second and third reading, and this matter will be
addressed at that time.
g) Environmental Implications:
The details of the environmental impacts and restoration components for the gaming facility will be
dealt with through a combined watercourse protection and natural features development permit.
This Development Permit has been applied for and discussions between staff and the applicant's
consultants are ongoing. The Development Permit will not be issued by staff until the site is zoned
and will include reference to the following items: a conceptual stormwater and rainwater
management plans; erosion and sediment control plans; enhancement and restoration plans; as
well as habitat compensation plans. Details on the replanting, landscaping, and green
infrastructure components proposed by the applicant will also be reviewed during the environmental
DP application process stage.
The District requires the applicant to provide environmental information pertaining to: the location
and condition of all watercourses; identification of top of bank; watercourse setback and
conservation area boundaries; geotechnical soil and slope assessments; arborist reports; a
contaminated site assessment and cleanup plans. The applicant has identified likely encroachment
areas into the conservation setback areas, provided justification for any encroachment and has
suggested appropriate compensation.
CONCLUSION:
This application for a relocation and expansion of a gaming facility is consistent with the community
direction for development in the Town Centre. Background reports for this use show that there is
community support for such a facility.
In order to realize this proposal, several bylaw amendments are required, for the Official Community
Plan, for the Zoning Bylaw, the Off -Street Parking Bylaw, and the Subdivision and Servicing Bylaw.
These have been outlined in the report, and the proposed bylaw amendments are attached to this
report.
This development proposal will develop concurrently with the extension of 227t' Street. Towards
this end, the Engineering Department is collaborating with the applicant towards redress of
additional work that will need to be completed prior to Final Reading.
-11-
Prepared by: Diana Hall
Planner
Approve►-y: ne Pierg< CP, MCIP
ire of Plann-ft
Approved by: Frank Quinn, MBA, P.Eng
GM: PuAllic Works & Develop►yeat,Services
Concurrence: J. L. (J# ) Rule
Chief,Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw 6584-2008
Appendix C - Zone Amending Bylaw 6585-2008
Appendix D - Off Street Parking and Loading Amending Bylaw 6590-2008
Appendix E - Maple Ridge Subdivision and Servicing Amending Bylaw 6589- 2008
Appendix F - Site Plan
Appendix G - Architectural Plans
Appendix H - Landscape Plans
Appendix I - LEEDS Checklist
12-
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t5 CORPORATION OF
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ay 26, 2008 FILE: DP/046/08BY: PC
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6584- 2008
A Bylaw to amend the Official Community Plan
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6584- 2008."
2. Schedule "A", Appendix C, Zoning, Commercial Designations is hereby amended by included
the following Zone in the Regional Town Centre Commercial Category.
C-6 Community Gaming Facility.
3. Schedule "B " is hereby amended for that parcel or tract of land and premises known and
described as:
Lot: 1, D.L.: 401, New Westminster Plan: 82113
and outlined in heavy black line on Map No. 759, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Conservation as shown as hatched and
Commercial as outlined in heavy black.
4. Schedule "C" is hereby amended for that portion of the parcel or tract of land and premises
known and described as:
Lot: 1, D.L.: 401, New Westminster Plan: 82113
and outlined in heavy black line on Map No. 760 a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Conservation as shown as outlined in
heavy black.
5. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
1002.1
READ A FIRST TIME the day of
PUBLIC HEARING HELD the day of
READ A SECOND TIME the
READ A THIRD TIME the
, A.D 2008.
, A.D. 2008.
day of , A.D. 2008.
day of , A.D. 2008.
RECONSIDERED AND FINALLY ADOPTED the
MAYOR
day of , A.D. 2008.
CORPORATE OFFICER
178�4
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0
AMENDING
BylaW No. 6584-2008
Map No. 759
From: Commercial
To: Conservation
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1:2000
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Byla W No. 6584-2008
Map No. 760
PURPOSE: TO ADD TO CONSERVATION
1:200
Appendix C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6585-2008
A Bylaw to amend the text and Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1. This bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6585-2008"
2. That Part 2 Interpretation is amended by inserting the following within alphabetical order
Community Gaming Facility - is a use for the purpose of playing games of chance, including and
limited to bingo, slots and racebook/betting in combination with entertainment and community
use facilities.
Community Gaming Position - is a seat or station intended to be occupied by a person engaging
in a game of chance at a Community Gaming Facility.
3. That Part 3 Basic Provisions is amended by inserting the following within Section 302, Zones (1):
C-6 Community Gaming Facility Zone
4. That Part 7 Commercial Zones is amended by inserting the following after Section 705 and
renumbering subsequent sections accordingly:
706 Community Gaming Facility Zone: C-6
This zone provides for community gaming facilities in the Town Centre.
1) PERMITTED PRINCIPAL USES
a) Community Gaming Facility
2) PERMITTED ACCESSORY USES
a) Assembly Use;
b) Restaurant;
c) Liquor Primary Establishment.
3) LOT AREA
No lot shall be created less than 4047 m2 in size.
1002.2
Maple Ridge Zone Amending Bylaw No. 6585-2008
Page 2
4) LOT DIMENSIONS
No lot shall be created which is less than:
a) 30 m in width;
b) 70 m in depth.
5) LOT COVERAGE
A lot coverage of all buildings and structures shall not exceed 90%.
6) SITING
No building or structure shall be sited less than:
a) 1.5 m from the front lot line;
b) 2.0 m from the rear lot line;
c) 0.0 m from the interior lot line;
d) 3.5 m from the exterior lot line.
7) DENSITY
All buildings and structures (except those used for parking) shall not exceed a floor
space ratio of 1.0 times the lot area.
8) HEIGHT
All buildings and structures shall not exceed a height of 11 m.
9) OTHER REGULATIONS
Any area used for accessory assembly use must be a minimum size of 232 m2.
5. That Schedule "D" Minimum Lot Area Dimensions is amended by inserting the following under
each heading:
Zone: C-6
Minimum Width: 30m
Minimum Depth: 70m
Minimum Area: 4047 m2
6. That parcel or tract of land and premises known and described as:
Lot 1, District Lot 401, Group 1, New Westminster District, Plan 82113
and outlined in heavy black line on Map No. 1432 a copy of which is attached hereto and forms
part of this bylaw, is hereby rezoned to C-6 Community Gaming Facility Zone.
7. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
Maple Ridge Zone Amending Bylaw No. 6585-2008
Page 3
READ a first time the day of
PUBLIC HEARING held the day of
READ a second time the day of
READ a third time the day of
RECONSIDERED AND FINALLY ADOPTED, the
MAYOR
A.D. 2008.
A.D. 2008.
A.D. 2008.
A.D. 2008.
day of
A.D. 2008.
CORPORATE OFFICER
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MAPLE
RIDGE ZONE
AMENDING
Bylaw No.
6585-2008
Map No.
1432
-
From:
RS-1
(One Family
Urban Residential) and
C-3
(Town Centre
Commercial)
To:
C-6
(Community Gaming Facility)
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Appendix D
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6590 - 2008
A Bylaw to amend the text of Maple Ridge Off Street Parking and Loading
Bylaw No. 4350 -1990 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Off Street Parking and
Loading Bylaw No. 4350 -1990 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
7. This bylaw may be cited as "Maple Ridge Off Street Parking and Loading Amending
Bylaw No.6590-2008".
2. SCHEDULE "A" OFF STREET PARKING SPACE REQUIREMENTS, Section 2.0,
Commercial Uses is amended by the addition of the following in correct numerical
order:
"Community Gaming Facility 0.42 per community gaming position"
3. Maple Ridge Off Street Parking and Loading Bylaw No. 4350 -1990 as amended is
hereby amended accordingly.
READ a first time the day of , A.D. 2008.
READ a second time the day of , A.D. 2008.
READ a third time the day of , A.D. 2008.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2008.
MAYOR CORPORATE OFFICER
1002.3
Appendix E
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6589 - 2008
A Bylaw to amend the text of Maple Ridge Subdivision and Development Servicing By-law
No. 4800 -1993 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Subdivision and Development
Servicing By-law No. 4800 - 1993 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Subdivision and Development Servicing
Amending Bylaw No. 6589 - 2008".
2. Schedule "A" Services and Utilities, is hereby replaced with Schedule "A" Services and
Utilities, attached hereto containing new C-6 zone notations.
3. Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 as
amended is hereby amended accordingly.
READ a first time the
day of
, A.D. 2008.
READ a second time the
day of
, A.D. 2008.
READ a third time the
day of
, A.D. 2008.
RECONSIDERED AND FINALLY ADOPTED, the day of
MAYOR
, A.D. 2008.
CORPORATE OFFICER
1002A
SCHEDULE "A"
:SERVICES AND UTILITIES
All parcels within a proposed subdivision or development shall be provided with services in
accordance herewith and all highways within, or immediately adjacent to a proposed subdivision or
development shall be constructed in accordance herewith.
6589-2008
ZONE
STREETS SERVICES LANES
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ST
W
SS
— SD
A
C
UW
BT
SW
SL
TB
A
RM-i
T
W
S-
S❑
A
C
UW
BT
SW
SL
TB
A
RM-2
ST
W
5S
5 D
—AC
UW
BT
SW
SL
TB
A
RM-3
ST
W
SS
5D
A
C
UW
BT
SW
SL
TB
A
- W4
ST
W
SS
S❑
A
—C
UW
BT
SW
SL
TS
A
RM-5
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
RM-6
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
GI
ST
W
SS
S❑
A
C
UW
BT
SW
5L
—TB--A
C-2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
G3
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
G4
ST
W
_ 5S
5❑
A
—C—UW
BT
5W
—SL
TB
A
C-4a
ST
SD
A
SL
TB
C-5
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SD
A
C
UW
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7B
A
C 6
5T
W
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A
H-f
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_
dR—M _
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5L
TB
A
CS -1- Note 2
ST
W
SS
SD
A
G
UW
BT
SW
SL
TB
A
CS-2 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CS-2a - Note 2
ST
W
SS
SD
A
UW
BT
SL
TB
A
CS-3 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
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TB _
A
CSA - Note 2
ST
W
SS
SD
A
C
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CS-5 - Note 2
ST
W
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A
'C
UW
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SL
TB
A
CD-2$5
ST
W
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SD
A
C.
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BT
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A
CD-1-86
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-1-87
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-2-87 - Note 1
W
S❑
A
BT
SL
TB
A
CD-3-87
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-2-88
ST
W
SS
5D
A
C
UW
BT
SW
SL
TB
A
CD-3-88
CD4--88 - Note 2
ST
ST
W
W
SS
S5
S❑
SD
A
A
C
C
UW
UW
BT
BT
SW
SW
_ 5L
SL
TB
TB
A
A
CD-5-88
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-69
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-1-89
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-2-90
ST
W
SS
SD
A
C
UW
BT
SW
SL
TS
A
CD-3-90
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-5-90
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-1-92
ST
W
SS
50
A
C
UW
BT
SW
SL
TO
A
CD-2-92
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
_
CD-3-92
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-1-93
ST
W
SS
SD
A
C
UW
BT
SW
SL
TS
A
CD-2-93
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
CD-3-93
ST
W
SS
SD
A
C
UW
ST
SW
SL
TB
A
M-1 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
M-2 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
M-3 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
MA - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL f
TB
A
M-5 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
P-I - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
P-2 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
_
A
P-3 - Note 2
ST
W
SS
_
SD
A
C
UW
BT
SW
SL
TB
A
P-4 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
P-4a - Note 2
ST
W
SS
SD
A
C
UW
ST
SW
SL
TB
A
P-5 - Note 2
ST
W
SS
SD
A
C
UW
BT
SW
SL
TB
A
P-6 - Note 2
S7
W
5S
SD
A
C
UW
BT
SW
SL
TB
A
LEGEND
W
Water Distribution System
SS
Sanitary Sewer
SD
Storm Drainage System
A
Asphalt
C
Curbs and Gutters
UW
Underground Wiring
BT
Boulevard Treatment
SW
Sidewalks
SL
Street Lighting
TB
Transit Bays
ST
Street Tree Planting
Note 1 Parcels of at least 2.0 ha. in area located in the RS-3 zone may be exempted from the
requirements to provide a water distribution system.
Note 2 Subdivisions and development in the P-I, P-2, P-3, P-4, P-4a, P-5, P-6, CS -I, CS-2, CS-2a,
CS-3, CS-4, CS-5, M-1, M-2, M-3, M-4, M-5 and CD-4-88 zones which are located in the
rural area as designated on the Official Community Plan may be exempted from the
requirement to provide sanitary sewer systems, underground wiring, boulevard
treatment, street tree planting, sidewalks, curbs, and/or street lighting.
Note 3 Parcels created abutting highway rights -of -way serviceable by an existing above ground
utility system fronting such parcels (B.C. Hydro and Power Authority and B.C. Telephone
Co.) may be exempted from the requirement to provide underground wiring. This
exemption shall not apply when road upgrading of the fronting street to an urban
standard is undertaken as part of the subdivision.
5195-94
Note 4 Subdivisions in the RS-1d zone may be exempted from some of the servicing
requirements, provided it is subject to a comprehensive design scheme.
5595-97
Note 5 Parcels abutting highway rights -of -way serviced by an existing above ground utility system
fronting such parcels (B.C. Hydro and Power Authority, B.C. Telephone Co. and CATV) are
exempted from the requirement to provide underground wiring on the abutting highway,
provided that the parcel is located within the area identified as the Existing Urban Area
as shown on the attached map labeled Schedule "D".
Appendix
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Appendix I
'; % -VL
D
LEED Canada -NC 1.0 Project Checklist
'Maple Ridge Community Gaming Center
Maple Ridge, BC
Yes 7 No
8 5 J 2a r ;- • ■ - - - -pry -
Prereq 1
Erosion & Sedimentation Control
Required
Credit 1
Site Selection
1
Credit 2
Development Density
Credit 3
Redevelopment of Contaminated Site
Credit 4.1
Alternative Transportation, Public Transportation Access
1
Credit 4.2
Alternative Transportation, Bicycle Storage & Changing Rooms
Credit 4.3
Alternative Transportation, Alternative Fuel Vehicles
1
Credit 4.4
Alternative Transportation, Parking Capacity
1
Credit 5.1
Reduced Site Disturbance, Protect or Restore Open Space
Credit 5.2
Reduced Site Disturbance, Development Footprint
1
Credit 6.1
Stormwater Management, Rate and Quantity
1
Credit 6.2
Stormwater Management; Treatment
1
Credit 7.1
Heat Island Effect, Non -Roof
1
Credit 7.2
Heat Island Effect, Roof
Credit 8
Light Pollution Reduction
1
Credit 1.1 Water Efficient Landscaping, Reduce by 50%
Credit 1.2 Water Efficient Landscaping, No Potable Use or No Irrigation 1
Md
Credit 2 Innovative Wastewater Technologies
Credit 3.1 Water Use Reduction, 20% Reduction
Credit 3.2 Water Use Reduction, 30% Reduction 1
Yes 7 No
Prereq 1
Fundamental Building Systems Commissioning
Required
Prereq 2
Minimum Energy Performance
Required
Prereq 3
CFC Reduction in HVAC&R Equipment
Required
2
4141
Credit 1
Optimize Energy Performance
1 to 10
1
Credit 2.1
Renewable Energy, 5%
1
1
Credit 2.2
Renewable Energy, 10%
1
9
Credit 2.3
Renewable Energy, 20%
1
1
Credit 3
Best Practice Commissioning
1
1
Credit 4
Ozone Protection
1
Credit 5
Measurement & Verification
1
Credit 6
Green Power
1
CaGBC LEED Canada -NC Checklist Page I
Prereq 1 Storage & Collection of Recyclables Required
Credit 1.1 Building Reuse: Maintain 75% of Existing Walls, Floors, and Roof 1
Credit 1.2 Building Reuse: Maintain 95% of Existing Walls, Floors, and Roof 1
Credit 1.3 Building Reuse: Maintain 50% of Interior Non -Structural Elements 1
Credit 2-1 Construction Waste Management: Divert 50% from Landfill 1
Credit 2.2
Construction Waste Management: Divert 75% from Landfill 1
Credit 3.1
Resource Reuse: 5% 1
Credit 3.2
Resource Reuse: 10% 1
Credit 4.1
Recycled Content: 7.5% (post -consumer +'/2 post-industrial) 1
Credit 4.2
Recycled Content: 15% (post -consumer +'/2 post-industrial) 1
Credit 5.1
Regional Materials: 10% Extracted and Manufactured Regionally 1
Credit 5.2
Regional Materials: 20% Extracted and Manufactured Regionally 1
Credit 6
Rapidly Renewable Materials 1
Credit 7
Certified Wood 1
Credit 8
Durable Building 1
Yes 7 NoNk
�'�+
Yes 7 No
Prereq 1 Minimum IAQ Performance
Prereq 2 Environmental Tobacco Smoke (ETS) Control
Credit 1 Carbon Dioxide (CO2) Monitoring
Credit 2 Ventilation Effectiveness
Credit 3.1 Construction IAQ Management Plan: During Construction
Credit 3.2 Construction IAQ Management Plan: Testing Before Occupancy
Credit 4.1 Low -Emitting Materials: Adhesives & Sealants
Credit 4.2 Low -Emitting Materials: Paints and Coating
Credit 4.3 Low -Emitting Materials: Carpet
Credit 4.4 Low -Emitting Materials: Composite Wood and Laminate Adhesives
Credit 5 Indoor Chemical & Pollutant Source Control
Credit 6.1 Controllability of Systems: Perimeter Spaces
Credit 6.2 Controllability of Systems: Non -Perimeter Spaces
credit 7.1 Thermal Comfort: Compliance
Credit 7.2 Thermal Comfort: Monitoring
Credit 8.1 Daylight & Views: Daylight 75% of Spaces
Credit 8.2 Daylight & Views: Views 90% of Spaces
Credit 1.1 Innovation in Design
1 Credit 1.2 Innovation in Design
Credit 1.3 Innovation in Design
1 Credit 1.4 Innovation in Design
Credit 2 LEED® Accredited Professional
Yes 7 No
133124113 111-
Certified 26-32 points Silver 33-38 points Gold 39-51 points Platinum 52-70 points
CaGBC LEED Canada -NC CheCHISt
Required
Required
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Paqe 2
Deep Roots
Greater Heights
TO:
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE: June 23, 2010
and Members of Council FILE NO: DP/DVP/047/09
Chief Administrative Officer ATTN: C of W
SUBJECT: Development Permit and Development Variance Permit
22207 Brown Avenue
EXECUTIVE SUMMARY:
A Development Permit application and a Variance Permit application have been received for 22207
Brown Avenue to regulate the form and character of the proposed apartment building for the
"Supportive Housing Use" which falls within the north precinct of the Town Centre Area Plan. This
report will address the requirements of Section 8.11 of the Official Community Plan for the Town
Centre Development Permit Guidelines. On June 22, 2010, Council gave final reading to the Zoning
Bylaw amendment required for this proposal.
The project is a partnership between the District (land -owners), BC Housing (project -funding) and the
Alouette Home Start Society (operators). The subject property, owned by the District of Maple Ridge
is being leased to BC Housing. BC Housing is committed to make it a "LEED-Gold Certified building"
and is funding the project as part of the Provincial Homelessness Initiative Program.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/047/09 respecting property located
at 22207 Brown Avenue; and further
That the Corporate Officer be authorized to sign and seal DP/047/09 respecting property located at
22207 Brown Avenue.
DISCUSSION:
a) Background Context:
Applicant Anthony Milkovich of NSDA Architects
Owner: District Of Maple Ridge
Legal Description: Lot: 1, D.L.: 399, Plan: LMP12218; PID: 018-066-496
OCP:
Existing: Med/High Density Residential
Proposed: Med/High Density Residential
Zoning:
Existing: RT-1 (Two Family Urban Residential), RS-1 (One
Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
iEI17,1
Surrounding Uses:
North: Use: Multi -family
Zone: RS-1(One Family Urban Residential)
Designation: Low-rise Apartment
South: Use: Commercial
Zone: RS-1(One Family Urban Residential) and C-3
(Town Centre Commercial)
Designation: Commercial
East: Use: School District 42 office
Zone: P-6 (Civic Institutional) and RM-3 (High density
apartment)
Designation: Institutional
West: Use: Single family dwellings
Zone: RS-1(One Family Urban Residential)
Designation: Park
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Previous Applications:
b) Project Description:
Vacant
Supportive Housing
0.171 Hectares (1709.99 m2)
Vehicular: 222nd street & Brown Avenue;
Pedestrian access: Brown Avenue
Full Urban
RZ/047/09
The subject site totaling 1709.99 m2, owned by the District of Maple Ridge is located north of Brown
Avenue and east of 222nd Street, within the North View Precinct of the Town Centre Area. The
proposal is for a Supportive Housing use in a 4-storey wooden framed structure. 46 units (45 studio
units plus 1 care -taker suite) with 13 under -ground parking stalls and 3 at grade parking stalls have
been proposed. The project is anticipated to achieve LEED-Gold certification (44 LEED credits
anticipated), which is a BC Housing commitment province -wide for similar projects. The District
owned land is currently vacant and centrally located with respect to public transport and other
amenities. The land will remain in District ownership and be leased for this use as specified in the
lease document approved by Council.
c) Planning Analysis:
Official Community Plan & the Town Centre Area Plan:
The Town Centre area is divided into 7 precincts and the subject site lies within the North View
Precinct. The North View Precinct lies directly north of the Town Centre's civic core, between 124tn
Avenue to the north, Brown Avenue to the south, Dunbar Street to the West and Burnett Street to the
east.
-2-
Among other designations, the North View Precinct supports "Low -Rise Apartments" which is the
Town Centre area designation for the subject site. The Low -Rise Apartment use is intended to be a 3
to 5 storey apartment form of housing with central access to all the units and underground parking.
North View Precinct - Town Centre Develo ment Permit Guidelines:
The Town Centre Development Permit Guidelines are meant to provide possible design solutions for
achieving architecture and site -related development objectives. Application of the North View
Precinct -Town Centre Development Permit Guidelines have been assessed against the following:
• Promote North and South View as distinctive, highly livable multifamily neighbourhoods.
The proposed 46-unit supportive housing building is an addition to the mix of existing
housing types, bringing in the "social housing" element. It is a special use that requires a
single secured entry and no balconies for individual units due to the nature of the use itself,
however an effort is seen to compensate the absence of balconies and increase livability
through bay windows, horizontal sunshades and a semi -private amenity garden (open space)
proposed at the eastern portion of the site controlled by swing gates to allow enclosure &
safety. An apartment use of medium density in form fits well within the neighbourhood and
achieves good connectivity with the central business district.
• Create a pedestrian -friendly, ground -oriented, multifamily community.
Due to the nature of the supportive housing use, the proposal shows a single controlled
entry from Brown Avenue which is the main pedestrian access to the building. Vehicular
access to the underground parkade is proposed from 222nd Street via a security gate and a
secondary vehicular access is from the east. The underground parking separates vehicular
circulation from pedestrian. Due to the nature of the use, individual entries to the units were
not encouraged.
• Maintain cohesive building styles.
The subject site is surrounded by a variety of uses: an apartment building on the north,
institutional use on the east, single family residential use on the west and commercial use
on the south. The single family residential properties on the west are designated as "Park" in
the future and many are currently owned by the District. The proposed building is of a
contemporary residential style massing and finishes. It utilizes materials such as vertical
brick veneer cladding, a canopy to mark the pedestrian access; painted cement board siding
and panels; painted wooden trim; stained wood and prefinished metal fencing and
composite panel siding.
• Capitalize on important views.
The proposed structure is slightly taller than the existing older multi -family building on the
north and as a result will render some views to the upper units. Proposed hedges and trees
help in channelizing the views south, east and west.
• Provide private and semi -private green space.
A single pedestrian access and secured under -ground parking is proposed to reduce
vandalism, retain control over entry into and exit from the building and increase overall
W11
safety. A semi -private open space and garden is provided on the eastern portion of the site
controlled by swing gates to allow enclosure & safety.
• Provide climate appropriate landscaping and green features.
The proposed landscaping on site includes a balanced combination of soft and hard
landscape elements such as lawn, shrubs, trees, raised planters, hedges, gravel paving,
concrete paver surfaces, benches, timber bollards and a bio-swale. The project is anticipated
to achieve LEED—gold standard (44 credits) hence effort has been put in to carefully
designing the landscaping and other green features. The deciduous street trees will render
shade to pedestrians in the summer months.
• Maintain street interconnectivity
No changes to the surrounding streets will occur as a result of this project.
Green Building Components:
The Town Centre Area Plan emphasizes the importance of sustainable building practices for
development proposals, through several policies within the Official Community Plan. The proposed
building has been registered with the Canadian Green Building Council and is anticipated to achieve
44 credits through the LEED certification process to become a "LEED-Gold Building". Some of the
green design elements contributing towards LEED-Gold rating are:
• Proximity of the subject site to public transit bus routes 701, C-44, C-45, C-46, C-47 and the
Port Haney West Coast Express Train Station;
• Multi -modal connectivity: subject site is on the bicycle network route and long-term bicycle
parking (bicycle storage lockers) and short-term bicycle storage (bicycle racks near the main
entrance) have been proposed in the building;
• Water -efficiency through low -flow fixtures, landscaping requiring minimal water, rainwater
leaders and bio-swale;
• High-energy performance building envelope with low -emitting glass, optimal window sizes,
increased thermal insulation and energy -efficient mechanical & electrical design;
• Storage of recyclable material and proper construction management to reduce waste from
landfill;
• Use of building materials with recycled content and Certified wood where ever possible; and
• Maximizing occupant comfort by control of indoor environmental quality (low emitting paints,
occupant sensors for lighting & heating controls, central heat -recovery ventilation system,
etc);
Zoning Bylaw:
On June 22, 2010, Council gave final reading to the rezoning application. The proposed RM-2
(Medium Density Apartment Residential) zone is intended for low to medium density apartment use
and permits a maximum floor space ratio of 1.8 times the net lot area. The proposed floor space
ratio is 1.12 with a total gross floor area of 2565 m2 with each self-contained unit of 37 m2 (400 ft2)
and one larger caretaker unit. The useable open space required in this zone is 341.99 m2 (20% of
the lot area) and proposed usable open space is 616.7 m2 (36.3%). The proposed common activity
area of 117 m2 is a triangular shaped room with an open space for seating, a TV, computer work
stations, a sink and fridge, a common washroom and a connection to a common laundry room. The
required common activity area in the zone is 46 m2.
i!
The height of the building in this zone must not exceed 15.0 meters or 4 storeys. The proposed
building is 13.09 meters up to the roof parapet. However the top of the mechanical room & elevator
shaft extend 0.30 meters beyond 15.0 meters. As section 403 (6) Height Exceptions exempts this
item, a height variance is not required.
Variances to the Zoning Bylaw:
The zone specifies a 7.5 meter setback from all property lines. The applicant is seeking the following
setback variances:
• 1.824 meter setback variance to the west
• 0.402 meter setback variance to the north
• 3.356 meter setback variance to the south
The above listed setback variances do not adversely impact any surrounding properties and all the
sides have been designed to be fenced and landscaped for screening and shade.
Off -Street Parking & loading Bylaw:
This proposal is subject to the revised minimum parking standards applicable within the Central
Business District of the Town Centre Area due to its location and special use (Supportive Housing).
The Town Centre Parking Strategy done by Bunt & Associates was based on research of existing
scenarios and potential future land -use scenarios, density, projected population and mix of land -
uses identified within the Town Centre Area. As per Section 10.1 of the Maple Ridge Off -Street
Parking and Loading Bylaw # 4350-1990, revised parking standards for a "Supportive Housing Use"
specify a minimum of 0.35 spaces per unit. Based on this ratio a total of 16 parking spaces
(including four visitor parking stalls) have been proposed; 13 in the underground parkade and 3
spaces at grade along the eastern property boundary. Access to the underground parkade is from
222nd Street via a security gate and access to the at grade stalls is from the Brown Avenue road
right-of-way on the south-east property line. Section 10.3 of the Maple Ridge Off -Street Parking and
Loading Bylaw # 4350-1990 specifies long-term and short-term bicycle parking standards for various
uses. For this proposal, a total of 6 short-term bicycle parking rack and 24 long-term bicycle parking
stalls in the form of bicycle storage lockers in the under -ground parkade have been proposed. The
required short-term bicycle parking is provided at grade, closer to the main entrance of the building
on the right hand side, in a well -lit area visible to pedestrians and cyclists.
d) Advisory Design Panel:
On July 14, 2007, the Advisory Design Panel reviewed the proposal and commended the
applicant on the quality of ADP package, presentation and choice of material and resolved that
the following issues be addressed with the Planning Department:
• Landscaping around the concrete pad; either relocate it downstairs or change the
material type and add a buffer around the garbage pad;
• Proposed gravel path from exist stair; change material and consider shifting it for tree
preservation;
• Applicant to investigate the treatment of the corner to add an urban element like a
sitting area and maintain continuity to current landscaping along 222nd and the Town
Centre Area. Look at connecting the corner to the entry;
• Hedging around the at grade parking to provide a landscaped buffer;
-5-
• Provide additional detail for the raised planters in the outdoor open space;
• BCNTA details (including soil depths, planting spacing, etc) are required to be
incorporated on all landscape drawings prior to DP approval;
• Recommend the possible deletion of the parking stalls to the east property line of the
building.
The project architect has made the recommended revisions to address the panel concerns except
the possible deletion of the at grade parking stalls as the project must comply with the minimum
Town Center Area parking standards for the Supportive Housing use.
e) Citizen/Customer Implications:
The mail -outs to inform residents of the proposed setback and height variances were mailed 10 days
prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had
the opportunity to voice their opinions.
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. The estimated landscape
cost by Eckford & Associates Landscape Architecture Inc. dated May 11, 2010 is $146,463.80.
There will be 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.
g) Alternatives:
Council has given final reading to the rezoning application on June 22, 2010 and approved the lease
for the Supportive Housing Use. Not approving this proposal would result in a zoned and
consolidated piece of land remaining vacant within the Town Centre Area. Under Section 919.1 of
the Local Government Act and Section 8.11 of the Official Community Plan the property has been
included in the Town Centre Development Permit Area. Council approval is required for the Town
Centre Development Permit as presented in this report prior to a Building Permit being issued. The
applicant anticipates proceeding in a project time -line which will see construction begin this year.
CONCLUSION:
The proposal is centrally located, served by public transit bus routes and an initiative to reduce
homelessness and provide secure, affordable social housing for the homeless and those at risk of
homelessness in the District. The project design is a partnership between the District (land -owners),
BC Housing (project -funding) and AHSS-Alouette Home Start Society (operators). This is the first
Supportive Housing Project within the District and is anticipated to be a starting point in addressing
the social housing requirements for our community. The proposed building features articulated
fagades with quality materials chosen for its durability, recycled content and aesthetic appeal. It is
an effort to advance environment -friendly and sustainable development within Maple Ridge through
the LEED-Gold certification.
The proposal by nature of use is different compared to typical apartment type uses within the Town
Center Area that are designed as standard multi -family buildings. In spite of its differences, the
proposal largely complies with the Town Center Development Permit Guidelines. The proposed
setback variances are of a minor nature and do not negatively impact the neighbouring properties.
Therefore, it is recommended that DP/047/09 and DVP/047/09 be approved.
k �, k " wK::::: -
Prepared by asika Acha , B-Arch, M-Tech, UD, LEED® AP
Planner
Plckerin , MCIP
l;or- j*nning
Approved by: Fronk Quinn, MBA, P.Eng
Public Works & Development
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
RA/d p
The following appendices are attached hereto:
Appendix A -
Subject Map
Appendix B -
Under -ground Parking Plan
Appendix C -
Site Plan
Appendix D -
Building Elevations
Appendix E -
Building Sections
Appendix F -
Landscape Plan
Appendix G -
Landscape details
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Appendix �
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Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
L•1611ALei &]aaMU121:a•INa
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: June 22, 2010
FILE NO: AL/053/10
ATTN: C of W
Non -Farm Use Application from the Agricultural Land Reserve
25433 117 Avenue, 25412 117 Avenue, 25494117 Avenue, & Lot B Plan
6831.
EXECUTIVE SUMMARY:
A non -farm use application has been received under Section 20 (1) of the Agricultural Land
Commission Act. The purpose of this application is to legitimize a use that has been found non-
compliant by the Agricultural Land Commission. The site area is approximately 9.1 hectares
(22.5 acres) within the Agricultural Land Reserve. The applicant has expressed the intent to use
the site for agri-tourism purposes but does not have farm status as defined by BC Assessment
Authority. The property is therefore limited to the uses permitted in the RS-3 One Family Rural
Residential Zone.
RECOMMENDATION:
That application AL/053/10 be forwarded to the Agricultural Land Commission for their
consideration.
DISCUSSION:
a) Background Context:
Applicant: Gordon Robson
Owner: Gordon Robson & Marina M Robson
Legal Description: Section: 14, Township: 12 Lot: 9, Section: 14,
Township: 12, Plan: 2701 Lot: B, Section: 14,
Township: 12, Plan: 6831 Lot: C, Section: 14,
Township: 12, Plan: 6831
OCP:
Existing: Agricultural
Zoning:
Existing: RS-3 (One Family Rural Residential)
Surrounding Uses
North: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation Agricultural
South: Use: Regional Park Site
1102
East: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation Agricultural
West: Use: Regional Park Site
Existing Use of Property:
Site Area:
Access:
Servicing:
b) Project Description:
Rural Residential and Golf Course
9.1 hectares (22.5 acres)
117 Avenue
Water and Septic Disposal
The applicant describes the landscape treatment as a pitch and putt operation. This operation is
proposed to be run by a non-profit society engaged in agri-tourism as well as farming.
c) Context:
SITE HISTORY
May 2005
District records indicate that the site has been prepared with soil amendments brought on site with
knowledge and consent from the Agricultural Land Commission, based on an understanding that the
intent of the landscape modifications (placement of 5.0 cm of sand) was to enhance the agricultural
potential of the subject properties (Commission File No. 320-30) which at the time were to be used
for a hazelnut orchard.
October 2005
District records indicate that questions arose within the neighbourhood about a golf course being
constructed on the subject properties.
November 2005.
Notes to file dated November 3, 2005 indicates the Commission would not be concerned about a
golf course for private use.
Spring 2010
The Commission raised concerns about the property being used as outdoor recreation. On demand
by the Commission, the applicant has filed this non -farm use application for this landscape
treatment.
Analysis:
The applicant was given permission to modify the subject properties on the premise that the
intended use was for agricultural purposes. However, it is important to consider that neither the
Commission nor the District's bylaws would require property owners to farm their properties.
Private land that is developed for sports activities could be considered a part of a rural residential
lifestyle provided that the use of that property was solely for the personal enjoyment of the
occupant. However, properties with Rural Residential zoning could not legitimately engage in
outdoor commercial recreation activities unless those activities were demonstrably related and
accessory to a principal agricultural use in compliance with the policies of the Agricultural Land
Commission. A commercial recreation use would be indicated by the following:
• allowing the general public to engage in activities for a fee,
• advertising the use of the space for a fee,
• posting admission rates or membership fees for the use of the site,
• signage indicating the use of the site for the general public.
Although the subject properties are not being used for agricultural purposes according to BC
Assessment Authority information, it seems reasonable to conclude that the site preparation
undertaken so far would not preclude agricultural uses at a later date.
Zoning Bylaw
The subject properties are zoned RS-3 One Family Rural Residential. A proposed text amendment to
the Maple Ridge Zoning Bylaw is currently under review by Council. If successful, the permitted uses
will be expanded as stated within the Zoning Bylaw for properties within the Agricultural Land
Reserve. These expanded uses will better align the Zoning Bylaw with the policies of the Agricultural
Land Commission. This proposed bylaw amendment will recognize the following as activities
designated as farm use:
• Agri -tourism Activities in the ALR
• Farm Product Processing in the ALR
• Farm Retail Sales in the ALR
• Wineries and Cideries in the ALR
The applicant wishes to be considered as an agri-tourism use with a pitch and putt operation
combined with diverse agricultural activities. The Commission's requirements for permitting uses as
agri-tourism are discussed later in this report.
Official Community Plan
The subject property is within the Agricultural Land Reserve and therefore is designated Agriculture
in the Official Community Plan. As noted earlier in this report, if this application for non -farm use is
approved by the Agricultural Land Commission, the applicant will have the right to use the subject
properties for rural residential, agricultural, or personal use only. Outdoor commercial recreation
activities are not permitted within the RS-3 One Family Rural Residential Zone unless they
considered by the Commission to meet their conditions for agri-tourism.
If the applicant wishes to pursue an outdoor commercial recreation use which is not considered to
be a bona fide agri-tourism use, a rezoning of the subject properties to permit this use would be
required.
992
The Official Community Plan makes allowances for rezoning properties for non -farm use purposes.
Appendix C of the Official Community Plan (the Zoning Matrix) notes that any zone may be aligned
with the Agricultural designation for non farm uses that have been permitted by the Commission.
Agricultural Land Commission
The Commission permits temporary and seasonal agri-tourism activities in the Agricultural Land
Reserve provided the land is assessed as 'farm' under the Assessment Act and provided the activity
promotes or markets farm products produced on that farm. These activities are accessory and, at
the same time, related to the principle use of the farm or ranch and must promote or market farm
products from the farm or ranch. This use is permitted only if the property is assessed as 'farm' and
if the assessment changes, this use is no longer permitted.
The subject properties do not currently have assessed farm status and on this basis alone, could not
qualify as agri-tourism. It is worthwhile noting that there are golfing facilities within British Columbia
that do combine bona fide farming and this outdoor recreation use. From their perspective, the
Commission still considers this recreation use to be a non -farm use (the use is not considered an
accessory to the farm use). If these other examples are an indication, the portions of the subject
properties that are developed for this recreational use would still need to be rezoned appropriately if
the applicant wished to charge admissions or membership fees to participants. To allow outdoor
commercial recreation uses on the subject properties with their existing RS-3 One Family Rural
Residential Zoning, the Commission would have to expressly state that they considered the use to
meet their conditions for agri-tourism.
d) Alternatives:
This application has been made as a result of bylaw enforcement action upon the applicant by the
Agricultural Land Commission, who advised the applicant how to proceed. On this basis the staff
recommendation is to forward the application to the Commission for their further consideration. If
Council denies this application, the Commission would likely continue with their course of action.
CONCLUSION:
This report discusses the history of the subject properties, and the implications for agri-tourism as
they relate to the subject properties within the context of their RS-3 One Family Rural Residential
Zoning. As noted in the report, under the current zoning of the subject properties, an outdoor
commercial recreation use could only be permitted if this application is approved by the Commission
for both a non -farm and an agri-tourism use, and if the properties attain farm status through BC
Assessment Authority. If the application is approved for non -farm use only, the applicant will be
restricted to personal use only for the pitch and putt portion of the subject properties. Under these
conditions, the applicant could not legally seek admission fees or membership charges from
participants without first rezoning the properties to permit outdoor commercial recreation. Should
this development proposal proceed to an eventual rezoning application, Council would need to
assess the merits of the proposed zoning amendment at the time of application.
It is noted that property owners are not required to farm within the Agricultural Land Reserve, and
can develop and use their properties for personal use. It appears that the landscape modifications
introduced by the applicant would not preclude farming the property at a later date.
This application has originated on the basis of bylaw enforcement action by the Agricultural Land
Commission. Based on this and other circumstances as noted in this report, the recommendation is
to forward the application to the Commission for their consideration.
z -7�)
Prepared by: Diana Hall
Planner II
1
Approved.by ne i ,1 C , MCIP
rectoi`of Planning
1
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Developme t Services
Concurrence: J. L. (Jim) Rulk
Chief Admini rative Officer
The following appendices are attached hereto:
Appendix A: Subject Map
Appendix B: Applicant information
-5-
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City of Pitt
Meadows • 25412/33/94 117 AVENUE &
° LOT B, PLAN 6831
CORPORATION OF
i - THE DISTRICT OF
N District of • + MAPLE RIDGE
`� = f I� I o,
Langley ; _ I ' PLANNING DEPARTMENT
SCALE 1:3,000 -— - o fit'
DATE: Jun 11, 2010 FILE: AL/053/10 BY: PC
Appendix B
Heather Hills Farm Society
25494 1 1 7th Avenue
Maple Ridge, BC V411 1132
Telephone: (604) 462-1004
May 10, 2010
Agriculture Land Commission
133 — 4940 Canada Way
Burnaby, BC V5G 41<6
Atttention: Mr. Thomas Loo
Agriculture Compliance & Enforcement Officer
Dear Mr. Loo:
Re: ALC File #46751
In response to your letter of March 9 and our many telephone discussions since, our
response is as follows:
All of our lands have been leased to the Heather Hills Farm Society with restricted uses.
The conditions of the lease are that the society must preserve the lands for present and
future use as a farm supporting the Maple Ridge farming community. Any net proceeds
derived from the farm are to be used to help youth in need in our community.
In your letter, you allege and conclude that the property is being used for non farm uses.
It is our advised position that our seasonal agri-tourism activities qualify under Part 2
(Permitted Uses) Section 2(e). Our pitch and putt is temporary and seasonal, and
promotes and markets farm products grown on the farm.
As we have explained to you, our soil (confirmed by the BC Agriculture Department) is a
very poor quality for raising farm products. We have 50 to 100 feet of blue clay with an
average of two to three inches of top soil. Enclosed with this letter is a report on the
operations of Heather Hills Farm Society as you have requested.
We perceive your letter to be an unwarranted attack on our farm; one that has caused
us and continues to cause us damage.
In that regard, we wish to bring this matter to a speedy conclusion so we may proceed
with our contract to be included in the test orchards with the BC Hazelnut Growers
Association and the Department of Agriculture.
If it is the Commission's desire to weaken the agriculture restrictions currently imposed
on our farm by the Agricultural Land Commission and wish us to apply for a permitted
use, we will comply. Although we feel it is not necessary, we have also enclosed a
signed application for a non -farm use in the ALR.
In closing, we ask you to expedite your actions in regard to our farm
Sincerely,
HEATHER HILLS FARM SOCIETY
Per:
GORDON ROBSON
PRESIDENT
/mr
MAPLE RIDGE
Deep Roots
Greater Height
feel
FROM:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: June 25, 2010
and Members of Council FILE NO: E02-010-128
Chief Administrative Officer ATTN: C of W
SUBJECT: Award of Contract (Reference No. ITT-EN10-162; Project No. E02-010-128)
Abernethy Way Realignment at 224 Street (from 500m east of Blackstock Street
to 160m east of 224 Street)
EXECUTIVE SUMMARY:
The realignment of Abernethy Way at 224 Street has been identified in the OCP since 1996.
Approval from the Agricultural Land Commission was first obtained in the mid 1990s and reaffirmed
in April 2010. The intersection is currently an off -set intersection and the plan identified in the
Capital Works Program is to realign a 200 metre section of Abernethy Way. This realignment will
change the T-intersections into one intersection. The project plan also includes constructing bicycle
lanes, a storm sewer, and traffic signals, as well as installing streetlights at the intersection. The
project involved obtaining necessary property to realign the road.
The project has been approved for a Federal Infrastructure Grant. The project was tendered on May
25, 2010 and closed on June 15, 2010. Six tenders were received and the lowest compliant bid was
submitted by Tag Construction Ltd. at $1,328,000.00.
A number of Open Houses and meetings have been held to provide information on the design and
staff are recommending that Council approve the award of the construction contract.
RECOMMENDATION:
THAT Contract (Reference No. ITT-EN10-162; Project No. E02-010-128) Abernethy Way Realignment
at 224 Street, be awarded to Tag Construction Ltd. in the amount of $1,328,000.00 plus applicable
taxes; and
THAT the Corporate Officer be authorized to execute the contract.
DISCUSSION:
a) Background Context:
The realignment of Abernethy Way at 224 Street, currently an off -set intersection, has been
identified in the OCP since 1996. The project objectives are to combine two existing T-
intersections into one 4 leg intersection by realigning a 200 metre section of Abernethy Way.
As well, the project includes constructing bicycle lanes on the approaches and a storm sewer,
1103
and installing a traffic signal and streetlights at the intersection of 224 Street and Abernethy
Way. The proposed improvements have been approved in the District's 2010 Capital Budget
and grant funding has been confirmed.
Tender results
Six tenders were received and opened in public on June 15, 2010. These are listed below
from lowest to highest price.
TAG Construction Ltd.
Mainland Civil Works Inc.
Triahn Entreprises Ltd.
BD Hall Constructors Corp.
Imperial Paving Ltd.
Double M Excavating Ltd.
Tender Price (excluding taxes)
$1,328,000.00
$1,348,408.10
$1,369,822.60
$1,407,571.99
$1,428,027.00
$1,637,336.18
The lowest compliant bid was $1,328,000.00 from TAG Construction Ltd. They are a
qualified contractor that has successfully completed previous road improvement projects for
the District.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to award the contract and
proceed with the intersection improvements.
c) Strategic Alignment:
This project completes a section of the Abernethy Way Corridor that will provide an east -west
route from Golden Ears Way to 232 Street.
d) Citizens/Customer Implications:
The project will improve the safety and mobility for all users. There were two Open Houses
held, the first on November 19, 2009 and the second on April 20, 2010. Staff have made
considerable effort to address all comments and developed a design that balances the
objectives. Individual meetings have been held with property owners located at the four
corners of the intersection as well as other key property owners.
In order for the project to proceed, Rights -of -Ways (ROW) were expropriated from two
properties west of 224 Street. An existing barn will need to be removed and staff are
working with the owner on the issue of constructing a new replacement which will require a
variance to existing setback requirements.
Construction will commence soon after the project is awarded and attempts will be made to
minimize the impact to everyday traffic, residents, and businesses in the neighbourhood.
The road is expected to remain open to traffic throughout the construction. A communication
strategy will be developed to ensure that the travelling public and the adjacent property
owners are informed.
e) Interdepartmental Implications:
This project is supported by a number of departments. The Operations Department has
provided input during the design stage and the Clerks Department is coordinating with legal
counsel on the legal and property matters.
f) Business Plan/Financial Implications:
The project received has approved federal funding and as such, the 2010 approved Capital
Budget provides sufficient funds under LTC 2003 to complete this work. The lowest tender is
below the estimated construction cost.
CONCLUSIONS:
The tender price of $1,328,000.00 (excluding taxes), by Tag Construction Ltd. for the Abernethy Way
Realignment at 224 Street project is the lowest tendered price. Council approval to award the work
to Tag Construction Ltd. is recommended.
Maria querra, PEng.
Senior,,Project Engineer
Reviewed by: AKdrew Wood, PhD., PEng.
Municipal Engineer
Financial review by: evor Thompson, CGA
Manager of Financial Planning
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & evelopment Services
Y
Concurrence: J.L. (Jim) Rule t,
Chief Administrative Officer
MG/mi
RIDGEMAPLE
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
Fire Hall # 1 Expansion and Renovations
EXECUTIVE SUMMARY:
DATE: June 28, 2010
FILE NO:
ATTN: C of W
The Fire Hall #1 construction project is drawing to a close and will be completed within the few weeks.
This report highlights the special features incorporated in the building's design and construction and
outlines the costs of the project.
The fire hall is now constructed to post disaster standards that are designed to allow the building to
continue to function during an earthquake or other catastrophic event. The building is equipped with an
emergency generator and the training room is equipped to function as an emergency operation centre. The
District's Information Technology Department has also established a back-up server in the fire hall to
ensure critical systems are maintained during an emergency.
In addition to being a post disaster building, the fire hall is a LEED Certified project. The building's in
ground geo-exchange heating/cooling system is a first of its kind for a municipal building in our
municipality. Other features incorporated into the design of the buildings electrical and mechanical
systems ensure the building will consume the least amount of water and electricity possible.
The sustainability aspects of this project have generated a lot of community interest and these features,
coupled with the post disaster construction standards, will serve our citizens well into the future.
RECOMMENDATIONN:
That the staff report dated June 28, 2010 titled Fire Hall #1 Expansion and Renovation be received
and that the following expenses, funded by the Fire Department Capital Acquisition Reserve Fund,
be approved.
Mierau Contractors
$7,741,871
Contract Additions
310,000
Professional Fees
750,000
Transition Costs
135,000
Total $8,936,871
Page 1 of 4 1131
DISCUSSION:
a) Background Context:
The fire hall #1 expansion and renovation project is coming to a close. While construction took
nearly two years, the project has been a work in progress for about 10 years. Property around the fire
hall had to be purchased and assembled. Further, site preparation, demolition of existing buildings,
the construction of Brown Avenue and maintaining operations during the renovations process all
presented challenges that were resolved satisfactorily.
In January 2006, a Request for Proposal for qualified architectural firms to provide professional
services related to the planning, design, renovation and expansion of our Number Fire Hall #1 was
issued. The architectural firm of Graham, Hoffart Mathiasen Architects was chosen to lead a team of
professionals who would design and oversee the project through to completion.
In addition to being constructed to post disaster standards, the fire hall project is a LEED Building
registered with the Canadian Green Building Council and while the final "points" tabulation will not
be completed for several months, we expect to achieve silver and possibly even gold rating. Of
particular note is the heating and cooling of the building which is provided by an in -ground geo-
exchange system that is economical to operate and, will significantly reduce the building's carbon
foot print. Careful selection of electrical and plumbing fixtures ensure the least amount of water and
electricity is consumed and the roofing material was selected to reflect as much heat as possible to
reduce the "heat island effect" of the building.
As the fire hall was constructed to post disaster standards to remain functional during a catastrophic
event, the District's Information Technology Department has established their primary backup server
within the fire hall as part of their disaster recover plan. The fire hall has a training room that is
equipped to function as the Districts Emergency Operations Center if needed.
In June, 2008, the District awarded the construction contract to Mierau Contractors of Abbotsford.
Construction began in July, 2008 and was designed to be completed in stages as the fire hall had to
remain operational at all times.
Over the 2 year course of the construction/renovation process, we have had to do work that was not
within the scope of the original tender. These costs are primarily associated with the renovation and
seismic upgrading of the existing portion of the fire hall that was originally constructed 40 years ago
and changes required to the design and installation of the buildings mechanical systems. The costs
associated with these additional works amount to $310,000 which equals 4% of the original contract
price for the Fire Hall project, bringing the total contract price to an estimated $8,051,871.
Professional fees total close to $750,000 which equates to just under 10% of the total contract price.
Professional fees on construction, renovation project of this magnitude typically equate to 12 to 16%
of the contract price.
Over the last 4 years, the District has incurred additional costs of $135,000 that have been required to
move the project forward and meet the operational needs of the department in the interim. Storage
containers were acquired to provide secure storage for emergency equipment during the renovation
process. Surveying, security fencing, geotechnical and environmental assessments were required prior
to design work and tendering taking place. Professional fees were incurred to assist with the design of
the building's telephone and security systems and to monitor such activities as asbestos removal,
environmental testing and qualitative material testing for steel, concrete and workmanship issues.
Page 2 of 4
In summary, the costs related to the expansion and renovations of the fire hall are as follows:
Mierau Contractors
$7,741,871
Contract Additions
310,000
Professional Fees
750,000
Transition Costs
135,000
Total $8,936,871
Of this amount, $7.5 million was funded from the Fire Department Capital Acquisition Reserve in
2009. The remainder will be funded from the same reserve this year. As can be seen from the
attached analysis of this account, there are sufficient funds to pay for this project, though some other
fire department projects needed to be deferred.
The Brown Ave Extension Project was funded from a combination of General Revenue, Development
Cost Charges and Capital Works Reserve at a total cost of $530,000. An additional lift of asphalt
paving will be applied later this year at an estimated cost of $75,000.
b) Desired Outcome(s):
A post disaster building that meets our evolving needs and reduces our carbon footprint.
c) Strategic Alignment
This project is in line with our objective of having a safe and livable community for our present and
future citizens. The special features of the project are also in line with Council's commitment to
sustainability.
d) Citizen/Customer Implications:
This is a building that our citizens can be proud of. It is also centrally located and will continue to
serve our community for years to come.
e) Interdepartmental Implications:
The project was a collaborative effort of many departments, and in particular Public Works and
Development Services.
Page 3of4
f) Business Plan/Financial Implications:
This project represents a significant capital investment. Our focus on long term financial planning
allowed sufficient resources to be available to complete the project.
g) Policy Implications:
None
CONCLUSIONS:
The Fire Hall # 1 renovations and expansion project is nearing completion and this report provides an
overview of its features as well as the costs associated with the project.
1
- Z,4�
Prepare by: Dane Spe
Fire Chief/Director of Community Fire Safety
Prepared by: Peter Grootendorst,
Fire Chief/Director of Fire Operations
Approved by: Paul Gill,
GM: Corporate &/Kin'anc al Services
Concurrence: J . (Jim) Rute
,Chief Administrative Officer
Page 4of4
Fire Department Capital Acquisition Reserve Projection
$ thousands 2009 2010 2011 2012 2013 2014
Opening Balance
Interest Earnings
Taxation/General Revenue
Planned Capital Expenditures
Fire Hall #4 Debt Payments
Fire Hall #1 Renovation
Unencumbered Balance
1,807
663
448
11 627
63
23
16
0 22
1,072
1,182
1,297
1,416 1,539
-841 -1,020 -950 0 -350
-400 -800 -800 -800
-7,504 -1,440
1,807 663 448 11 627 1,038
Planned Capital Expendiures Detail
$thousands 2010 2011 2012 2013 2014
Fire Hall #4 Engine New
Fire Hall #4 Rescue 4
Fire Hall #5 Land Acq
Fire Hall #1 Air Lighting Truck
Fire Hall #1 Antenna
Fire Hall #1 Computer Training Centre
Fire Hall #1 Sign
Fire Hall #3 Expansion
Fire Hall #3 Generator
Fire Hall #4 Equipment
Fire Hall #4 Protective & Safety Equip
Fire Hall #4 Technical & Furnishings
Fire Rescue Boat w/Trailer
Public Education Vehicle
525
25
45
60
50
ET, 1.
700
50
70
200
625
325
350
37
15
841 1,020 950 0 350
District of e Maple Rid
p g
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE:
and Members of Council FILE NO:
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended May 31, 2010
0:I X9i11I►V/:K11WliW110
June 25, 2010
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a
Finance Manager. Council authorizes the vouchers for the following period through Council resolution.
The disbursement summary for the past period is attached for information. Expenditure details are
available by request through the Finance Department.
RECOMMENDATION:
That the "disbursements as listed below for the month ended May 31, 2010 now be approved".
GENERAL $ 3,380,790
PAYROLL $ 1,455,321
PURCHASE CARD $ 108.531
$ 4.944&42
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1132
c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• Mierau - Fire Hall No. 1 expansion $ 270,417
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended May 31, 2010 have been reviewed and are in order.
Az�
f
Prepared by: G'Ann egg
Accounting Clerk II
Approved by. 'Trevor Thompson, CGA
Manager of Financial Planning
1
Approved by: Pa I Gilt BBA, CGA
M - r ra#e cial Services
Concurrence: /Chief
J.L. (Jim) Rule
Administrative Officer
gmr
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - MAY 2010
VENDOR NAME
DESCRIPTION OF PAYMENT
AMOUNT
666921 BC Ltd
Security refund
35,895
790827 BC Ltd
Security refund
156,591
Alouette River Management Soc
2010 service grant
20,000
Alpha Beta (228 St Hldgs) Corp
Security refund
40,957
BC Hydro
Hydro charges May
100,436
BC SPCA
Community Animal Centre development - 50%share
103,824
BDO Canada LLP
2009 Financial statement audit
26,208
Boileau Electric & Pole Ltd
Maintenance: Albion Sports Complex
6,253
Antenna installation @ McNutt Reservoir
298
Banners
1,824
Firehall
12,915
LED installation @ 224th & 223nd
1,206
Municipal Hall
1,340
Pole repairs
3,402
Street lighting
8,265
Telosky Stadium
1,236
Underground wiring repairs @ 240th & 104th
2,780
UPS installation @ 216th & Lougheed
2,586
42,105
CUPE Local 622
Dues - pay periods 10/09 & 10/10
22,387
Chevron Canada Ltd
Fuel June
57,104
Coral Engineering Limited
Leisure Centre heat recovery solution
86,611
Featherbed Holdings Inc
Security refund
35,801
Fitness Edge
Fitness classes & programs
17,779
Guillevin International Inc
Fire fighters' equipment
7,230
Fire fighters' protective wear
2,506
Operations electrical supplies
6,379
16,115
Happy Heart Fitness & Educ
Weight room supervision & childcare activity room
20,548
Holmes & Brakel (BC) Inc.
RCMP workstations
21,890
Integrated Direct Response Ser
Tax notice mailing
16,170
Kanaka Education & Enviromental
2010 service grant
20,000
Manulife Financial
Employee benefits premiums
98,033
Medical Services Plan
Employee medical & health premiums
26,499
Mierau
Fire Hall No. 1 expansion
270,417
Municipal Pension Plan BC
Pension remittance
273,178
Myra Systems Corp.
GIS spatial data engine
17,758
Server replacement module
1,661
19,419
Raincity Janitorial Sery Ltd
Janitorial services April & May:
Firehalls
5,982
Library
11,088
Municipal Hall
10,954
Operations
5,623
Randy Herman Building
8,277
RCMP
6,345
48,268
Receiver General For Canada
Employer/Employee remit PP10/09 & 09/10
658,346
RCMP services for film production
724
659,070
RG Arenas (Maple Ridge) Ltd
Ice rental April
57,812
Curling rink operating expenses March
Ridgemeadows Recycling Society
Monthly contract for recycling May
86,746
Weekly recycling
504
Litter pick-up contract
1,725
88,974
Ross Data Canada Limited
Smart-Tek Communications Inc
Terasen Gas
Union BC Municipalities - Vict
Warrington PCI Management
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
Total Disbursements May 2010
Annual maintenance fees
60,340
Database conversion
5,028
iRenaissance upgrade
5,038 70,406.52
Leisure Centre CCTV installation
27,552
Natural gas
22,777
West Nile Risk Reduction Initiative surplus funding refund
37,502
Advance for Tower common costs May
45,328
2,585,657
795,133
3,380,790
PP10/09 & PP10/10
1,455,321
GMR
\\DOVE\CorpServ\Finance\Accounting\Accounts Payable\AP Remittances (Disbursements)\2010\[Monthly Council Report 2010.xlsx]MAY'10
108,531
4,944,642