HomeMy WebLinkAbout2010-11-09 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL MEETING AGENDA
November 9, 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.map erid e.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
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 October 26, 2010
502 Minutes of the Development Agreements Committee Meetings of October
15, 20(2), 27 and 28(2), 2010 and November 1(3), 2010
Page 1
Council Meeting Agenda
November 9, 2010
Council Chamber
Page 2 of 6
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
700 DELEGATIONS
701 Impaired Driving Initiative 2010
- Constable Mike Moore, Ridge -Meadows RCMP, Traffic Services
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
F14Z0Z6�-�7�A fif �
Bylaws for Final Reading
1001 RZ/095/06, 12636 228 Street
Maple Ridge Zone Amending Bylaw No. 6511-2007
Staff report dated October 29, 2010 recommending final reading
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family
Urban [Medium Density] Residential) to permit a 5 lot single family
subdivision
Final reading
1002 RZ/030/07, 12367 224 Street
Staff report dated October 19, 2010 recommending final reading
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 6522-2007
To amend the conservation boundary
Final reading
1002.2 Maple Ridge Zone Amending Bylaw No. 6523-2007
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit a 33 unit stacked townhouse
development
Final reading
Council Meeting Agenda
November 9, 2010
Council Chamber
Page 3 of 6
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes - November 1, 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 RZ/031/08, 22606, 22612, 22618 119 Avenue; 11876, 11866 226
Street; and 22611 Selkirk Avenue
Staff report dated October 25, 2010 recommending that a final one year
extension be granted.
1102 DP/DVP/030/07, 12367 224 Street
Staff report dated October 20, 2010 recommending that the Corporate
Officer be authorized to sign and seal DVP/030/07 to regulate townhouse
form and character and further that the Corporate Officer be authorized to
sign and seal DP/030/07 to permit 33 stacked townhouse units.
1103 DVP/014/10, 13511240 Street
Staff report dated October 18, 2010 recommending that the Corporate
Officer be authorized to sign and seal DVP/014/10 to reduce the standard
width of the road carriageway.
1104 DVP/096/10, 22270 128 Avenue
Staff report dated October 21, 2010 recommending that the Corporate
Officer be authorized to sign and seal DVP/096/10 permit construction of a
mixed use building.
Council Meeting Agenda
November 9, 2010
Council Chamber
Page 4 of 6
1105 AL/081/10, Non -Farm Use and Subdivision Within the Agricultural Land
Reserve
Staff report dated October 21, 2010 recommending that application
AL/081/10 for non -farm use of 1.55 hectares (3.8 acres) of land within the
Agricultural Land Reserve to facilitate road alignment for the Golden Ears
Bridge be authorized to proceed to the Agricultural Land Commission.
1106 Award of Contract, No. I17-EN10-186, 256 Street Watermain Replacement
(116 Avenue to Dewdney Trunk Road)
Staff report dated October 19, 2010 recommending that Contract No. ITT-
EN10-186, 256 Street Watermain Replacement (116 Avenue to Dewdney
Trunk Road) be awarded to Sandpiper Contracting LLP.
1107 Servicing for 20100 Block Hampton Street
Staff report dated October 28, 2010 recommending that staff work with the
petitioners to explore an alternative approach to establishing road, storm
sewer, sanitary sewer and water services at 20100 Block Hampton Street.
Financial and Corporate Services(including Fire and Police
1131 Disbursements for the month ended September 30, 2010
1151
1181
Staff report dated October 8, 2010 recommending that disbursements for
September 2010 be approved.
Community Development and Recreation Service
Correspondence
Other Committee Issues
Council Meeting Agenda
November 9, 2010
Council Chamber
Page 5 of 6
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
From the September 13, 2010 Closed Council Meeting
• Donation by the Albion Community Association of the Albion Hall
property
For information only
1400 MAYOR'S REPORT
1500 COUNCILLORS' REPORTS
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1701 Consideration of a resolution submitted by Councillor King regarding
Council Meeting Opening Prayers
1800 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
November 9, 201-0
Council Chamber
Page 6 of 6
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 ma orandcouncil@ma lerid e.ca.
Checked byz.
Date:
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 15, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. SD/088/09
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS
Lynn Marchand, Recording Secretary
Lot A, Section 10, Township 12, New Westminster District,
Plan BCP25215
24185 106B Avenue
Genstar TitleCo Ltd.
Subdivision Phase 11 Strata Plans
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO SD/088/09
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J.L. (Jim)jle, Chief Administrative Officer
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SCALE 1:4,000
DATE: Dec 21, 2009 FILE: SD/088/09 BY: PC
FRASER R.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 20, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. SD/015/09
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS
Lynn Marchand, Recording Secretary
Lot 1, Section 33, Township 12, New Westminster District,
Plan BCP
Lots 1 - 5 inclusive, Section 33, Township 12,
New Westminster District, Plan BCP
Lot 5, Section 33, Township 12, New Westminster District,
Plan BCP
13893 Silver Valley Road, 13910 232nd Street,
13887 Silver Valley Road
Silver Valley Projects Ltd.
Statutory Right of Way, Storm Detention/Groundwater
Infiltration Covenant and Habitat Protection Covenant
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO SD/015/09
Ernie D `y i , Mayor
Chair
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�_ r� DATE: Feb 1, 2010 FILE: SD/016/09 BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 20, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. RZ/030/07
Lynn Marchand, Recording Secretary
LEGAL: Lot A, District Lot 399, Group 1, New Westminster District,
Plan BCP
Lot B, District Lot 399, Group 1, New Westminster District,
Plan 8914
LOCATION: 12367 224 Street
OWNER: Nicolas Santorelli of Nystar Developments Corporation
REQUIRED AGREEMENTS: Rezoning Development Agreement, Statutory Right of Way
(drainage), Statutory Right of Way (sanitary), Visitor
Parking Covenant and Park & Road Dedication Plan
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO RZ/030/07
Ernie
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 27, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. RZ/095/06
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Amanda Allen, Recording Secretary
Lot B, Section 20, Township 12, New Westminster
District, Plan 23424
12636 228 Street
Progressive Construction Ltd.
Rezoning Servicing Agreement
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
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CARRIED
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3 DATE: Oct 15, 2010 FILE: RZ/095/06 BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 28, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. RZ/030/07
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Amanda Allen, Recording Secretary
Lot B, District Lot 399, Group 1, New Westminster
District, Plan 8914
12367 224 Street
Nicolas Santorelli - Nystar Developments
Geotechnical Restrictive Covenant
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO RZ/030/07.
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
October 28, 2010
Mayor's Office
F211
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. SD/088/10
LEGAL:
LOCATION:
OWNER:
Amanda Allen, Recording Secretary
Lot 1, Section 32, Township 12,New Westminster District,
Plan 85759
22600 136 Avenue
Formosa Plateau Developments Ltd.
REQUIRED AGREEMENTS: Geotechnical Restrictive Covenant;
Statutory Right of Way - Sanitary;
Statutory Right of Way - Access & Municipal Services;
Covenants: Future Subdivision; No Build- Rear Yard
Slopes; Tree Protection; View Protection;
Storm Detention - whole site;
Storm Detention - Lots 1-4;
Agreements: RST Exterior Finish; RST Drain Tile; RST Rear
Yard Access; RST Party Wall; Subdivision Servicing
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO SD/088/10.
CARRIED
Ernie Day or 4M�embr
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DATE: Nov 3, 2008 pp BY: PC
SCALE 1:3,000
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`� FRASER
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
November 1, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member Amanda Allen, Recording Secretary
1. DVP/051/10
LEGAL: Lot 57,Section 3, Township 12, New Westminster District,
Plan LMP53684
Lot 56,Section 3, Township 12, New Westminster District,
Plan BCP28011
LOCATION: 10097 241 Street & 10106 240A Street
OWNER: ONNI Development (240 Street) Corporation
REQUIRED AGREEMENTS: Cancellation of Notice of Permit BR017397;
Release of Covenant BB352414 (No build on Lot 56);
Release of Covenant BT146762
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO DVP/051/10
CARRIED
� _L. m) Rule, C ief Administrative Officer
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
November 1st, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. DP/057/08
LEGAL:
LOCATION:
LOAN ON I a
REQUIRED AGREEMENTS
Lynn Marchand, Recording Secretary
District Lot 405, Group 1
New Westminster District Plan BCP45801
Lot 3, District Lot 405, Group 1
New Westminster District Plan 60014
Except Plans BCP45800 and BCP45801
10351240th Street, 10389 240th Street and
10390 Slatford Place
Spencer Brook Estates Ltd.
Enhancement and Protection Agreement
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO DP'/057/08
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SCALE 1:2,500 _
DATE: Jun 9, 2008 DP/057/08 BY: JV
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
November 1, 2010
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. WAGNER & LAIDLAW
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Amanda Allen, Recording Secretary
The North 262 feet of Lot 5, Section 29, Township 12,
New Westminster District, Plan 2892
13348 224 Street
Florence Wagner & Scott Laidlaw
Floodplain Covenant
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO FLOREINCE WAGNER & SCOTT LAIDLAW.
CARRIED
J.L. (Ji ) Rule, Chief Administrative Officer
Mem er
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= CORPORATION OF
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IZ) THE DISTRICT OF
�- to � � �_
N MAPLE RIDGE
District of
Langley ! LICENSES, PERMITS & BYLAWS DEPT.
SCALE 1:2,500 a
ERASER
DATE: Oct 28, 2010 FILE: Untitled BY: JP
R.
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE:
and Members of Council FILE NO:
Chief Administrative Officer ATTN:
Final Reading
Zone Amending Bylaw No. 6511-2007
12636 228 Street
EXECUTIVE SUMMARY:
October 29, 2010
RZ/095/06
COUNCIL
Bylaw No. 6511-2007 has been considered by Council and at Public Hearing and subsequently
granted Second and Third Reading. The applicant has requested that final reading be granted. The
purpose of the rezoning is to permit a five (5) lot single family subdivision with a minimum lot size of
557 m2.
RECOMMENDATION:
That Zone Amending Bylaw No. 6511-2007 be adopted.
DISCUSSION:
a) Background Context:
Council considered this rezoning application at a Public Hearing held on November 20, 2007 and
subsequently granted Second and Third Reading to Maple Ridge Zone Amending Bylaw No. 6511-
2007 on November 27, 2007. On November 4, 2008 Council granted a one year extension to the
rezoning application. On October 27, 2009 Council granted a final one year extension to the
rezoning application with the stipulation that the following conditions be addressed prior to
consideration of final reading:
1) Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in
the Agreement;
2) Road dedication as required; and
3) Demolition of the existing house.
The following applies to the above:
1) A Rezoning Servicing Agreement has been registered on title as a restrictive covenant and the
required securities have been received.
2) The required road dedication will be secured at the subdivision stage.
3) The existing house has been demolished.
1001
CONCLUSION:
As the applicant has met Council's conditions, it is recommended that Final Reading be given to
the bylaw.
Prepared by: Patrick Ward
PI ni g Technician
pprov by Ja g, MCP, MCIP
dXredor of Plannin
Approved by.,/ Frank Quinn, MBA, P.Eng
GM.:, Public Vye*s & DqVilopafent Services
Concurrence: J. . (Jim) Rule V
C ief Administrative Officer
PW/dp
The following appendices are attached hereto:
Appendix A - Bylaw No. 6511-2007
-Appendix A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6511-2007
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6511-2007."
2. That parcel or tract of land and premises known and described as:
Lot B, Section 20, Township 12, New Westminster District Plan 23424
and outlined in heavy black line on Map No. 1409 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban
(medimum density) Residential District)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 9th day of October, A.D. 2007.
PUBLIC HEARING held the 20th day of November, A.D. 2007.
READ a second time the 27th day of November, A.D. 2007.
READ a third time the 27th day of November, A.D. 2007.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR
CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6511 —2007
Map No. 1409
From: RS-3 (One Family Rural Residential)
To: RS-1 b(One Family Urban(medium density) Residential)
Deep Roots
Greater Heights
TO:
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE: October 19, 2010
and Members of Council FILE NO: RZ/030/07
Chief Administrative Officer ATTN: COUNCIL
SUBJECT: Final Reading:
Official Community Plan Amending Bylaw No. 6522-2007
Zone Amending Bylaw No. 6523-2007
12367 224 Street
EXECUTIVE SUMMARY:
Bylaws 6522-2007 and 6523-2007 have been considered by Council at Public Hearing and
subsequently granted 2nd and 3rd reading. Due to the changing market conditions the applicant
sought two extensions to this proposal. Council granted the final extension to this application on
November 10, 2009. The applicant has since then been working on satisfying all the conditions of
final reading and the development permit. The Development Permit and Development Variance
Permit report is anticipated to go to the Council Meeting of November 09, 2010 along with this Final
Reading report. The applicant has requested that final reading be granted. The purpose of the
rezoning is to permit the construction of 33 stacked townhouses under the RM-2 (Medium Density
Apartment Residential) zone.
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 6522-2007 be adopted; and
That Zone Amending Bylaw No. 6523-2007 be adopted.
DISCUSSION:
a) Background Context:
Council considered this rezoning application at a Public Hearing held on January 15, 2008. On
January 22, 2008 Council granted 2nd and 3rd reading to Maple Ridge Official Community Plan
Amending Bylaw No. 6522-2007 and Maple Ridge Zone Amending Bylaw No. 6523-2007 and on
November 10, 2009, Council granted final extension to this application, with the stipulation that the
following conditions be addressed:
i. Amendment to Schedule "B" and "C" of the Official Community Plan;
ii. Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
iii. Registration of a statutory right-of-way agreement for drainage;
iv. Registration of a Geotechnical Restrictive Covenant along with the geotechnical report
which addresses the suitability of the site for the proposed development;
v. Registration of a Restrictive Covenant protecting the Visitor Parking;
vi. Road dedication as required on 224th Street;
vii. Park dedication as required;
viii. Removal of the existing buildings;
1002
ix. Registration of a Green Building Covenant;
x. Notification to the Ministry of Environment and Federal Department of Fisheries and
Oceans, regarding proposed in stream works.
The followin aorlies to the above:
Schedule B and C will be amended upon adoption of the relevant bylaws;
A Rezoning Servicing Agreement has been submitted to the Land Title Office for
registration on title as per the "Letter of Undertaking" by the solicitor. The associated
securities as outlined in this agreement have been received by the District;
iii. A Statutory right-of-way for municipal access has been submitted to the Land Title Office
for registration on title as per the "Letter of Undertaking" by the solicitor. A second
statutory right-of-way for drainage is required which has been submitted to the Land Title
Office for registration on title as per the "Letter of Undertaking" by the solicitor;
iv. A Geotechnical Restrictive Covenant along with the revised Geotechnical Report, has been
submitted to the Land Title Office for registration on title as per the "Letter of
Undertaking" by the solicitor. It recommends the site is suitable for the proposed
development;
V. A Restrictive Covenant to protect the parking stalls along with the Site Plan showing the
parking stalls on the stacked townhouse parcel, has been submitted to the Land Title
Office for registration on title as per the "Letter of Undertaking' by the solicitor;
vi. A Road Dedication Plan has been submitted to the Land Title Office for registration on title
as per the "Letter of Undertaking' by the solicitor;
vii. A Park Dedication Plan has been submitted to the Land Title Office for registration on title
as per the "Letter of Undertaking' by the solicitor;
viii. Existing building on subject site has been removed;
ix. After the adoption of the Town Centre Area Plan a Green Building Checklist has been
submitted but does not have to be registered on title, hence item IX is not required. This
was noted in the Rezoning Extension report dated October 19, 2009;
X. Notification to the Ministry of Environment and Federal Department of Fisheries and
Oceans, regarding the proposed in -stream works was obtained in 2008 which expired due
to extensions on this project. The Environmental Consultant, Gary Letts is in the process of
re -applying to these agencies. Approval will be required prior to the approval of a Water
course Protection Development Permit.
-2-
CONCLUSION:
The project will redevelop the subject site and will cause enhancement works and re -vegetation
around Morse Creek. Roughly 0.84 acres which is 54.5 % of the site will be dedicated as "park" to
the District. The proposal is unique due to the stacked townhouse concept with a central
pedestrian plaza. As the applicant has met Council's conditions, it is recommended that final
reading be given to the Official Community Plan Amending Bylaw No. 6522-2007 and Zone
Amending Bylaw No. 6523-2007.
kWAAkL
Prepared by: Rasika Ach' B-Arch, M-Tech, UD, LEEDO AP
Planner
Approved by. Frank Quinn, MBA, P.Eng
GM: Public Works & Da4eL2rbment Services
Concurrence: J. L. Im) Rule
Chiek Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Official Community Plan Amending Bylaw No. 6522-2007
Appendix C - Zone Amending Bylaw No. 65:23-2007
-3-
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12367 224 STREET
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�t CORPORATION OF
N THE DISTRICT OF
- MAPLE RIDGE
= PLANNING DEPARTMENT
DATE: Apr 20, 2007 FILE: RZ/030/07 BY: PC
�,diK 0
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6522-2007
A Bylaw to amend the Official Community Plan
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6522-2007
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot B, District Lot 399, Group 1, New Westminster Plan 8914
and outlined in heavy black line on Map No. 739, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Conservation.
3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot B, District Lot 399, Group 1, New Westminster Plan 8914
and outlined in heavy black line on Map No. 740, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
1002.1
max g
READ A FIRST TIME the 27th day of November, A.D. 2007.
PUBLIC HEARING HELD the 181h day of December, A.D. 2007.
READ A SECOND TIME the 22nd day of January, A.D. 2008.
READ A THIRD TIME the 22nd day of January, A.D. 2008.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR CORPORATE OFFICER
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6523-2007
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "I'vlaple Ridge Zone Amending Bylaw No. 6523-2007."
2. That parcel or tract of land and premises known and described as:
Lot B, District Lot 399, Group 1, New Westminster Plan 8914
and outlined in heavy black line on Map No. 1413, a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
Residential)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 27th day of November, A.D. 2007.
PUBLIC HEARING held the 18th day of December, A.D. 2007.
READ a second time the 22nd day of January, A.D. 2008.
READ a third time the 22nd day of January, A.D. 2008.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR
CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING.
Bylaw No. 6523-2007
Map No. 1413
From: RS-1 (One Family Urban Residential)
To: RM-2 (Medium Density Apartment Residential)
1:1500
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: October 25, 2010
and Members of Council FILE NO: RZ/031/08
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Final One Year Extension Application
22606, 22612, 22618119 Avenue; 11876, 11866 226 Street; and
22611 Selkirk Avenue
EXECUTIVE SUMMARY:
Council granted a one year extension to the above noted application on November 10, 2009. The
applicant has now applied for a final one year extension under Maple Ridge Development
Procedures Bylaw No. 5879-1999. This application is to permit future construction of two buildings
(Building #1 with 62 units and Building #2 with 34 units) with ground floor commercial and
residential above, under the C-3 (Town Centre Commercial) zone. The C-3 (Town Centre
Commercial) zone allows apartments as a principal use.
This project will be subject to the new Town Centre Development Permit Guidelines to address the
form and character of the proposed development.
This application is in compliance with the Official Community Plan and the proposed Town Centre
Area Plan.
As outlined in the first extension report, the text amendment to the C-3 (Town Centre Commercial)
zone has already been approved through the zoning bylaw house -keeping text amendment report;
hence Zone Amending Bylaw No. 6624-2008 proposed with this application is redundant.
RECOMMENDATION:
That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a final one year
extension be granted for rezoning application RZ/031/08 (property located at 22606 119
Avenue, 22612 119 Avenue, 22618 119 Avenue, 11876 226 Street, 11866 226 Street, 22611
Selkirk Avenue and that the following conditions be addressed prior to consideration of final
reading:
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
1101
1-
V. Consolidation of the development site;
vi. A Restrictive Covenant for the shared parking of the two Strata lots must be
registered at the Land Title Office;
vii. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Points West Architecture
Owner: Mainstay Holdings Ltd
Legal Description: Lots 10, 11, 12 D.L.: 401, Plan: 7997
Lots 12, 13, 14, D.L.: 401, Plan: 9190
OCP:
Existing: Commercial
Proposed: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-3 (Town Centre Commercial)
Surrounding Uses:
North:
Use:
Residential and 119th Avenue (vacant currently)
Zone:
RS-1(One Family Urban Residential)
Designation:
Commercial and road
South:
Use:
Commercial and Selkirk Avenue
Zone:
C-3 (Town Centre Commercial)
Designation:
Commercial and road
East:
Use:
Residential
Zone:
RS-1(One Family Urban Residential)
Designation:
Commercial
West:
Use:
226th Street and Commercial
Zone:
C-3 (Town Centre Commercial)
Designation:
Commercial and road
Existing Use of Property: Vacant
Proposed Use of Property: Multi -family residential with Commercial on ground floor
Site Area: 4099 m2 (Lot 1=2671 m2 and Lot 2=1428 m2)
Access: 2261h Street and lane
Servicing: Full Urban
Companion Applications: DP/031/08 and VP/031/08
This application is to permit construction of two buildings in the C-3 (Town Centre Commercial) zone.
A requirement of the development process included the site into the Town Center Development
Permit Area to ensure the form and character of the development.
The following dates outline Council's consideration of the application and Bylaw 6608-2008:
The First Reading report (see attached) was considered on October 30, 2008;
First Reading was granted October 30, 2008
Public Hearing was held November 19, 2008;
Second and Third reading was granted on November 26, 2008.
First extension was granted November 10, 2009.
Application Progress:
The applicant is working on the conditions to be met prior to final reading. There have been some
delays due to the changing market conditions in the last two years. A revised Geotechnical Report to
address the Seismic Stability Assessment as required by code; the survey plan for Road and Park
dedication and the Rezoning Servicing Agreement along with the bonding amount are being
currently worked on. The applicant has assured that best efforts will be made to proceed to final
reading within the next year.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a final one year extension. It is anticipated that within the next few months final consideration
will be applied for.
Prepared by- Rasika
i Planne
by:
Approved Frank Quinn
—GM: Pubiic
a B-Arch, M-Tech, LID, LEER@ AP
.i.P
a ng
V s & evelopment Services
Concurrence: /Chief
J. L. (Jim} Rule
Administrative Officer
The following 6ppendices are attached hereto:
Appendix A - First Reading Report
-3-
DISTRICT OF MAPLE RIDGE
Deep Raots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: October 08, 2009
and Members of Council FILE NO: RZ/031/08
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Rezoning - First Extension
22606, 22612 and 22618 119 Avenue; 11876 and 11866 226 Street; 22611
Selkirk Avenue
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit the
construction of two buildings (Building # 1 with 62 units and Building # 2 with 34 units) with ground
floor commercial and residential above, under the C-3 (Town Centre Commercial) zone.
The C-3 (Town Centre Commercial) zone allows apartments as a principal use.
This project will be subject to the new Town Centre Development Permit Guidelines to address the
form and character of the proposed development.
This application is in compliance with the Official Community Plan and the proposed Town Centre
Area Plan.
The text amendment to the C-3 (Town Centre Commercial) zone, initially proposed with this
application has already been approved through the zoning bylaw house -keeping text amendment
report; hence Zone Amending Bylaw No. 6624-2008 proposed with this application is redundant.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ/031/08 and that the following
conditions be addressed prior to consideration of final reading:
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnicaI report as a Restrictive Covenant which addresses the
suitability of the site for the. proposed development;
iv. Road dedication as required;
V. Consolidation of the development site;
vi. A Restrictive Covenant for the shared parking of the two Strata lots must be
registered at the Land Title Office;
vii. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
-1-
ix. Registration of
Building report.
strictive Covenant for a LEED Checkli long with a Green
DISCUSSION:
a) Background Context:
Applicant: Points West Architecture
Owner: MAINSTAY HOLDINGS LTD
Legal Description: Lot: 10, 11, 12 D.L.: 401, Plan: 7997
Lot: 12, 13, 14, Q.L.: 401, Plan: 9190
OC P:
Existing: Commercial
Proposed: Commercial
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
Use:
Zone:
Designation:
South:
Use:
Zone:
Designation:
East:
Use:
Zone:
Designation:
West:
Use:
,one:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
RS-1 (One Family Urban Residential)
C-3 (Town Centre Commercial)
Residential and 119th Avenue (vacant currently)
RS-1(One Family Urban Residential)
Commercial and road
Commercial and Selkirk Avenue
C-3 (Town Centre Commercial)
Commercial and road
Residential
RS-1(One Family Urban Residential)
Commercial
2261" Street and Commercial
C-3 (Town Centre Commercial)
Commercial and road
Vacant
Multifamily residential with Commercial on ground floor
4099 m2 (Lot 1=2671 m2 and Lot 2=1428 m2)
226th Street and lane
Full Urban
DP/031/08 and VP/031/08
This application is to permit construction of two buildings in the C-3 (Town Centre Commercial) zone.
A requirement of the development process included the site into the Town Center Development
Permit Area to ensure the form and character of the development.
The following dates outline Council's consideration of the application and Bylaw 6608-2008:
The First Reading report (see attached) was considered on October 30, 2008;
-2-
First Reading was granted October 30, 2008
Public Hearing was held November 19, 2008;
Second and Third reading was granted on November 26, 2008.
Application Progress:
The applicant is working on the conditions to be met prior to final reading of the Zone Amending
Bylaw. Item ix above (a condition of final reading) is not required after the adoption of the Town
Center Area Plan in November 2008. The major outstanding items are: the survey plan for Road and
Park dedication and the Rezoning Servicing Agreement along with the bonding amount. However,
the applicant has assured that best efforts will be made to proceed to final reading within the next
yea r.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a one year extension. It is anticipated that within the next year final consideration will be sought.
wr
, -
Prepared lay: Raslka Xcharya, B-Arch, M-Tech, UD (SFU)
Plannecil
, MCIP
ng
Approved y: Frank Quinn, MBA, P.Eg n
GM; Public arks &:D �ment Services
r
Concurrence: J.L.(!lm) Rule
Chief Administrative Officer
r
The following appendices are attached hereto:
Appendix A: 1st Reading Report
-3-
DISTRICT OF MAPLE RIDGE
Grest�r tieighEs
TO: His Worship Mayor Gordon Robson DATE:
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN:
SUBJECT: First Reading
October 9, 2008
RZ/031/08
CofW
Maple Ridge Zone Amending Bylaw No.6608-2008
22606, 22612 and 22618 119 Avenue; 11876 and 1.1866 226 Street;
22611 Selkirk Avenue
Maple Ridge Zone Amending Bylaw No. 6624-2008 to amend the C-3 zone
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-1 (One Family Urban
Residential) to C-3 (Town Centre Commercial), to permit the construction of two buildings (Building i
1 with 62 units and Building # 2 with 34 units) with ground floor commercial and residential above.
The C-3 (Town Centre Commercial) zone allows apartments as a principal use.
This project will be subject to the new Town Centre Deveiopment Kermit Guidelines to address the
form and character of the proposed development.
This application is in compliance with the Official Community Plan and the proposed Town Centre
Area Plan.
A text amendment to the C-3 (Town Centre Commercial) zone of the Zoning Bylaw No. 3510-1985
has also been proposed. The C-3 zone (Town Centre Commercial) allows apartment use as one of
the principal uses. Under Section 703 (6) "SIZE OF BUILDINGS OR STRUCTURES" the C-3 (Town
Centre Commercial) zone refers to "residential floor area" which is currently not defined in the
Bylaw. The permitted basic residential density in this zone is 1.0 times the net lot area which may be
increased to a maximum of 2.3 times the net lot area by proposing concealed parking and more
than two floors (not to exceed 1.0 times the net lot area). In the past all the common areas such as
common corridors, staircase wells, elevator shafts, etc have been included for the residential
density calculations. Keeping in mind the OCP policies to encourage higher density within the town
centre area, the text amendment is proposed to exclude the common area calculations from
residential density calculations. .
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6624-2008 be given first reading and be forwarded to
Public Hearing;
2. That Zone Amending Bylaw No. 6608-2008 be given first reading and be forwarded to
Public Hearing; and
3. That the following terms and conditions be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Consolidation of the development site;
vi. A Restrictive Covenant for the shared parking of the two Strata lots must be
registered at the Land Title Office;
vii. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
ix. Registration of Restrictive Covenant for a LEED Checklist along with a Green
Building report.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
nra.
Existi ng:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
Points West Architecture
Mainstay Hpidings Ltd
Lot: 10, 11, 12 D.L.: 401, Plan: 7997
Lot: 12, 13, 14, D.L.: 401, Plan: 9190
Commercial
Residential and Commercial
RS-1 (One Family Urban Residential)
C-3 (Town Centre Commercial)
Residential and 11911 Avenue (vacant currently)
RS-1(One Family Urban Residential)
Commercial and road
Commercial and Selkirk Avenue
C-3 (Town Centre Commercial)
Commercial and road
Residential
RS-1(One Family Urban Residential)
Commercial
-2-
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
22611 Street and Commercial
C-3 (Town Centre Commerciai)
Commercial and road
Vacant
Multi- family residential with Commercial on ground
floor
4099 m2 (Lot 1=2671 m2 and Lot 2=142E m2)
226", Street and lane
through the Rezoning Servicing Agreement
DP/031/08 and VP/031/08
The location of the project is in the heart of the town centre area next to the Maple Ridge Bus
Terminus and the Haney Place Mall. Two four -storey buildings have been proposed, building one
with 62 units and building two with 34 units giving a total of 96 units with retail commercial use
along 22611, Street. Building one comprises of 315.41 m2 of retail commercial space on the ground
floor and 3746.23 m2 of residential space on the main floor and above (29 two bedroom units and
32 one bedroom units). Building two comprises of 363.25 rn2 of retail commercial space on the
ground floor and 2334.57 m2 of residential space on the main floor and above (34 two bedroom
units).
All residential parking is underground to minimize the impact on the streetscape and disruption to
Pedestrians; the access to the underground parkades is from the lane. Street -front landscaping
includes street trees and wide sidewalks with special paving. Service areas and refuse are oriented
away from the street to minimize visual impact and avoid conflict with pedestrians. Bicycle storage
rooms are provided underground for residents and bicycle racks at the entrance for visitors
(Appendix D).
A preliminary Geotechnical Site Assessment Report dated November 03, 1993 by "HBT AGRA
Limited" was submitted by the applicant followed by a recent review dated July 21, 2008 by "Valley
Geotechnical Engineering Services Ltd" indicating the sites suitable for the proposed development. A
revised Geotechnical Report will be submitted before the Development Permit is approved and a
Geotechnical Restrictive Covenant will be registered on title as a condition of final reading.
Use of brick and siding has been proposed to give a warm appearance. The applicant has proposed)
a LEED Checklist with 20 points (Appendix G). Registration of a LEED Covenant (with a best effort of
LEED credits through Green. Building initiatives, not LEED certification) and will be done as a
condition of final adoption.
c) Planning Analysis:
Official Communiy- Plan:
The Official Community Plan currently designates these properties as "Commercial" and they lie
within the Regional Town Centre Area. The proposed development is in close proximity to the down
WM
town bus terminus and other commercial uses. The proposed C-3 (Town Centre Commercial) zone
allows apartments as a principal use. As per, Policy 3-22 of the Official Community Plan, residential
capacity within the Regional Town Centre will be given priority to help accommodate the 7,000 new
dwelling units anticipated by 2021. This growth is expected to help revitalize the downtown area
and provide a supportive population base for local businesses and transit. A range of housing types
and sizes also provides more opportunities fo.- rental housing and housing that may serve a variety
of income levels. It provides residents the opportunity to live in proximity to shops, services and
public transportation options. The proposed Town Centre Area Plan encourages higher density
residential development and a range of housing forms in the core area. Development in the C-3
(Town Centre Commercial) zone within the Town Centre Area is proposed to have a minimum of
three -storeys. This proposal of two four -storeyed building`s with smaller unit sizes ranging from 43.6
m2 to 71.5 m2 is contributing to achieving this residential density and providing more affordable
housing within the Regional Town Centre.
Green Building Desi n.
Due to its location within the Regional Town Centre Area, the architect will be required to submit a
Green Building Report with a LEED Covenant which will be attached to the Development Permit. The
architect has submitted a preliminary checklist aimed to achieve 20 LEED points.
Zoning Bylaw:
Residentia9 Component: The proposed C-3 (Town Centre Commercial) zone allows apartments as a
principal use with a basic residential floor area of the proposed building not to exceed 1.0 times the
iot area, except that this may be increased by 0.3 times the lot area if underground parking is
proposed and an additional 0.25 times the lot area for storeys above the second floor. This proposal
has underground parking and four storeys in both the buildings so they qualify for the maximum
density of an FSR of 1.8 times the net lot area as stated above. Based on the net lot area for each
building, the proposed maximum residential net floor area for Building # 1 is 3746.23 m2 (permitted
is 4482.54 M2) and the proposed residential FSR is 1.5. Similarly the proposed maximum
residential net floor area for Building # 2 is 2334.57 m2 (permitted is 2361.75 m2) and the
proposed residential FSR is 1.78.
Commercial Component: The Commercial density is dependent on satisfying the parking spaces
and loading/unloading area required for the commercial use in the proposed zone. 3 small
commercial units are proposed in each building, facing 226t" Street with a total Commercial gross
floor area of 315.41 m2 in Building # 1 and 363.25 m2 in Building # 2.
The permitted total lot coverage is 90 % in the proposed zone. The two buildings are proposed on
two separate lots hence the total lot coverage is calculated per lot. Lot coverage of 48% has been
proposed for Building #1 and 60.8% has been proposed for Building #2. Proposed Common Outdoor
Activity area is 160 m2 for Building #1 and 125 m2 for Building #2.
-4-
Text amendment to the C-3 (Town Centre Commercial zone:
Excluding "service and common areas" from density calculations has been -consistent in other
existing multifamily zones of the bylaw such as RM-2 (Medium Density Apartment Residential
District), RM-3 (High Density Apartment Residential District), RM-5 (Low Density Apartment
Residential District- Garden Apartments) and RM-6 (Regional Town Centre High Density Apartment
Residential). Excluding the service and common areas from the permitted total density on a lot will
encourage higher density development within the downtown area which seems to be a consistent
approach followed in other jurisdictions.
A text amendment to the C-3 (Town Centre Commercial) zone of the Zoning Bylaw No. 3510-1985
has been proposed. The proposed amendment is under Section 703 (6) "SIZE OF BUILDINGS OR
STRUCTURES" of the C-3 (Town Centre Commercial) zone and reads as follows:
703 6) SIZE OF BUILDINGS OR STRUCTURES
The residential floor area of any building or structure shall not exceed 1.0 times the lot area, except
that this amount may be increased by:
a) 0.3 times the lot area -times the ratio of concealed to required off street parking, not to exceed
0.3 times the lot area; plus
b) 0.25 times the lot area for each storey above the second, not to exceed 1.0 times the lot area,
up to a combined residential floor area of 2.3 times the net lot area.
c) The residential floor area calculations shall not include the following for computing maximum
permitted residential density:
L Any portion of a basement or cellar or other common area containing
heating, laundry, recreational or storage facilities;
ii. Amenity areas, swimming pools and open sundecks;
iii. Any portion of a storey used for mechanical or electrical service room;
iv. Balconies;
v. Common stairwells and common corridors.
d) The commercial floor area calculations shall be based on providing loading/ unloading zone and
subject to compliance with Schedule A of the Maple Ridge Off-street Parking and Loading Bylaw
No. 4350-1990.
Variances to the C-3 Zone:
Bullding #1 is an L form structure and the setback variances are minimized on the interior side yard
and on the rear due to the form proposed.
The applicant is seeking the following setback variances (Appendix H) with an intention of giving the
residential units a better street presence:
4 Buildine # x:
a) A 6.0 m rear yard setback for main and second floors (required is 6.0 m and it can
be zero setback only if a parking structure or deck is proposed above it; proposed is
0.0 m) ;
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Ir) A 5.5 m front yard setback for the third and fourth floors (required is 7.5 rn abovc,
the second floor for residential use and proposed is 2.0 m);
c) A 7.5 m rear yard setback for third and fourth floors (required is 7.5 rn above
second storey if the building is used for an apartment use and proposed is 0.0 m);
d) A 4.5 m interior lot setback on the fourth floor (required is 4.5 m above the third
storey and proposed is 0.0 m) and
e) A 2.3 m exterior lot setback on the fourth floor (required is 4.5m and proposed is
2.2 m).
e Buiidin # 2:
a) A 6.0 m rear yard setback for main and second floors (required is 6.0 m and it can
be zero setback only if a parking structure or deck is proposed above it; proposed is
0.0 m) ;
b) A 5.5 m front yard setback for the third and fourth floors (required is 7.5 m above
the second floor for residential use and proposed is 2.0 m);
c) A 7.5 m .rear yard setback for third and fourth floors (required is 7.5 rn above
second storey if the building is used for an apartment use and proposed is 0.0 m);
d) A 4.5 m interior lot setback on the fourth floor (required is 4.5 m above the third
- storey and proposed is 0.0 m) and
e) A 2.3 m exterior lot setback on the fourth floor (required is 4.5m and proposed is
2.2 m).
Parking B ,lH1aw:
Residential Component As per Maple Ridge Off-street Parking and Loading Bylaw No. 4350-1990,
the proposed C-3 zone requires 1.0 space per residential unit along with 0.2 spaces visitor parking
per unit. Building # 1 has 62 units hence requires 62 residential parking spaces and 13 visitor
parking spaces, giving a total of 75 residential parking stalls. 84 residential stalls are proposed in
the underground parkade accessed from the lane. Out of a total of 84 parking spaces under
Building # 1, 5 are Tandem parking stalls. Each of the tandem parking stall will be sold to one
owner to make sure there are no operational issues. The 5 tandem spots account for a total of 10
parking spots hence the total parking spaces proposed are 74. The applicant is seeking a parking
variance for one spot. Building # 2 which has 34 units requires 34 residential parking spaces and 7
`visitor parking spaces, giving a total of 41 residential parking stalls required. 37 residential stalls are
proposed in the underground parkade accessed from the lane. The applicant is seeking a parking
variance of 4 spaces.
Commercial Component: The Parking Bylaw specifies 1.0 parking space per 30 m2 of Commercial
gross floor area. Based on this, the. commercial component .of Building #1 requires 11 parking
spaces which have been provided at grade, overlooking the residential units. Similarly, Building #2
requires a parking of 13 Commercial parking spaces which have been provided at grade behind
Building #1. This will require a parking sharing Covenant to be registered on title as a condition of
final reading.
191-V
Development Permits:
This project will be subject to the new Town Centre Area Development Permit Guidelines to addr e
the form and character of the proposed development.
Advisoa Design Panel:
On August 12, 2008 the Advisory Design Panel reviewed the proposal. The panel had the following
recommendations for revision:
Review of the Street Tree species, structural soil and paving assembly to ensure long term
Street Tree health
• Improve layout of the amenity space
s Design of the building interface units with the lane and car park ramps
4 Continuity of the colonnade
Based on the comments from the panel, the applicant has made some revisions to improve the
amenity space, street trees species, continuity of design elements, continuity of the colonnade and
a covered walkway for pedestrians by recessing the elevator shaft and an improved LEED Checklist.
The applicant has also proposed covering the ramp to the underground parkade and some areas of
the at grade parking, with a trellis with the intention of greening the. grey areas on site (Appendix F).
This will be reviewed in more detail through the Development Permit report.
Development Information Meeting:
On September 18, 2008 the applicant held the "Development Information Meeting" at the best
Western Inn on Lougheed Highway from 7:00 to 8:00 PM. This meeting was attended by 6 visitors;
and 3 developer's representatives. The project architect introduced the project highlights. The
visitors were generally supportive of the proposal and expressed a desire to see the downtown .ares
of the District cleaned up with higher density development that will support the local businesses.
d) Inte rdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has the following comments:
® Road dedication of 1.7 metres along 2261" Street; 0.9 metres along 119t^ Avenue and 0.7
metres on each side of the lane. to addition to this, corner truncation at all road
intersections of 3m X 3m is required. There is no road dedication on Selkirk Avenue.
• All roads and lanes to conform to meet current urban standards, if not to be upgraded.
Construct curb bulges, boulevards, traffic lane lines and crosswalk markings, Ornamental
Street lights on 119t" Avenue, 226th Street and Selkirk Avenue and Street Trees complete
-7-
with grates, structural soil, irrigation system and electrical outlets required on all the three
road frontages.
0 Sidewalks, Curb and gutter required for south side of 119t1 Avenue, both sides of the larit-%
north side of Selkirk Avenue and east side of 226t" Street,
Sanitary Sewer: Site service connections are required.
e Storm Sewer/Drainage: Storm sewer connections required across the site frontages on
119*� Avenue, Selkirk Avenue and the lane. Site service connections and road catch basins
are required.
0 Existing aboveground plant is to be removed or converted to underground as the site will be
served by underground utility company services.
Licenses, Permits and B law De artment:
The Licenses, Permits and Bylaw Department has reviewed the proposal and has the following
comments:
® A revised Geotechnical Report will be required.
s Confirm compliance with 2006 BCBC in some areas;
. Site Plan should indicate location of ventilation exhaust for parkade, garbage and recycling
room and construction details of additional storage areas.
Parks & Leisure Services Department.
The Parks & Leisure Services Department have identified that after the rezoning is completed they
will be responsible for maintaining the street trees. The Manager of Parks & Open Space has
advised that the maintenance requirement of $25.00 per new tree will increase their budget
requirements which depends on the number of street trees determined at the Development Permit
Stage through the landscaping plans. An "Enhancement and Protection Agreement" with the
deposit of security and maintenance period as outlined in the Agreement will be required along with
the Water Course Development Permit. A 2.5% security deposit of the total construction cost of the
proposed development will be required at the Development Permit stage.
Fire De rtment:
The Fire Department has reviewed the proposal and has the following comments:
• Building one and two will need separate fire alarm and FD connections.
• All Fire Department connections have to be of standard specifications visible at all times.
e) Intergovernmental Issues:
A referral was sent to the Ministry of Transportation as it is within 800m radius of the Lougheed
Highway. On July 21, 2008, the Planning Dept. received preliminary approval for one year, for the
proposed rezoning, from the Ministry of Transportation.
-a-
CONCLUSION:
The proposed development is centrally located in the Regional Town Centre with respect to public
transport choices, services and amenities. It is compatible with the surrounding uses and fits well
with the policies of promoting increased density within the Regional Town Centre as stated in the
Official Community Plan. This proposal in close proximity to the bus station, with smaller unit sizes
ranging from 43.6 m2 to 71.5 m2 contributes to achieving residential density and providing
affordable housing within the Regional Town Centre. The ground floor commercial combined with
residential units above promotes a live -work combination suitable to the location.
Prepared by. Rasika Acharya, 'B Arch, M Tech (Ping.), UD (SFU)
Planner If
/Y1 -
_.'�` APProved by. Jape Pickering, MCP, MCIP
Directo ,Of PJMning ,
Approved by. ank Quinn, M
M: Public Wor
+RAjdp
Eng
J. L (Am) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Services
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw No.6608-2008
Appendix C - Text Amending Bylaw No. 6624-2008 to ammend the C-3 zone
Appendix D - Site Plan
Appendix E - Building Elevations
Appendix F - Landscape Plans
Appendix G - LEEDS checklist
Appendix H - Setback variance diagrams
Appendix I- Rendering
Appendix J - existing C-3 zoned properties
-9-
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A
District of
Pitt Meadows LOTS 10, 11 & 12, PLAN 7997 AND
{ �V" ' LOTS 12,13 & 14, PLAN 9190
0
71 H
� W
CORPORATION OF
THE DISTRICT OF
N MAPLE RIDGE
{ District of �O° {
Langley
PLANNING DEPARTMENT
SCALE 1:2,500
t DATE: Mav 5. 20OR FILE: VP/031/OR RV. Pr.
CORPOR_4TION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6608-2008
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as °Maple Ridge Zone Amending Bylaw No. 6608-2008."
2. Those parcels or tracts of land and premises known and described as:
Lot 12, District Lot 401, Group 1, New Westminster District Plan 9190,
Lot 13, District Lot 401, Group 1, New Westminster District Plan 9190,.
Lot 14, District Lot 401, Group 1, New Westminster District Plan 9190,
Lot 10, District Lot 401, Group 1, New Westminster District Plan 7997,
Lot 11, District Lot 401, Group 1., New Westminster District Plan 7997, and
Lot 12, District Lot 401, Group 1, New Westminster District Plan 7997.
and outlined in heavy black fine on Map No. 1438 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre Commercial)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the -day of , A.D. 200.
APPROVED by the Minister of Transportation this day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6608-2008
Map No. 1438
From: RS-1 (One Family Urban Residential)
To: C-3 (Town Centre Commercial)
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N PEX I) I .. L,
DISTRICT OF MAPLE RIDGE BYLAW NO.6624-2008
A Bylaw to amend 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;
AND WHEREAS Council can establish different density regulations for a zone for the provision of
affordable housing;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
Title: This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6624-2008"
Scope:
2. This By-law establishes regulations to exclude "common areas" from the residential density
calculations in the C-3 (Town Centre Commercial) zone, subject to compliance with the provisions in
the Zoning Bylaw.
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended is hereby amended accordingly:
PART 7 — COMMERCIAL ZONES, 703 TOWN CENTRE COMMERCIAL C-3 (6) SIZE OF BUILDINGS OR
STRUCTURES, is amended by the addition of the following as c) and d):
c) The residential floor area calculations shall not include the following for computing maximum
Permitted residential density:
i) Any portion of a basement or cellar or other common area containing heating, laundry,
recreational or storage facilities;
Amenity areas, swimming pools and open sundecks;
Any portion of a storey used for mechanical or electrical service room;
iv) Balconies;
v) Common stairwells and common corridors.
d) The commercial floor area calculations shall be based on providing loading/ unloading zone and
subject to compliance with Schedule A of the Maple Ridge Off street Parking and Loading Bylaw No.
4350-1990.
3. Maple Ridge Official Community Plan Bylaw No. 3510-1985 as'amended is hereby
amended accordingly.
READ A FIRST TIME the day of A.D. 200.
r
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
, A.D. 200.
, A.D. 200 .
, A.D. 200.
day of , A.D. 200.
MAYOR
CORPORATE OFFICER
Deep Roots
Greater Heights
TO:
FROM:
ID76011ION IN114lau/_\»4ION IBiel A
His Worship Mayor Ernie Daykin DATE: October 20, 2010
and Members of Council FILE NO: DP & DVP/030/07
Chief Administrative Officer ATTN: C of W
SUBJECT: Development Permit and Development Variance Permit
12367 224 Street
EXECUTIVE SUMMARY:
A Development Permit application and a Development Variance Permit application have been
received for property located at 12367 224th Street to regulate the form and character of the
proposed stacked townhouse development with 33 units, which falls within North View Precinct of
the Town Centre Area Plan. This report will address the requirements of Section 10 of the Official
Community Plan for a "Town Centre Development Permit" for this stacked townhouse development.
Council will be reviewing a final reading report at the November 09, 2010 Council Meeting, along
with this report, to support this multi -family development proposal on 224th Street.
A Watercourse Protection Development Permit is also required to establish protection, restoration
and enhancement criteria in relation to Morse Creek that runs north -south through the western
portion of the subject site. This application has been received and the applicant is actively working
towards satisfying all the requirements to achieve final approval for a Watercourse Protection
Development Permit after Council grants final reading on the zone amending bylaw.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/030/07 respecting property located
at 12367 224 Street, and further;
That the Corporate Officer be authorized to sign and seal DP/030/07 respecting property located at
12367 224 Street.
DISCUSSION:
a) Background Context:
Applicant: Nicolas Santorelli of Nystar Developments Corp
Owner: Nystar Developments Corp
Legal Description: Lot: B, D.L.: 399, Plan: 8914; PID: 007-822-464
OCP:
Zoning:
Existing: Residential (62 %) and Conservation (38 %)
Proposed: Residential (44 %) and Conservation (56 %)
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
1102
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
Single Family Residential and Conservation
RS-1(One Family Urban Residential)
Urban Residential and Conservation
Single Family Residential and Conservation
RS-1(One Family Urban Residential)
Urban Residential and Conservation
Single Family Residential
RS-1(0ne Family Urban Residential)
Urban Residential
Multi -Family Residential
RM-4 (Multiple Family Residential) and RM-5
(Low -Density Apartment Residential)
Urban Residential and Conservation
Single Family Dwelling.
Medium Density Stacked Townhouses.
0.624 Ha (1.54 acres)
224th Street
Full Urban
RZ/030/07 and DP/021/08
The subject site consists of one legal lot bearing civic address 12367, 224th Street of a total area of
1.54 acres, on the west 224th Street within the Town Centre Area.
The proposal is for 33 stacked townhouse units, on the east side of Morse Creek. Stacked
townhouses, rather than apartments, have been proposed for better neighbourhood fit and street
presence. To allow greater density and more urban feel to the project, underground parking is
proposed. The massing concept of the project attempts to break up the 3 storey scale into a series
of smaller elements by: stepping the unit placement to avoid long uninterrupted walls; sloping roof
forms (not flat roofs); stepping the massing down at the building ends from 3 storeys to 2 storeys
and utilizing bay windows/dormers and articulated balconies/porches.
As per Section 8.9 of the Official Community Plan, since this proposal is in close proximity to Morse
Creek, it is also subject to the Watercourse Protection Development Permit. A 15m strip along the
east side of Morse Creek will be dedicated as "park" with clean-up, re -vegetation and enhancement
works through the Watercourse Protection Development Permit.
c) Planning Analysis:
Official Community Plan:
This application was submitted in 2007, prior to the adoption of the Town Centre Plan. At that time
the Official Community Plan designated this property as "Urban Residential". This designation
encourages all forms of housing along with mixed uses where appropriate. 224th Street is
-2-
considered a major corridor as it is a street built in whole or part to a collector standard as per policy
3-18(2) (ii).
The Town Centre Area Plan adopted in November of 2008, designates this property as "Ground -
oriented Multi -Family." The subject site falls within the North View Precinct of the Town Centre Area
which supports ground -oriented multi -family including row houses, townhouses and stacked
townhouses designed and built to fit into an area that is in transition. This application is to permit
construction of 33 stacked townhouse units, ranging from as small as 59.36 m2 to 119 m2 under the
RM-2 (Medium Density Apartment Residential) zone and every unit has a ground access from the
central pedestrian courtyard.
North Precinct - Town Centre Development 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 Precinct -
Town Centre Development Permit Guidelines will be assessed against the following:
1) Promote North and South View as Distinctive, Highly Liveable Multi -Family Neighbourhoods
The 3 storey buildings (Building 1 and 2) with 33 stacked townhouses connected by the central
pedestrian plaza, along with several balconies not only promotes excellent natural light and
ventilation into all units at all floors, but also render some views to the north for one wing of the
proposal.
The town centre area population is projected to increase from 8000 to 21,750 residents by 2012
and this project will help increase residential density within the Town Centre Area which in turn will
help revitalize the downtown area and promote local businesses. The quality, form and scale of the
proposed development will enhance the character of multi -family neighbourhoods within the Town
Centre Area.
2) Create Pedestrian -Friendly, Ground -Oriented, Multi -Family Community
The building has been designed to separate pedestrian and vehicular traffic by tucking away all the
required parking under -ground and creating a central pedestrian plaza, to which all the 33 units
face and have access from. This is with an intention of creating a pedestrian -friendly place for
socializing and for kids to play safely which are important elements of a multi -family community.
3) Maintain Cohesive Building Styles
The proposed 33-unit stacked townhouses maintain architectural quality and character of
surrounding single family dwellings. The massing concept of the project attempts to break up the 3
storey scale into a series of smaller elements, done by utilizing stepping the units in plan to avoid
any long lengths of uninterrupted walls, sloping roof forms (not flat roofs), Stepping the massing
down at the building ends from 3 storeys to 2 storeys, Bay windows / dormers and articulated
balconies / porches. The overall character of the exterior appearance appears to be cohesive with
single family housing.
4) Capitalize on Important Views
Building 1 promotes some views to the north. Some units are also designed to capitalize views of the
park area around Morse Creek.
11CZ
5) Provide Private and Semi -Private Green Space
The central pedestrian plaza has smaller walkways around a series of centrally located planting
beds which provides some green space at the entrance of all the units. This arrangement is
anticipated to reduce the potential for a long `runway' feeling. In addition some private and semi-
private green spaces have been proposed in the front yard (closer to 224th Street), rear yard (facing
the park area) and along the northern and southern boundary interior side yard thorough perimeter
at grade patios and lawn areas.
6) Provide Climate Appropriate Landscaping and Green Features
The landscape design has been developed to create livable private and semi -private areas for all the
proposed units. These areas propose native landscaping that requires modest watering &
maintenance, around the central pedestrian plaza, perimetre at grade patios, property boundary,
ground cover and other common areas. Some ornamental plats have been proposed on the street
side, facing 224th Street for visual aesthetics. A strongly native plant palette is extended in to the
central courtyard, with perennial and ornamental shrubs.
7) Maintain Street Interconnectivity
This project does not have a lane and all the parking including the visitor parking stalls, is proposed
underground.
Zoning Bylaw:
The proposed RM-2 (Medium Density Apartment Residential) zone is intended for low to medium
density apartment use (3 to 5 storeys maximum). The stacked townhouse form although a low
density multi -family housing form differs from a typical apartment building as it does not exceed 3
storeys and every townhouse unit has a separate ground access.
The maximum density permitted in this zone is a maximum Floor Space Ratio of 1.8 times the net lot
area. The project architect has proposed a three storey wood frame building with an FSR of 1.12
(total proposed built up area= 3061.5 m2). The RM-2 zone requires a common usable open space of
20% of the net lot area along with a common activity area of 1.0 m2 area per unit giving a required
total usable open space and common activity area of 583.31 m2. The project architect has proposed
a common usable open space and common activity area of 599.205 m2 .
The proposed RM-2 (Medium Density Apartment Residential) zone specifies a minimum setback of
7.5 metres from all property lines. This proposal does not meet this requirement and a few setback
variances have been proposed as described below.
Variances to the Zoning Bylaw:
The proposed building complies with the density and height requirements of the zone but some
setback variances have been requested as stated in this section. The RM-2 requires a 7.5 m setback
on all four sides.
The following setback variances have been requested by the applicant:
-4-
i. A Front yard setback (East side) variance of 2.5 metres up to the building face (required
setback is 7.5 metres and proposed setback is 5.0 metres);
ii. A Front yard setback (East side) variance of 4.49 metres to accommodate the columns of the
Gazebo element (permitted setback is 6.89 metres and proposed setback is 2.4 metres);
iii. Maximum retaining wall height variance of 0.6 m (permitted maximum retaining wall height
is 1.2 metres and proposed retaining wall for at grade patios is 1.8 metres);
iv. An interior side yard setback (North side) of 1.5 metres up to the building face (required
setback is 7.5 m and proposed setback is 6.0 metres);
V. An interior side yard setback (South side) of 2.12 metres up to the building face (required
setback is 7.5 m and proposed setback is 5.38 metres);
vi. An interior side yard setback on the north (for the at grade patio setback) variance of 2.88
metres (permitted setback for patio/balcony is 6.89 m and proposed setback is 4.4 m);
vii. An interior side yard setback on the south ( for the at grade patio setback) variance of 4.5
metres (permitted setback for patio/balcony is 6.89 m and proposed setback is 3.0 metres);
viii. A Rear yard setback (West side) variance of 4.5 metres up to the building face (required
setback is 7.5 metres and proposed setback is 3.0 metres);
ix. A Rear yard setback variance on the west (for the at grade patio setback) variance of 5.09
metres (permitted setback for patio/balcony is 6.89 m and proposed setback is 1.8 metres);
The front yard setback ensures a better street presence to the development and the gazebo element
in the front yard is intended to provide a decorative entry statement to the pedestrian plaza. This
front yard setback variance along 224th Street is consistent with that achieved by the seniors
apartment on the south of the subject site. The proposed interior side yard setbacks on the north
and south do not negatively impact the neighbours as the edges have been adequately landscaped
for screening and shade. The patio/balcony setbacks are with an intention to provide independent
semi -private outdoor areas to some of the units. The rear yard setback is justified as there is a 15.0
metres environmental buffer with the dedicated park area.
Off- Street Parking and Loading Bylaw:
Maple Ridge Off -Street Parking and Loading Bylaw # 4350-1990 specifies 1.5 parking spaces per
unit for residents and 0.2 spaces per unit for visitors for the RM-2 (Medium Density Apartment
Residential). This proposal requires 50 resident parking spaces and 7 visitor parking spaces, giving a
total of 57 required parking spaces. A total of 58 parking spaces have been proposed in the
underground parkade, out of which 8 are for visitors and one space is for handicapped parking. The
visitor parking stalls are separated with a security mesh from the residential parking spaces.
A "Visitor Parking Covenant" has been submitted for registration on title for the proposed 8 visitor
parking stalls, to ensure that visitors parking remains designated for visitors after stratification of the
development.
d) Advisory Design Panel:
On October 9, 2007 the proposed development was reviewed by the Advisory Design Panel. The
panel had several positive comments on the concept and design and had the following
recommendations for revisions:
i. North side of the ramp going down to the underground parking extends unto the property line
- protection of existing trees and root zones preferred; hence complete an assessment of
the existing trees on the adjacent property.
ii. Consider alternate planter material within the courtyard.
IM
iii. Articulation of massing between two buildings.
iv. Reconsideration of the Gazebo entry.
The project architect has made revisions based on the above recommendations, which were sent to
the panel for review. A tree survey was done by a Certified Arborist and Danger Tree Assessor who
recommends that most of the existing trees that line the north property line have been previously
topped or are heavily inundated with English ivy and need removal. Most of the other larger trees on
the site appear to be of average health and structurally sound at this time. 16 trees need to be
removed prior to any heavy equipment working around them. The remaining identified trees appear
to be retainable if appropriate protection measures are implemented during construction.
e) Citizen/Customer Implications:
The mail -outs to inform residents of the proposed 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) Environmental Implications:
As per Section 8.9 of the Official Community Plan, since this proposal is in close proximity to the
Morse Creek, it is subject to the Watercourse Protection Development Permit. A 15 m strip along
east of Morse creek will be dedicated as "park" with re -vegetation and enhancement works through
the Watercourse Protection Development Permit. As per the Riparian Planting Plan dated October 7,
2007, prepared by the environmental consultant Gary Letts of Letts Environmental Consultants Ltd.
and the cost -estimate dated October 03, 2010, a refundable environmental deposit (including a 5
year maintenance period) of $ 31,110.80 will be paid by the developer/owner prior to approval of a
Watercourse Protection Development Permit.
g) Financial Implications:
In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost by Damon Oriente (Landscape Architect), dated April 08, 2008 of $ 44,250.00, a
refundable security of $ 44,250.00 has been received by the District.
The Parks & Leisure Services Department have identified that after the development is completed
they will be responsible for maintaining the street trees. In the case of this project, it is estimated
that there will be an additional 4 Street trees added to the municipal street tree inventory on
completion of this project. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per new tree and the costs associated with maintaining these trees will need
to be included in a subsequent operating budget.
h) Alternatives:
Council has given 3rd reading to the rezoning application and extended it twice to give the applicant
an opportunity to sort out financing for this development. Some delays were seen due to changing
market conditions between 2007 and 2010. Council will be reviewing the Final Reading Report for
RZ/030/07 at the November 09, 2010 Council Meeting. The owner/developer has paid all the
-6-
required securities in support of the proposed development. The owner's solicitor has submitted all
the legal documents for registration into the Land Title Office. Not approving this proposal would
result in a piece of land remaining vacant within the Town Centre Area and deny the site from
benefitting with the proposed environmental restoration and re -vegetation around Morse Creek. The
owner/ developer and his team of consultants anticipate approval of the Watercourse Protection
Water course Protection Development Permit will closely follow after the final approval of the Zone
Amending & the Official Community Plan amending Bylaws.
CONCLUSION:
The proposed development is centrally located in the Regional Town Centre with respect to many
public transport choices, services and amenities. It is compatible with the surrounding uses and fits
well with the policies of promoting increased density within the Regional Town Centre as stated in
the Official Community Plan. The proposed stacked townhouses features articulated fagades with
quality materials and an attractive pedestrian central plaza for the residents. This proposal with
varied unit sizes ranging from as small as 59.36 m2 to 119 mz, is an effort towards District's many
efforts of achieving this residential density and providing more affordable housing within the Town
Centre Area. The proposal promises environmental upgrades to Morse Creek with re -vegetation
around it and park dedication; however some variances will have to be supported.
Prepared by: Rasika Ach ,BArch, M-Tech, UD, LEED® AP
Planner
ppraved b!Y;- icked M YIP
e P!a��n1
Approved b . Frank Quinn, MBA, P.En
GM: Public Works-& DeieloDKent Services
Concurrence: J. L. (Ji J Rul& ' '
Chief ministrative Officer
RA /d p
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Site Plan; Parking Plan & Roof Plan
Appendix C - Building Elevations and Building Sections
Appendix D - Landscape Plans & details
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MAPLE R10GE
9rillsh Columbia
103
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE: October 18, 2010
and Members of Council FILE NO: DVP/014/10
Chief Administrative Officer ATTN: Cow
SUBJECT: Variance Permit
13511240 Street
EXECUTIVE SUMMARY:
A Development Variance Permit application has been received in support of Subdivision application
SD/112/07 for the above noted property to vary the Subdivision and Development Services Bylaw
No. 4800-1993, Schedule C. The variance requested is to reduce the standard width of the road
carriageway from 8.6 metres to the 6.5 metres. This variance is supported by the Engineering and
Fire Departments.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/014/10 respecting property located
at 13511240 Street.
DISCUSSION:
a) Background Context
Applicant:
GARY LYCAN GARY LYCAN
Owner:
ATLANTIC PACIFIC LANDCORPORATION
Legal Description:
Lot 29 except part subdivided by Plan BCP29017,
Section 28, Township 12, NWD Plan BCP17359
OCP:
Existing:
Eco Clusters
Proposed:
Eco Clusters
Zoning:
Existing:
RS-1b (One Family Urban (medium density)
Residential)
Proposed:
RS-1b (One Family Urban (Medium Density)
Residential)
Surrounding Uses
North:
Use:
Vacant
Zone:
RS-3 (One Family Rural Residential)
Designation
Conservation
South:
Use:
Single Family Residential
Zone:
RS-1b (One Family Urban (Medium Density)
Residential)
Designation:
Eco-Clusters
East:
Use:
Vacant
Zone:
RS-3 (One Family Rural Residential)
1103
Designation
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Associated Applications:
Eco-Clusters and Conservation
Park
RS-3 (One Family Rural Residential)
Conservation
Vacant
5 Single Family Strata lots
843m2
240 Street
Full Urban services to be provided at subdivision
SD/112/07, NFDP/014/10
b) Requested Variance:
To vary the Subdivision and Developrnent Services Bylaw No. 4800-1993, Schedule C, Section 3.5
Roads, SD-R1 Urban Local Street to reduce the width of the road carriageway from 8.6 metres to 6.5
metres.
c) Project Description:
The subject site is located just beyond the cul-de-sac at the north end of 240 Street and is zoned RS-
1b (One Family Urban (Medium Density) Residential). Application SD/112/07 has been received to
subdivide the site into 5 Single Family lots as a strata development. Access to the subdivision will be
an extension of 240 Street from the cul-de-sac to the entry point of the site. Within this portion of
the 240th road right-of-way there is a large rock outcropping on the east side, an equestrian trail that
goes around the rock outcrop and continues north, and the turning radius for the access road to the
Municipal water tower to the east of 240 Street must be accommodated.
d) Planning Analysis:
The Silver Valley Area Plan land use designation for the developable portion of this site is Eco-
Clusters. The new road to the site meets the intent of the Silver Valley Road Classifications for Eco-
Cluster developments as it is adapted to the site topography, is more rural in character with a
reduced paved width, and provides linkage between Eco-Clusters.
The road location and width are constrained by the large rock outcropping on the east side, the
equestrian trail that goes around the rock outcrop and continues north, and the turning radius
required for the access road to the Municipal water tower to the east of 240 Street. The narrower
road carriageway is supported because providing a standard road carriageway width would require
rock blasting and removal. Additional road dedication on the subject site will be provided to achieve
the arc in the road required for vehicles accessing the road to the water tower.
e) Interdepartmental Implications:
The Engineering Department supports this variance because the proposed road will only provide access
to the site driveway and there are no individual driveway accesses. Parking will not be permitted on this
section of road.
The Fire Department requires an 8 metre by 8 metre hammerhead turnaround at the north end of the
proposed road and this has been provided north of the site entry point. Signage is required indicating
that the area is for emergency use only and no stopping or parking is permitted.
-2-
CONCLUSIONS:
Site constraints within the 2401h road right-of-way have led to the requested variance and the
proposed road meets the intent of the Silver Valley Road Classifications for Eco-Cluster
developments. It is therefore recommended that this application be favourably considered and the
Corporate Officer be authorized to sign and seal Variance Permit VP/014/10.
006t����� I
Prepared by: Ann Edwards, CPT
Senior P!a ning Technician
1
A prayed&P�okdo , MCP, MCIP
tor of,,Ranning
Approved by: F nk Quinn, MBA,--P.Eng
M: Public Works & Development Services
Concurrence: J.L. (Ji Rule
Chief Administrative Officer
,r
AE/dp
The following appendices are attached hereto:
Appendix A — Subject Map
Appendix B — Subdivision Plan
Appendix C — Road Servicing Plan
-3-
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TO:
FROM
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE: October 21, 2010
and Members of Council FILE NO: DVP/096/10
Chief Administrative Officer ATTN: Cow
SUBJECT: Development Variance Permit
22270 128 Avenue:
EXECUTIVE SUMMARY:
This application for a Development Variance Permit is to permit the construction of a mixed use
building that combines value added agriculture (retail and artisan cheese making) at ground level
with residential uses on the second storey. The proposed residential uses include a principal
residence as well as an accessory employee residence. The subject property is within the
Agricultural Land Reserve and the proposed uses comply with permitted uses within the Reserve.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/096/10 respecting property located
at 22270 128 Avenue.
DISCUSSION:
a) Background Context
Applicant: W S BISSKY ARCHITECT INC. WAYNE BISSKY
Owner: BARBARA L DAVISON\\KERRY 0 DAVISON
Legal Description: Lot: 5, D.L.: 400, Plan: 69867
OCP:
Existing: Agricultural
Proposed: Agricultural
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-3 (One Family Rural Residential)
Surrounding Uses
North: Use:
Vacant
Zone:
RS-3 One Family Rural Residential
Designation
Agricultural
South: Use:
8 properties, 7 urban residential, 1 rural residential.
Zone:
7 properties zoned RS-1b One Family Urban
Residential, 1 property zoned RS-3 One Family Rural
Residential.
Designation:
7 properties designated urban residential, 1 property
zoned RS-3 One Family Rural Residential
East: Use:
Vacant
Zone:
RS-3 One Family Rural Residential
1104
Designation: Agricultural
West: Use: Farm Use
Zone: RS-3 One Family Rural Residential
Designation: Agricultural
Existing Use of Property: Farm use
Proposed Use of Property: Farm use
Site Area: 4.96 hectares (12.26 acres)
Access: 128 Avenue
Servicing: Community Water and Sanitary Sewer
Previous Applications:
This proposal was the subject of a text amendment of the Zoning Bylaw under RZ/040/10 to better
align permitted uses within the Agricultural Land Reserve to those permitted by the Agricultural Land
Commission.
Requested Variance:
Four variances are proposed with this application, including relaxing height limits and the required
minimum separation between residential and agricultural uses.
b) Project Description:
This proposal will include residential uses within the same structure as agricultural uses, including
small scale retail and processing. The agricultural product will be artisan cheese, which will be
available for retail on the premises.
c) Planning Analysis:
Official Community Plan:
As noted in the First Reading report for the Zoning Bylaw text amendment as it relates to this subject
property, the proposed uses are consistent with the intent of the Official Community Plan and the
Agricultural Plan. In addition, this application is supportable because it combines the permitted uses of
the RS-3 One Family Rural Residential Zone into one building, thereby minimizing the building footprint
and preserving most of the site for agricultural purposes. However, the proposed building does not
comply with the regulations outlined in the Zoning Bylaw. For this reason, a Development Variance
Permit is required in order for this application to proceed.
Zoning Bylaw:
In order to contain all of the proposed uses within one building, the four proposed variances are as
follows:
• To waive the required 15 meter separation between principal dwelling unit and agricultural
building;
• To waive the required 3 meter separation between principal dwelling unit and accessory
employee residential unit;
• To vary the height limit for an employee residential unit from 7.5 meters to 10.5 meters; and
• To vary the height limit for an agricultural building from 9.5 meters to 10.5 meters.
d) Citizen/Customer Implications:
It is generally felt that this project will be an asset to the community and is supportable. In order for this
project to proceed, the applicant is required to provide a restrictive covenant noting that three of the
proposed uses - processing, retail, and accessory employee residential - can only take place on the
-2-
property while it is being actively farmed as determined by BC Assessment Authority information.
Should the farm operation cease to exist, the applicant has the option to decommission the retail and
processing portions of the building and converting them to residential purposes. It should be noted that
the subject property is within the floodplain, and therefore a secondary suite is not permitted under the
Zoning Bylaw. Therefore, should the agricultural use cease, the accessory employee residential suite
would have to be decommissioned in order to comply with the Zoning Bylaw.
e) Interdepartmental Implications:
The Building Department has been actively involved in this application, and will be overseeing the
project as it develops.
f) Alternatives:
Council has the option of denying this application from proceeding. Under current zoning, the applicant
would then have the right to include each of these uses within separate buildings. The overall footprint
of separate structures would be greater than what is proposed.
CONCLUSION:
This application for a mixed use agricultural and residential building is consistent with the intent of the
Official Community Plan but requires variances from the Zoning Bylaw in order to proceed. The
application is supportable because this compact building will minimize the impacts to agriculture from
the building footprint.
Prepared by: Diana Hall
Planner I
Approve J Pi , -MCP, MCIP
rofPI g
Approy6d by. Frank Quinn, MBA, P.Eng
JJ GM: Public Wa s & Development Services
J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Subject Map
Appendix B: Applicant's Submission
Appendix A
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Proposed Golden Ears Cheeseworks
22270-128 Avenue, Maple Ridge, BC
-.•-....-
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DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: October 21, 2010
and Members of Council FILE NO: AL/081/10
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Application for non -farm use and subdivision within the Agricultural Land
Reserve
EXECUTIVE SUMMARY:
An application has been received for non -farm use under section 20 (3) and for subdivision
under section 21 (2) of the Agricultural Land Commission Act for approximately 1.55 hectares
(3.8 acres) of land that is within the Agricultural Land Reserve. The intent of this application is
to facilitate the road alignment for the Golden Ears Bridge. A portion of the site is to be used for
the road, and the remainder will be transferred to the adjacent golf course as partial
compensation for lands lost for the Golden Ears Bridge Project.
RECOMMENDATION:
That the application be authorized to go forward to the Agricultural Land Commission;
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP : Existing:
Zoning: Existing:
Surrounding Uses
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Howard Consulting Limited
South Coast BC Transportation Authority
Parcel A, Part NW 1/4, District Lot 246&263, of
PCL 1 EP17262 OF PCL N EP13129.
Agricultural
RS-3 One Family Rural Residential
Pitt Meadows
2 properties, farm and public utility (Translink
property)
RS-3 One Family Rural Residential and One
Family Urban Residential
Agricultural and Residential
Farm
RS-3 One Family Rural Residential
1105
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
b) Project Description:
Agricultural
Pitt Meadows
Road and vacant fragment
Road and Golf Course
1.55 hectares (3.8 acres)
no direct access
The proposed use for the subject property is road and outdoor commercial recreation (golf). This
property straddles the municipal boundary. Once the portion of the property that is allocated for
the road is subdivided off, the remaining fragment will be consolidated with lands within Pitt
Meadows.
c) Planning Analysis:
Official Community Plan:
Applications for subdivision within the Agricultural Land Reserve are generally not supportable
based on the policies of the Official Community Plan. However, as this application is for a public
utility use that is being administered by a senior government agency, (Translink), the application
has community benefits that have generally been supported by the Agricultural Land
Commission. It should be noted that similar applications along this corridor have been
supported by the Commission, and this particular application has been included in the dialogue
between these senior agencies prior to being received by the District of Maple Ridge.
The consolidation of this property with the golf course is likely preferable to leaving it as a
fragment that would have limited options available for agriculture.
Zoning Bylaw:
The portion of the site that is to be used for road should be considered a public utility use and
would be permitted outright without rezoning the subject property. The portion of the site that is
to be consolidated with the golf course will need a rezoning application to permit an outdoor
recreation use.
d) Alternatives:
Council has the option of denying this application from proceeding. If this option was exercised,
the applicant would have the right to go directly to the Commission for a utility use application.
The remainder of the subject property would therefore have a limited range of options available.
-2-
CONCLUSION:
This application for subdivision and non -farm uses within the Agricultural Land Reserve is a result of
the Golden Ears Bridge development. A portion of the site will be subdivided off to provide a
roadway, and the remaining fragment is proposed to be consolidated with the adjacent golf course
in Pitt Meadows. This application is considered supportable as it provides a public utility use by a
senior government agency.
Prepared by: Diana Hall
Planner
Director of Planni
CP, MCIP
k
Approved bl- Frank Quinn, MBA, P. Eng
GM: Public Works & gevopment Services
r
Concurrence: /J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Subject Map
Appendix B: Proposed Subdivision Plan
Appendix A
Subject Property
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Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: October 19, 2010
FILE NO: E03-010-080
ATTN: C of W
Award of Contract No. ITT-EN10-186
256 Street Watermain Replacement (116 Avenue to Dewdney Trunk Road)
EXECUTIVE SUMMARY:
Council approved the 256 Street Watermain Replacement Project (from 116 Avenue to Dewdney
Trunk Road) as part of the District's approved 2010 Capital Program. The watermain is being
upgraded because of age and maintenance issues, and to accommodate increase demands for
development.
The work consists of installing a watermain, water services, valves and hydrants. The watermain will
be placed in the shoulder of the road and the existing asphalt pavement along the road shoulder will
be reinstated after construction.
The project was tendered on September 28 and the tender period closed on October 14. Six (6)
tenders were received and the lowest compliant bid was submitted by Sandpiper Contracting LLP at
$338,940.00 (excluding taxes). Staff have evaluated the tenders and recommend that the contract
be awarded to Sandpiper Contracting LLP.
RECOMMENDATION:
THAT Contract No. ITT-EN10-186, 256 Street Watermain Replacement (116 Avenue to Dewdney
Trunk Road), be awarded to Sandpiper Contracting LLP in the amount of $338,940.00; and
THAT the Corporate Officer be authorized to execute the contract.
DISCUSSION:
a) Background Context:
The District's approved 2010 Capital Program includes the replacement and upgrading of
the 256 Street watermain from 116 Avenue to Dewdney Trunk Road. The existing watermain
was installed in 1971 and is in need of replacement due to a history of repairs to the pipe.
Furthermore, increasing water demand from development in the Albion area including the
proposed subdivision at Bosonworth Avenue requires the existing watermain to be replaced
with a larger diameter pipe.
1106
The work for Contract No. ITT--EN10-186 consists of installing the watermain and hydrants
along the shoulder of the road, connecting and replacing (as required) existing water
services, plus the necessary tie-ins at Dewdney Trunk Road and 116 Avenue.
The total length of the watermain to be replaced is approximately 810 metres. Replacement
of water services as necessary will be done by drilling to avoid trench cuts across the paved
roadway.
Tenders closed on October 14, 2010 and the lowest compliant bid was $338,940.00 from
Sandpiper Contracting LLP.
Tender results
Six tenders were received and opened in public, and are listed below from lowest to highest
price.
Contractor
1) Sandpiper Contracting LLP
2) Mainland Civil Works Inc.
3) Tybo Contracting Ltd.
4) TAG Construction Ltd.
5) Targa Contracting Ltd.
6) Matcon Civil Constructors Inc.
Tender Price (excluding taxes)
$338,940.00
$348,900.00
$373,136.25
$376,540.00
$405,790.00
$527,220.00
The District's consultant's Aplin & Martin Consultants Ltd. and staff have evaluated the
tender results and recommend that Sandpiper Contracting LLP be awarded the contract.
b) Desired Outcome:
Council approval to award the contract is required in order for the work to proceed and be
constructed this year.
c) Strategic Alignment:
The Corporate Strategic Plan includes key strategy to manage existing municipal
infrastructure. The replacement of the 256 Street watermain will ensure reliability and
capacity for water service, and is in alignment with the strategic plan.
d) Citizens/Customer Implications:
An Open House was held on August 26, 2010 and the comments received were considered
and incorporated in the design. In September, the people who attended the Open House
were notified by telephone of the final design alignment. They were satisfied with the latest
design.
Construction will commence soon after the project is awarded and every effort will be made
to minimize the impact to traffic and residents adjacent to the watermain installation. It is
estimated that the work will be completed in 20 working days.
e) Interdepartmental Implications:
The Operations Department has provided input during the design stage and will coordinate
the connection to the existing watermain at the two intersections where the project
terminates.
f) Business Plan/Financial Implications:
This project budget is listed below:
Consulting Fees including inspection $ 38,380
Construction Contract $338,940
Taxes (net HST) and contingency 22,880
Total Estimated Project Cost $400,200
The project will be funded from projects LTC 8070 (256 Street watermain from 116 Avenue
to Dewdney Trunk Road) and LTC 1269 (Albion water distribution system upgrade), which
have sufficient funds for the project.
CONCLUSIONS:
The existing watermain along 256 Street requires replacement and upgrading. The project has been
designed and tendered. The tendered price of $338,940.00 excluding taxes, by Sandpiper
Contracting LLP is the lowest tendered price. Council approval to award the work to Sandpiper
Contracting LLP is recommended.
Prepared by: Rich ar Wt Eng.
Man: er of Design & Construction
Reviewed by: Andrew Wood, PhD., PEng.
Municipal Engineer
Financial review by: re or Thompson, CGA
Ma /87 Fin [: Planning
Approved by: Arank Quinn, MBE g.
/Gpnerna r: ublic Works & Development Services
Concurrence:
RW/mi
J.L. (Jim){Rule
Chief Administrative Officer
40
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: October 28, 2010
and Members of Council FILE NO: E02-010-145
Chief Administrative Officer ATTN: C of W
Servicing for 20100 Block Hampton Street
EXECUTIVE SUMMARY:
A subdivision on the 20100 block of Hampton Street was created in 1882. In a unique situation
none of the services typically required at subdivision were constructed. In addition, no monies were
provided in trust or otherwise to extend services to these properties. In March 2006, Council denied
a Local Area Service (LAS) for the construction of the road and services as it did not meet the LAS
criteria. Residents reapplied in 2009 but were advised that the project still did not meet the LAS
policy.
Staff have internally discussed alternative options specific to the situation that could be explored
with the owners for extending the road, storm sewer, sanitary sewer and water services to the
parcels located on Hampton Street including establishing a Development Works Agreement under
937.1 of the Local Government Act.
RECOMMENDATIONS:
THAT staff work with the petitioners to explore their interest in alternative approach to establishing
road, storm sewer, sanitary sewer and water services at 20100 Block Hampton Street.
DISCUSSION:
a) Background Context:
The properties are in a unique situation where all but 1 of the properties have no further
subdivision potential and have no existing servicing. As 8 of the 10 lots are currently vacant,
it does not meet the LAS criteria. However, Section 937.1 of the Local Government Act,
allows by bylaw, Council to enter into a Development Works Agreement that, among other
matters:
1. provides for the construction of sewage, water, drainage and highway facilities;
2. provides a formula for imposing costs on area owners, which may be based on the
actual costs including interest;
3. provides for event -driven repayment of the costs by specifying when the costs must
be paid, provided that the costs must be paid no later than the issuance of a building
permit;
4. provides for borrowing, under a loan authorization bylaw, without elector approval;
and
5. can be registered on title through a 219 Covenant. 1107
Council cannot adopt a bylaw under this section unless one of the following requirements is
met:
1. the bylaw has received assent of the electors in the area subject to the bylaw, or
2. no petition against the bylaw has been presented, or
3. a petition has been presented to Council
Under the LAS process, the District is responsible for paying for a portion of the project which
in the past included the project management costs. During subdivision these responsibilities
would have been borne by the developer. With this option, the project would be completed by
a consulting firm and only financed by the District. When a building permit is issued for each
private lot, the owner at that point is responsible to repay their portion of the engineering
design fees, project management costs and the construction cost plus interest.
This process would allow the completion of Hampton Street and provide the current owner
the option to either pay the additional building permit fee and develop the lot, or sell the
property as a serviced lot and allow the future owner to pay the associated building permit
fee.
Section 937.1 does not provide a mechanism to register the Development Works Agreement
on title. However, according to our solicitor a Section 219 Restrictive Covenant could be
registered against the title of each property with the agreement attached alerting future
owners of the covenant and timing for the collection of servicing costs.
The District will be required to pay the full construction costs associated with the service
extension until a time that the property owners apply for a building permit. This alternative
provides for equitable cost sharing between the owners who wish to develop and alignment
with strategic user pay philosophy, as well as the provision of high quality municipal services
to our citizens and customers in a cost effective and efficient manner.
At this time, the representative of the owners has been advised that the LAS would not be
supported and that staff would request Council direction to further evaluate the above option
and consult with the property owners.
b) Desired Outcome:
To obtain Council's support for staff to continue further investigation into the 937.1
Development Works Agreement, and consult with the owners of the effected properties.
c) Strategic Alignment:
The Corporate Strategic Plan includes Financial Management as a strategic focus area.
The 937.1 Development Works Agreement will allow for 100% cost recovery and be aligned
with the user pay philosophy for development projects.
d) Citizen/Customer Implications:
Currently, 8 of the 10 lots have remained vacant with the anticipation that at some point,
services would be extended to allow service connections to the properties and subsequently
building permits for residences. Although extending the servicing is now the responsibility of
the developer, this land was subdivided before the servicing requirements were set out in a
bylaw. It is therefore currently the responsibility of each individual owner to extend the
required services to their property.
Through the Development Works Agreement, the project would allow for the current or future
owners to pay back 100% of the project cost to the District at a established point in the
development process the latest being the building permit stage.
e) Policy Implications:
The District policy on LAS was established to avoid the District from financing the
development of land through assisting financially with the extension of services. The current
situation on Hampton Street is unique and will require a detailed review to confirm that a
precedent is not being set where developers could request the District to "upfront" their
development costs.
f) Alternatives:
Council could choose to end the current process of inquiry and inform residents that the
responsibility for -service extension is the responsibility of the owners and provide contact
information for development companies.
CONCLUSION:
An extension to the road, storm sewer, sanitary sewer and water services to parcels located on
Hampton Street has been requested by the residents of the 20100 block of Hampton Street through
a LAS petition. It is recommended that staff discuss an alternative servicing strategy that follows the
provisions of Section 937.1 of the Local Government Act, enabling the District to recover the full
project cost.
Prepared by: Stephen Judd, PEng.
Manag4r of Infrastructure Development
Reviewed by: An ew'*6`6d, PhD., PEng.
Municio6l EDgineer -,
Approved by: F ank Quinn, MBA, PEng.
eneral Mana r. Pubtle W irks & Development Services
� j1I
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
SJ/m i
40
MAPLE
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: October 8, 2010
and Members of Council FILE NO:
Chief Administrative Officer
Disbursements for the month ended September 30, 2010
EXECUTIVE SUMMARY:
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 September 30, 2010 now be approved".
GENERAL $ 6,135,753
PAYROLL $ 1,507,912
PURCHASE CARD $ 118.504
7,762,16Q
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• BC SPCA - Community Animal Centre development - 50% share $ 164,216
• Fraser Valley Regional Library - 3rd quarter member assessment $ 555,086
• G.V. Water District - water consumption June 2 - June 29/10 $ 492,828
• Guillevin International - Downtown road & utility rehabilitation $ 250,504
• Imperial Paving - Downtown road & utility rehabilitation $ 1,000,875
• Tag Construction Ltd. - Abernethy Connector realignment $ 340,649
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended September 30, 2010 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
Approved by: "T66hompson, CGA
Manager of Financial Planning
d
Approved by: I Gi I, BBA, CGA
GM - Cor rate teran al S 'ces
L
Concurrence: J.L. (Jim) Rut
Chief AdmirAstrative Officer
gmr
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS -SEPTEMBER 2010
VENDOR NAME
DESCRIPTION OF PAYMENT
AMOUNT
775983 BC Ltd
Roadside mowing
25,010
Aecom Canada Ltd
River Road storm sewer
10,445
Spencer Creek pump station
4,941
Whonnock well rehabilitation/replacement study
11,648
27,034
Altec Industries Inc
Chipper
42,315
Arbor Pro Tree Services Ltd
Roadside overhead brushing
33,264
Basic Business Systems (1995)
Computer equipment
6,248
Fire Dept. computer training equipment
12,189
18,437
BC Hydro
Hydro charges Sept
99,838
BC SPCA
Community Animal Centre development - 50% share
164,216
Billesberger, Valerie
Freedom of Information Act
950
Records Management Program
4,333
Document Management Strategy
11,872
Archives Program
356
17,511
Boileau Electric & Pole Ltd
Maintenance: 248th Street pump station
2,531
Banners
348
Damaged cable replacement
625
Post Fixtures
2,363
Street lights
1,904
Street pole & signal repairs
5,719
Speed sign installation
883
Underground wiring
1,074
Xmas lights
282
15,729
Bynett Construction Services
RCMP jail cell renovation
141,990
CUPE Local 622
Dues - pay periods 10/17 & 10/18
23,068
Canadian Recreation Excellence
Ice rental
49,559
Chevron Canada Ltd
Fuel Oct
57,129
Columbia Bitulithic Ltd
Duraphalt
35,435
CSDC Systems Inc
Public portal eCommerce connector
16,800
Eagle Bridge Inc
Vernon Trail bridge
23,317
Fraser Valley Regional Library
3rd quarter member assessment
555,086
GP Rollo & Associates Ltd
Albion Flats consulting
23,936
Greater Vanc Water District
Water consumption June 2 -June 29/10
492,828
Barnston pump station property purchase
95,473
588,301
GSP Inc
Racquetball/Squash court hitwall
15,232
Guillevin International Inc
Fire fighters' equipment
3,636
Fire fighters' protective wear
213
Downtown road & utility rehabilitation
250,504
Operations electrical supplies
4,257
258,610
High Volt Electrical Sery Corp
RM Recyling cardboard conveyor rebuild
32,204
Imperial Paving
Downtown road & utility rehabilitation
1,000,875
Roadworks
8,988
1,009,863
Interprovincial Traffic Sery
Traffic video cameras
20,076
Kerr Wood Leidal Associates
Albion Park proposed spray park
2,332
Water master plan
16,687
19,019
Letts Environmental Consultant
Abernethy Connector realignment
585
Albion Dyke works
17,689
Beaver Management
909
Culvert replacement program
2,780
River Road storm sewer
3,780
25,743
Long View Systems Corporation
Support & licensing for VMware software
36,371
Manulife Financial
Employee benefits premiums
108,400
Maple Ridge & PM Arts Council
Art Centre grant Sept
44,321
Program revenue Aug
21,562
65,883
Medical Services Plan
Employee medical & health premiums
55,803
Metro Motors Ltd
Ford F550 4X4
83,522
Municipal Pension Plan BC
Employee benefits premiums
288,493
Narland Properties (Haney) Ltd
Security refund
100,000
Newlands Lawn & Garden Mainten
Grass cutting
15,490
Northwest Hydraulic Consultant
Alouette Rivers hydrotechnical review & model
22,193
Ocean Pipe T6045
Manhole covers & catch basins
21,860
Professional Mechanical Ltd
Maintenance: Firehall
306
Leisure Centre
34,628
Library
4,406
Municipal Hall
3,365
Operations
776
Pitt Meadows Family Rec Centre
244
Randy Herman Building
1,457
RCMP
1,845
The Act
248
Whonnock Lake Centre
300
47,575
PW Trench less Construction Inc
256 Street sanitary sewer extension
81,336
Radian Communications Services
Communications tower
24,858
Raincity Janitorial Sery Ltd
Janitorial services Aug & Sep'10:
Firehalls
12,634
Library
11,656
Municipal Hall
5,958
Operations
5,998
Randy Herman Building
8,829
RCMP
6,768
51,843
Receiver General For Canada
Employer/Employee remit PP10/18
294,582
RG Arenas (Maple Ridge) Ltd
Ice rental Aug
57,360
Curling rink operating expenses Jun & Jul
4,566
61,926
Ridgemeadows Recycling Society
Monthly contract for recycling Sep
86,746
Weekly recycling
420
Litter pick-up contract
1,848
89,014
Scottish Line Painting Ltd
Road painting
40,088
Shaw Cablesytems G.P.
Relocate services @ 132 Avenue & 232 Street
57,449
Spencer Brook Estates Ltd
Security refund
75,200
Tag Construction Ltd
Abernethy Connector realignment
340,649
Tourism Maple Ridge&P.Meadows
Tourism services
20,418
Vanderwal Equipment Ltd
2010 Massey Ferguson 1529 Tractor
28,301
Warrington PCI Management
Advance for Tower common costs Sep
50,000
Tower expenses Aug
4,765
54,765
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
Total Disbursements September 2010
PP10/18 & PP10/19
GMR
\\DOVE\CorpServ\Finance\Accounting\Accounts Payable\AP Remittances (Disbursements)\2010\[Monthly Council Report 201O.xlsx]SEP'10
5,404,737
731,016
6,135,753
1,507,912
118,504
7,762,169
That staff be directed to amend Maple Ridge Council Procedure Bylaw No. 6472-2007 to
remove Section 31(b) Opening Prayers from the Council Agenda.
1701
10
ART 11— QUORU
Continued Meeting where No Quorum
28. If there is no quorum of Council present within fifteen minutes of the scheduled time for
a Council meeting, or a quorum is lost during a meeting, the Corporate Officer must
record the names of the members present, and those absent, and all business on the
agenda for that meeting not dealt with at that meeting is incorporated in the agenda for
the next meeting.
ART 12 — AGENDA AND ORDER OF BUSINESS
Preparation of Agenda
29. Prior to each Council meeting, the Corporate Officer must prepare an agenda setting out
the items for consideration at that meeting.
Distribution of Agenda
30. The Corporate Officer must make the agenda available to the members of Council at least
twenty-four hours prior to a regular Council meeting.
Order of Proceedings and Business
31. Except at Council Workshops, business at a Council meeting must be taken up in the
order listed below (to the extent applicable) unless otherwise resolved by Council:
(a) Call to order;
(b) Opening prayers;
(c) Introduction of additional agenda items;
(d) Approval of the agenda;
(e) Adoption and receipt of minutes;
(f) Presentations at the request of Council;
(g) Delegations;
(h) Unfinished business;
(i) Correspondence;
0) Bylaws;