HomeMy WebLinkAbout2011-02-08 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL MEETING AGENDA
February 8, 2011
7:00 p.m.
Council Chamber
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people's lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person's behavior will be
reprimanded.
Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the final venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 MOMENT OF REFLECTION
Harry Loewen, Pastor, East Ridge Community Fellowship
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 January 25, 2011
502 Minutes of the Development Agreements Committee Meetings of January
28 and 31, 2011.
Page 1
Council Meeting Agenda
February 8, 2011
Council Chamber
Page 2 of 6
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
1000 BYLAWS
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes - January 24, 2011
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/113/10, 12028, 12038 and 12048 222 Street, RS-1 to RM-2
Staff report dated February 7, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6786-2010 to permit construction of a four -storey 86
unit apartment building be given second reading and be forwarded to Public
Hearing.
Council Meeting Agenda
February 8, 2011
Council Chamber
Page 3 of 6
1102 2011-001-RZ, 23689 and 23717 Fern Crescent, RS-2 to RM-1
Staff report dated February 7, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6790-2011 to permit a townhouse development be
given first reading and that the applicant provide further information as
described on Schedules A, B, D, F and G of the Development Procedures
Bylaw No. 5879-1999.
1103 RZ/089/10, 12359 216 Street, RS-1 to RS-1b
Staff report dated February 7, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6767-2010 to permit future subdivision into three single
family residential lots be given first reading and that the applicant provide
further information as described on Schedule B of the Development
Procedures Bylaw No. 5879-1999.
1104 2011-002-RZ, 25608 Bosonworth Avenue, A-2 to RS-2
Staff report dated February 7, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6795-2011 to create three single family lots be given
first reading and that the applicant provide further information as described
on Schedules B and G of the Development Procedures Bylaw No. 5879-1999.
1105 RZ/055/09, 25130, 25176 112 Avenue, 25145 108 Avenue, 10851
Carmichael Street, RS-3 and RG-2 to RS-2
Staff report dated February 7, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6788-2010 to permit construction of 27 single family
homes be given first reading and that the applicant provide further
information as described on Schedule A - H of the Development Procedures
Bylaw No. 5879-1999.
1106 DP/111/10, 20159 115A Avenue
Staff report dated February 7, 2011 recommending that the Corporate Officer
be authorized to sign and seal DP/111/10 to permit a multi -tenant industrial
building.
Council Meeting Agenda
February 8, 2011
Council Chamber
Page 4 of 6
1107 Proposed Revisions to Maple Ridge Agricultural Advisory Committee Bylaw
Staff report dated February 7, 2011 recommending that the Agricultural
Advisory Committee Amending Bylaw No. 6797-2011 be given first, second,
and third readings.
1108 Town Centre Investment Incentives Program - Assistance by way of Partnering
Agreement
Staff report dated February 7, 2011 recommending that the partnering
agreement framework be utilized to provide an upfront incentive to support
the Town Centre Investment Incentive Program.
1109 Town Centre Investment Incentives Program - Revitalization Tax Exemption
Program Bylaw No. 6789-2011
Staff report dated February 7, 2011 that the Maple Ridge Revitalization Tax
Exemption Bylaw 6789-2011 be given first, second and third readings.
Financial and Corporate Services (including Fire and Police]
1131 Inspection of Municipal Works
Staff report dated February 7, 2011 recommending adoption of standards for
inspection of municipal works.
Community Development and Recreation Service
1151
Council Meeting Agenda
February 8, 2011
Council Chamber
Page 5of6
IIVoiiI
Correspondence
Other Committee Issues
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
1400 MAYOR'S REPORT
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1800 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
February 8, 2011
Council Chamber
Page 6of6
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@ maple ridge.ca.
Mayor and Council at mayorandcouncil@mapleridge.ca.
Checked b
Date:
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
January 28, 2011
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
Frank Quinn, Acting Chief Administrative Officer
Member
1. RMC HOMES LTD.
Amanda Allen, Recording Secretary
LEGAL:
Lot 1, District Lot 395, Group 1, New Westminster
District, Plan BCP36373
LOCATION:
22001 124th Avenue
OWNER:
RMC Homes Ltd.
REQUIRED AGREEMENTS:
Covenant - Sump Pump
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO RMC HOMES LTD.
Ernie
Chaff
CARRIED
Frank Quinn, Acting Chief Administrative Officer
Member
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4o DATE: Jan 28, 2011 FILE: Untitled BY: NT
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
January 31, 2011
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
I. DP/014/10
Amanda Allen, Recording Secretary
LEGAL: Lot 29, Except: Part Subdivided by Plan BCP29017,
Section 28, Township 12, New Westminster District, Plan
BCP17359
LOCATION: 13511 240th Street
OWNER: Atlantic Pacific Land Corporation
REQUIRED AGREEMENTS: Enhancement and Protection Agreement
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO DP/014/10.
CARRIED
ie ykin, Mayor J.L. ( m) Rule, Chief Administrative Officer
Chair Me ber
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MIT
i o CORPORATION OF
THE DISTRICT OF
I�� ,� MAPLE RIDGE
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District of 1 �
Langley F — , 1 PLANNING DEPARTMENT
a
SCALE 1:2,500 �. `<
DATE: Feb 19, 2010 FILE: DP/014/10 BY: PC
-=FFRAsEF1 R __��� '�
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: February 7, 2011
and Members of Council FILE NO: RZ/113/10
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6786 - 2010
12028, 12038 and 12048 222 Street
EXECUTIVE SUMMARY:
On January 11, 2011 Council gave first reading to rezone the subject property from RS-1 (One
Family Urban Residential) zone to RM-2 (Medium Density Apartment Residential) zone to allow
future construction of a four -storey apartment building with approximately 86 units.
The subject site consists of three legal parcels within the Central Business District of the Town
Centre Area. This project meets the requirements for inclusion in the Town Centre Incentives (TCI)
Program under the "New Residential Construction-4 storeys and higher" category falling within Sub
Area 1 of the Town Centre Area.
This application is in compliance with the Town Centre Area Plan of the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6786 - 2010 be given Second Reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to final reading.
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. Removal of the existing buildings;
1101
vii. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Colin A. Hogan of Focus Architecture Inc.
0724674 BC LTD
Legal Description: Lot: 3, D.L.: 399, Block: 6, Plan: 9669; PID: 002-036-690
Lot: 4, D.L.: 399, Plan: 9669; PID: 011-425-253
Lot: A, D.L.: 399, Plan: LMP 8411; PID: 018-066-496
OCP:
Existing: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North:
Use:
Proposed Supportive Housing apartment building &
Brown Avenue
Zone:
RM-2 (Medium Density Apartment Residential)
Designation:
Low Rise Apartment
South:
Use:
Commercial
Zone:
C-3 (Town Centre Commercial)
Designation:
Town Centre Commercial
East:
Use:
Commercial and Plaza Street
Zone:
C-3 (Town Centre Commercial)
Designation:
Town Centre Commercial
West:
Use:
Single Family Residential; Commercial and 222nd Street
Zone:
RS-1 (One Family Urban Residential) and C-3 (Town
Centre Commercial)
Designation:
Town Centre Commercial
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
Single Family Residential
Multi -Family Residential (Apartment)
0.92 acres (3729.99 m2).
Plaza Street
Full Urban
DP/111/10 and DVP/111/10
-2-
b) Project Description:
The subject site falls within the Civic Core of the Town Centre Area and consists of three legal
parcels, south of Brown Avenue, east of 222nd Street and west of Plaza Street i.e. in the south-east
corner of 222nd street and Brown Avenue within the Central Business District of the Town Centre
Area. It is surrounded by Brown Avenue and the recently approved Supportive Housing on the north
and town centre commercial uses on the south. The 3 parcels will require consolidation prior to final
reading and the consolidated gross lot area is roughly 0.92 acres (3729.99 m2).
A four storey, wood -frame apartment building with a floor space ratio of 1.4 (86 units) has been
proposed with underground parking. The main pedestrian access through a lobby is from 222n6
Street and the vehicular access to the underground parkade is from Plaza Street.
This proposal is taking advantage of the reduced parking standards applicable for development
within the central business district of the Town Centre Area and the unit sizes are geared towards
offering affordable housing options to a first-time home buyer. Adequate landscape buffering is
proposed along all the property lines. A south and east facing courtyard is proposed facing Plaza
Street.
c) Planning Analysis:
Official Community Plan:
The subject site, located within the central business district, is designated "Town Centre
Commercial" as per the Town Centre Area Plan which aligns well with the proposed apartment use
and the proposed zone as it is outside "Schedule G" of the Zoning Bylaw. This means that although
designated "Town Centre Commercial" a ground -floor commercial use is not required and hence a
Multi -Family Residential use is permitted in this designation as per policy 3-30 of the Official
Community Plan which states "Multi -Family Residential use is permitted as a principle use in the
Town Centre Commercial designation, except where identified on Schedule "G" as "Ground Floor
Commercial Required" in the Maple Ridge Zoning bylaw, where ground floor use is to be
commercial". Appendix A "Zoning Matrix for the Town Centre Area" states under the Town Centre
Commercial Zone "Properties designated Town Centre Commercial and not identified as Ground
Floor Commercial Required on Schedule "G" of the Zoning Bylaw 3510-1985 may align with zones
within the Low -Rise Apartment and Medium and High -Rise Apartment land use category of this
Matrix and in compliance with the Town Centre Area Plan. The proposed zone RM-2 (Medium
Density Apartment Residential) is supported under the Low -Rise Apartment designation.
This application is in compliance with the Town Centre Area Plan designation of the Official
Community Plan.
Zonin B law:
The current application proposes to rezone the properties located at 12028, 12038 and 12048 222
Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential)
to permit future construction of a four -storey apartment building with approximately 86 units.
-3-
The proposed RM-2 (Medium Density Apartment Residential) zone is intended for low to medium
density apartment use and permits a maximum floor space ratio of 1.8 times the consolidated net
lot area. The usable open space required in this zone is 20% of the consolidated net lot area and the
required common activity area in this zone is 1 m2 per unit. The maximum height permitted in this
zone must not exceed 15 metres and 4 storeys. The permitted minimum setback from all property
lines for this zone is 7.5 metres.
It is anticipated that some setback and height variances may be requested for the proposed use.
These will be discussed in a future report for Council consideration.
Off -Street Parking and Loading Bylaw:
This proposal is subject to the revised minimum parking standards applicable within the Central
Business District of the Town Centre Area due to location. The Town Centre Parking Strategy
completed in 2008 revisited parking standards for some uses within the Town Centre Area and
include revised parking standards for residents based on unit sizes for a multi -family residential use.
For this proposal, as per Section 10 of the Maple Ridge Off -Street Parking and Loading Bylaw 4350-
1990, a minimum of 0.9 space per studio unit; 1.0 space per one bedroom unit and 1.10 spaces
per two bedroom unit, is required to cater to the residents parking requirement and 0.2 space per
unit for the visitors parking requirement. Out of the total parking spaces required 10% of them may
be for small cars. This proposal requires 86 resident parking spaces and 9 visitor parking spaces, as
per the ratios stated above. A total of 9 at grade visitor parking spaces and 90 resident parking
spaces underground have been proposed which include two handicapped parking spaces and 9
small car spaces (Appendix D). Long term and short term bicycle parking is also required. Long term
bicycle storage lockers have been proposed in the underground parkade and the short term bicycle
parking is provided at grade, closer to the main entrance of the building, in a well -lit area visible to
pedestrians and cyclists. 26 short term bicycle parking spaces are required as per the ratio of 6
spaces for every 20 units. The applicant is seeking a variance by proposing 16 short term bicycle
parking spaces. This will be discussed in a future report for Council consideration.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application is required for all multi -family residential, flexible mixed use and commercial
development located in the Town Centre. Council will review a Development Permit report at a later
date.
Advisory Desi n Panel:
On January 11, 2011 the Advisory Design Panel reviewed the proposal for form and character. The
panel recommended this proposal moving forward with the following concerns to be addressed by
the applicant as the design develops and submitted to staff:
• Consider visitor entry area and how the public will accesses the building
M
• Consider the main entry statement distinguishing it from the adjacent
balconies and further review of entry statements for the garden units
• Consider carrying the taxis hedge around the hydro kiosk
• Consider a plaza area at the corner of Browne and 222nd
• Consider more scaled planting at the corner of Brown Ave and Plaza St
• Consider at least 12" inches of soil depth for sod
• Review the brick veneer locations and tying the various vertical pieces
together
• Consider addition of more visitor bike stalls
• Review adequacy of the garbage enclosure
• Review with Engineering Dept, possibility of a drop-off loading bay at the front
entrance of 222nd St
• Consider addition of wood trim at corners of vinyl sided areas
• Review barrier -free let down at corner of 222nd and Brown Ave.
• Consider more buffer between amenity room patio and adjacent private
patios.
The project architect is working on all the revisions which will be forwarded to the panel for review.
This will be the subject of a future Council Report.
Development Information Meetin :
On January 25, 2011 the applicant and team of consultants held the "Development Information
Meeting" at the Ridge Meadows Senior Activity Centre at 12150 224t" Street from 6:00 p.m. to 8:00
p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners,
advertisements were placed in the local paper and a notice was attached to the development sign
on site. All the proposed drawings were displayed and presentation made for all interested
residents. The developer, project architect and his team were present at the meeting to explain the
proposal and address any concerns. This meeting was attended by only one person who is a tenant
living at 12038 222nd street (one of the houses on subject site). He had no real concerns, made no
written comments and was curious to see what has been proposed.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that all the required off -site
services do not exist and will need to be provided by the Rezoning Servicing Agreement.
Other comments include the following:
• Road dedication of 2.5 metres will be required across the full frontage on Plaza Street to
upgrade it to a collector standard. Road widths on 222nd Street and Brown Avenue do not
need further widening;
-5-
• Other upgrades include the following: New curb, gutter on the west side of Plaza Street;
reconstruction of the curb at the intersection of Plaza street and Brown Avenue; removal of
unneeded driveway let downs on 222nd Street & replacing it with separated sidewalk; new
sanitary sewer, water and storm sewer connections; separated sidewalks on Plaza Street
and Brown Avenue; Street lighting on Plaza Street and 222nd Street (existing Street lights on
Brown Avenue are adequate); Street Trees on boulevard on all three frontages; Under-
ground wiring for utility services to be under -ground.
Parks & Leisure Services Department•
The Parks & Leisure Services Department have identified that after the Building Permit is approved
and construction completed they will be responsible for maintaining the street trees. In the case of
this project it is estimated that there will be some additional trees which will be based on the
landscape plan submitted by the Landscape Architect and will be attached to the approved
Development Permit. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per new tree will increase their budget requirements.
The Parks & Leisure Services Department have advised that the two existing, corner trees (Fir and
Cedar trees) are in good condition and must be retained.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings at a
later date.
Building Department.
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings at a later date.
e) School District Comments:
A referral was sent to the School District office and no comments were received.
f) Canada Post Comments:
A referral was sent to the Canada Post office and no comments were received.
l2
CONCLUSION:
The proposal is strategically located within the Central Business District of the Town Centre Area and
designed with an urban flavour to fit well in the context. A variety of units ranging from studio to two
bedroom apartments (465 ft2 to 841 ft2) have been proposed to cater to a variety of housing needs
and affordability. Vehicular and pedestrian circulation has been separated well and units facing
222nd Street and Brown Avenue have a street presence. The proposal qualifies for the Town Centre
Incentive Program and fits well into the vision of creating a dense and vibrant Town Centre Area.
It is recommended that this proposal be given Second Reading and forwarded to Public Hearing.
Prepared by: Rasi , Acharya, B-Arch, M-Tech, LID, LEEDO AP
Planner
pprove y. Jb e ' �r g, P, MCIP
D ec o�;�af Planning
Approved by: rank Quinn, MBA, P.
■ M: Public Works ev pment Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
RA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6786-2010
Appendix C - Proposed Site Plan
Appendix D - Proposed Building Elevations
Appendix E - Proposed Landscape Plan
Appendix F - Proposed Architectural renderings
-7-
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i .2
CORPORATION OF
THE DISTRICT OF
�-j i _.
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6786-2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No.
3510 - 1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of
Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6786-2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 3 District Lot 399 Group 1 New Westminster District Plan 9669
Lot 4 District Lot 399 Group 1 New Westminster District Plan 9669
Lot A District Lot 399 Group 1 New Westminster District Plan LMP8411
and outlined in heavy black line on Map No. 1503, a copy of which is attached
hereto and forms part of this Bylaw, are 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 11th day of January, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
98 a
12138 2 12 N 12139 j 14
f 11 0 274 I
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N
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Z 104 N N N 12096 N N N
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p K 2087
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NW53374 ¢ w NWS3233 N
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6786-2010
Map No. 1503
From: RS-1 (One Family Urban Residential)
To: RM-2 (Medium Density. Apartment Residential)
MAPLE RIDGE
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Deep Roots
Greater Heights
TO:
FROM:
SUBJECT
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin MEETING DATE
and Members of Council FILE NO:
Chief Administrative Officer ATTN:
First Reading
Maple Ridge Zone Amending Bylaw No. 6790 - 2011
23689 and 23717 Fern Crescent
EXECUTIVE SUMMARY:
February 7, 2011
2011-001-RZ
CofW
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential). To proceed further with this application additional
information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6790 - 2011 be given First Reading; and;
That the applicant provide further information as described on Schedules A, B, D, F and G of the
Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Don Bowins
Craig A Carich, Uwe P R Heinze
1102
Legal: West 1/2 of Lot 15, SE 1/4 Section 28, Township 12, NWD Plan 2637; and
East 1/2 of Lot 15, SE 1/4 Section 28, Township 12, NWD Plan 2637
OCP:
Existing: Med/High Density Residential, Eco Clusters, Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Med/High Density Residential, Conservation
South: Use: Municipal Park
Zone: CS-3 (Recreation Commercial)
Designation: Park
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Med/High Density Residential, Eco
Clusters
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Single Family Residential
RS-2 (One Family Suburban Residential)
Conservation, Eco Clusters
Single Family Residential
Townhouse (duplex form)
2.027 HA.
Fern Crescent
Full Urban
The development site is located on the north side of Fern Crescent east of 236 Street and is
comprised of 2 large lots with a total area of 2.027 hectares. There is a single family residence
located on north end of each lot at the top of the slope and they are both accessed by a shared
driveway from Fern Crescent. West Millionaire Creek flows from the northeast corner down the east
property line and crosses the site at about the midpoint. There is a steep slope across the site from
the northwest to the southeast.
Project Description:
The developer is proposing to construct a townhouse development on the site with access from Fern
Crescent in the same location as the existing driveway. The proposal is to respect the Silver Valley
land use designations and construct an area of lower density duplex units on the south end of the
site where it is designated Eco-Cluster and higher density duplex units on the north end where it is
designated Med/Hi Density Residential. The middle portion of the site where the watercourse and
steep slopes are located will be dedicated as Park.
-2-
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The development site is located within the Silver Valley Area Plan midway between the River Village
and the Horse Hamlet, and is designated Eco Cluster, Med/High Density Residential and
Conservation. An amendment to the Official Community Plan will be required to adjust the land use
designation boundaries.
Zonin B law:
The current application proposes to rezone the development site to RM-1(Townhouse Residential) to
permit a townhouse development. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for;
All areas designated Conservation on Schedule "B" or all areas within 50 metres of an
area designated Conservation on Schedule "B";
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Natural Features Schedule "C"
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4.
Advisory Design Panel:
A Multi -Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
-3-
Development Information Meeting,:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District; and
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. Multi -Family Residential Development Permit Application (Schedule D);
4. Watercourse Protection Development Permit Application (Schedule F);
5. Natural Features Development Permit Application (Schedule G);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is not in compliance with the Official Community Plan, however,
justification has been provided to support an Official Community Plan amendment. It is, therefore,
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with an invitation to the
public to comment. It is, therefore recommended that Council not require any additional
consultation.
M
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
5t,
Prepared by: Ann Edwards, CPT
enior Planning Technician
Ap roved � ---=lcto
ering, MCP, MCIP
f Pla ing
Approved by. d Frank Q9, le. uinn, MBA, . g
GM: Public War & velopment Services
-
Concurrence: J. L. (Ji4) Rule
Chief Administrative Officer
AE/
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6790 - 2011
I NZ
105
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SCALE 1:2,500
P 26:37
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F PROPERTIES .
►►
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Appendix A
7904
130 AVE
P 46207
35 31
Fgy���S�F,r P 3�
P 43375
3A
P
EP 8154 ! _ I 3 r �'-'o ` EP 24095 1
i 1 I P Ad3A V I
City of
Meadows j �� �' I
;�, �_< 23689 & 23717 FERN CRESCENT
�-- ---,•� f I.o
N
J CORPORATION OF
'�� � i ` THE DISTRICT OF
t ` i i �,
'' �Q - MAPLE RIDGE
District of 1 j
Langley 5 i t ; PLANNING DEPARTMENT
DATE: Jan 4, 2011 FILE: RZ/001/11 BY: PC
ERASER ij.
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6790 - 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6790 - 2011."
2. Those parcels or tracts of land and premises known and described as:
West Half Lot 15, South East Quarter, Section 28, Township 12, New Westminster
District Plan 2637
East Half of Lot 15, South East Quarter, Section 28, Township 12, New Westminster
District Plan 2637
and outlined in heavy black line on Map No. 1506 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6790-2011
Map No. 1506
From: RS-2 (One Family Suburban Residential)
To: RM-1 (Townhouse Residential)
MAPLE RIDGE
Sri IishCoIurn dia
N
SCALE 1:2,500
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer ATTN:
First Reading
Maple Ridge Zone Amending Bylaw No. 6767-2010
12359 216 Street
EXECUTIVE SUMMARY:
February 7, 2011
RZ/089/10
C of W
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential). To proceed further with this
application, additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6767-2010 be given First Reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation
East: Use:
Zone:
Designation
New Ridge Homes Ltd., Ted Hedrick
Nizarali M. Mawji and Ted Hedrick
Lot 213, District Lot 245, Plan 62639
Single -Family Residential
Single Family Residential
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
Residential
RS-1 (One Family Urban Residential)
Urban Residential
Residential
RS-1(One Family Urban Residential)
Urban Residential
Residential
RS-1 (One Family Urban Residential)
Urban Residential
1103
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
Existing Use of Property:
Proposed Use of Property
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Project Description:
Residential
Residential
3940 m2 (0.97 acre)
216t" Street
Full urban servicing to be provided
The current application proposes to rezone the property from RS-1 (One Family Urban Residential) to
RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision into three
single family residential lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The subject property is located within the Urban Area and is designated as Urban Residential. 216tn
Street is a major corridor, and the applicant originally proposed rezoning to RM-1 (Townhouse
Residential), however, based on the surrounding neighbourhood context of single family homes, it
was determined that the Neighbourhood Residential Infill policies would be more appropriate for the
area.
Based on the Neighbourhood Residential Infill Policies, Policy 3-19 a) allows for a possible change in
lot size and configuration providing that:
i. the proposed lot area and widths should be not less than 80% of the lot area and width
prescribed under the predominate or adjacent zoning in the surrounding neighbourhood;
ii. the proposed lot configuration is similar to the prevailing lot pattern that exists within the
neighbourhood; and
iii. the proposed housing form is consistent in scale and massing to that of the surrounding
neighbourhood.
The proposed rezoning and subdivision meets the above -referenced policies.
Zoning Bylaw:
The current application proposes to rezone the property located at 12359 216 St. from RS-1 (One
Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future
subdivision into 3 lots.
WA
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
A Development Permit is not required for the proposed rezoning and development.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department; and
e) Parks Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedural Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading, subject to additional information being provided and
assessed prior to Second Reading. It is expected that once complete information is received, Maple
Ridge Zone Amending Bylaw No.6767-2010 may need to be amended.
-3-
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared by: Michelle Bast, AScT
Planning eclhnician
Approved by: Ja _ ickerin MCP, MC1P
Dire or of Planning
/ I �J a: 2-�
Approved by: Frank Quinn, MBA, PEng
GM: Public Works & gev�lopment Services
Concurrence: J.. (Jim) Rule
C ief Administrative Officer
MB/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6767-2010
Appendix C - Proposed Subdivision Layout
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Appendix A
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CORPORATION OF
-'� THE DISTRICT OF
MAPLE RIDGE
r
• - PLANNING DEPARTMENT
�i DATE: Oct 4, 2010 FILE: SD/089/10 0Y: PC
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6767-2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6767-2010."
2. That parcel or tract of land and premises known and described as:
Lot 213 District Lot 245 Group 1 New Westminster District Plan 62639
and outlined in heavy black line on Map No. 1497 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
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kAPiE RDGE ZONE AMENDNG
Bylaw No. 6767-2010
Map No. 1497
Frond: RS— 1 (One Family Urban Residential)
0. RS-1 b (One Family Urban (Medium Density) Residential)
SCALE 1:2,000
Appendix C
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ROAD OFDICATION
STREET
o
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin MEETING DATE: February 7, 2011
and Members of Council FILE NO: 2011-002-RZ
Chief Administrative Officer ATTN: C of W
First Reading
Maple Ridge Zone Amending Bylaw No. 6795-2011
25608 Bosonworth Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from A-2 (Upland Agricultural) to RS-
2 (One Family Suburban Residential). To proceed further with this application additional information
is required as outlined below. -
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6795 - 2011 be given First Reading; and;
That the applicant provide further information as described on Schedules B and G of the
Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation
East: Use:
Zone:
Designation
Paul Hayes
Franklyn C King, Pearleta Mottley
Lot: 1, Section: 12, Township: 12, Plan: 2713
Suburban Residential
A-2 (Upland Agricultural)
RS-2 (One Family Suburban Residential)
Single Family Residential
RS-3 (One Family Rural Residential)
Agricultural and Suburban Residential
Vacant District Land
A-2 (Upland Agricultural)
Forest
Single Family Residential
A-2 (Upland Agricultural)
Suburban Residential
1104
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Single Family Residential Strata
RG-2 (Suburban Residential Strata)
Suburban Residential
Single Family Residential
Single Family Residential
1.882 HA.
Bosonworth Avenue
On -lot septic and city water
The subject property slopes steeply from north to south and is located adjacent to District Forest
Land to the south. Access to the southern lot is proposed to be from a new road, which will contend
with very steep slopes.
Project Description:
The current application proposes to rezone the subject property from A-2 (Upland Agricultural) to RS-
2 (One Family Suburban Residential), to create 3 single family lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The proposed rezoning is in conformance with the property's OCP designation of Suburban
Residential.
Zoning Bylaw:
The current application proposes to rezone the property located at 25608 Bosonworth Avenue from
A-2 (Upland Agricultural) to RS-2 (One Family Suburban Residential) to permit subdivision into 3
single family lots.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for;
• All areas designated Conservation on Schedule "B" or all areas within 50 metres of an
area designated Conservation on Schedule "B";
• All lands with an average natural slope of greater than 15 percent;
IMA
• All floodplain areas and forest lands identified on Natural Features Schedule "C"
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B or Schedule C);
2. Natural Features Development Permit Application (Schedule G);
3. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading. It is expected that once complete information is received, Maple
Ridge Zone Amending Bylaw No.NoBylaw# will be amended and an Official Community Plan
Amendment for Conservation boundary adjustment may be required.
fie;
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared by: Sarah Atkinson
PI�nning Technician
-- - �L J ,`
Approv y: -P" eying, MCP, MCIP
Director of Planning
Approved by: Frank Quinn, MBA, ng
GM: Public Wor & velopmentServices ,--e .
L- - --
--
Concurrence: J. L. (Jim) Aule
Chief Administrative Officer
SA/d p
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6795-2011
Appendix C - Site Plan
Z!
10 1 11 I 12
Appendix A
P1
P 17 59
5
N
SL61 N SL60 N SL59 N SL58 N SL57
EPS 234
SL51 SL50 SL49 SL48 SL47
N
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o
N N
SL45
_41 SL42 SL43 SL44 SL46
EPS 43A
Bosonworth
P 2713
1
P 2713
16
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P
Rem 6
EP 17454
A
2 1 3
15 1 14
11a
119 AVF
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6795 - 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6795 - 2011."
2. That parcel or tract of land and premises known and described as:
Lot 1 Section 12 Township 12 New Westminster District Plan 2713
and outlined in heavy black line on Map No. 1510 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6795-2011
Map No. 1510
From: A-2 (Upland Agricultural)
o: RS-2 (One Family Suburban Residential)
MAPLE RIDGE
8rrti=h Columbia
N
SCALE 1:3,000
Appendix C
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Deep Roots
Greater Heights
TO:
FROM
SUBJECT
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin MEETING DATE: February 7, 2011
and Members of Council FILE NO: RZ/055/09
Chief Administrative Officer ATTN: C of W
First Reading
Maple Ridge Zone Amending Bylaw No. 6788-2010
25130 112 Avenue, 25145 108 Avenue, 25176 112 Avenue,
10851 Carmichael Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-3 (One Family Rural
Residential) and RG-2 (Suburban Residential Strata Zone) to RS-2 (One Family Suburban Residential)
leaving one remainder RS-3 (One Family Rural Residential) parcel for future subdivision. To proceed
further with this application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6788-2010 be given First Reading; and;
That the applicant provide further information as described on Schedule (A-H) of the Development
Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: Ronald M Jones, Alma E Jones
Legal Description: Lot: 7, Section: 11, Township: 12, Plan: 1363
Lot: 10, Section: 11, Township: 12, Plan: 1363
Lot: 3, Section: 11, Township: 12, Plan: BCP39010
Lot: 4, Section: 11, Township: 12, Plan: BCP39010
OCP:
Existing: Suburban Residential and Low/Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), RG-2 (Suburban
Residential Strata Zone)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single family residential
Zone: RS-3 (One Family Rural Residential)
Designation Low Medium Density Residential
1105
South: Use:
Zone:
Designation
East: Use:
Zone:
Designation
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Project Description:
Single Family Residential
A-2 (Upland Agricultural) and RS-3 (One Family
Rural Residential)
Urban Reserve and Suburban Residential
Single Family Residential
RG-2 (Suburban Residential Strata)
Suburban Residential
Single Family Residential
RS-3 (One Family Rural Residential)
Suburban Residential
Single Family Residential
Single Family Residential
3.858 HA. (9.53 acres)
110 Avenue, 108 Avenue, 112 Avenue and
Carmichael Street
Low/Medium Density Residential
The current application proposes a total of 27 suburban residential properties ranging in size from
0.4 hectares to 1.474 hectares, including one remainder RS-3 (One Family Rural Residential) parcel
intended for future low medium density residential development. The subject properties slope from
the northwest to the southeast and are characterised by a number of drainage systems running
through the properties.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The Official Community Plan designates the properties Suburban Residential and Low/Medium
Density Residential. The proposed Rezoning to RS-2 (One Family Suburban Residential) is in
conformance with the Suburban Residential designation. One remainder parcel (Lot 27 on the
attached subdivision plan) along 112 Avenue will remain RS-3 (One Family Rural Residential) and
will be the subject of a future rezoning and subdivision application under its OCP designation of
Low/Medium Density Residential.
Zoning Bylaw:
WA
The current application proposes to rezone the property located at; 25130 112 Avenue, 25145 108
Avenue, 25176 112 Avenue, 10851 Carmichael Street from RS-3 (One Family Rural Residential)
and RG-2 (Suburban Residential Strata Zone) to RS-2 (One Family Suburban Residential) to permit
development of 27 single family homes. One parcel . will remain zoned RS-3 (One Family Rural
Residential). The remainder RS-3 (One Family Rural Residential) lot is proposed to be connected to
water and will, therefore, meet the minimum 0.8 hectare area requirement for the zone.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for;
All areas designated Conservation on Schedule "B" or all areas within 50 metres of an
area designated Conservation on Schedule "B";
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Natural Features Schedule "C"
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
Servicing
The lots are proposed to be serviced by on -site septic systems. Municipal water is to be extended
from a new water reservoir to be located to the east of the subject property, and each proposed lot
will be provided a municipal water connection.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Parks Department;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
WE
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B or Schedule C);
2. Watercourse Protection Development Permit Application (Schedule F);
3. Natural Features Development Permit Application (Schedule G);
4. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading. It is expected that once complete information is received, Maple
Ridge Zone Amending Bylaw No. 6788-2010 will be amended and an Official Community Plan
Amendment for Conservation boundary adjustment maybe required.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared by: Sarah Atkinson
P,l@nning Technician
Approved b3
Concurrence:
Jane !D g, MCP, MCIP
DWector of Planning
Frank Quinn, , . ng
G bli Zorksevelopment Services
r
J. L. (Jim) Rule
Chief Administrative Officer
SA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6788-2010
Appendix C - Site Plan
SUBJE
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Appendix A
25f30/76 112 AVENUE, 25145 108 AVENUE &
.0 10851 CARMICHAEL STREET
* CORPORATION OF
r THE DISTRICT OF
• � MAPLE RIDGE
PLANNING DEPARTMENT
DATE: Jul 30, 2009 FILE: SD/055/09 BY: PC
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6788 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6788 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot: 7, Section: 11, Township: 12, Plan: 1363; Lot: 10, Section: 11, Township: 12,
Plan: 1363; Lot: 3, Section: 11, Township: 12, Plan: BCP39010; Lot: 4, Section: 11,
Township: 12, Plan: BCP39010
and outlined in heavy black line on Map No. 1505 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-2 (One Family Suburban
Residential)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6788-2010
Map No. 1505
From: RS-3 (One Family Rural Residential)
RG-2( Suburban Residential Strata Zone)
To: RS-2 (One Family Suburban Residential)
MAPLE RIDGE
British Gotum6ia
N
SCALE 1:6,000
Flan 67607 Re%Plan 2047 PI¢n 70166
Appendix C
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Plan 37195 N
40
Deep Roots
Greater Heights
TO:
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin MEETING DATE: February 7, 2011
and Members of Council FILE NO: DP/111/10
Chief Administrative Officer ATTN: C of W
SUBJECT: Development Permit
20159 115A Avenue
EXECUTIVE SUMMARY:
A Development Permit application has been received for a proposed Multi -tenant Industrial
building in the M-3 (Business Park) zone. This is a zoned site and the M-3 (Business Park)
zone permits a variety of industrial uses; however the proposed building will be subject to the
Industrial Development Permit Guidelines of the 2006 Official Community Plan to address
form and character of the development.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DP/111/10 respecting property
located at 20159 115A Avenue.
DISCUSSION:
a) Background Context:
Applicant: Krahn Engineering Debby Gill
Owner: M D Z Holdings Ltd
Legal Description:
Lot 15, DL 280, Plan 86659;
PI D: 016-469-844
OCP:
Existing:
Industrial
Proposed:
Industrial
Zoning:
Existing:
M-3 (Business Park)
Proposed:
M-3 (Business Park)
Surrounding Uses:
North: Use:
Industrial
Zone:
M-3 (Business Park)
Designation:
Industrial
South: Use:
Industrial & road (115A Avenue)
Zone:
M-3 (Business Park)
Designation:
Industrial
East: Use:
Industrial
Zone:
M-3 (Business Park)
Designation:
Industrial 1106
West: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
Existing Use of Property:
Vacant
Proposed Use of Property:
Industrial building (multi -tenanted)
Access:
115A Avenue
Servicing:
Full urban
Previous Applications:
None
b) Project Description:
The above mentioned property 1.09 acres in area is located in the District's Industrial Park in
west Maple Ridge. One of the challenges has been the fit, as all the surrounding development
is quite old, built before the current Official Community Plan was adopted. This development is
however, required to comply with the Industrial Development Permit Guidelines as outlined in
the 2006 Official Community Plan. Other challenges for the applicant include no lane access
to the site and all the properties within the business park are in the flood plain. A flood plain
covenant required at the Building Permit stage will ensure that all area used for habitation,
business, or storage of goods damageable by floodwaters and furnace, electrical panel or
other fixed equipment damageable by floodwaters, will be located above the flood elevation
level for the site, established by the Geotechnical engineer. This has been the consistent
approach for other properties within our business park area.
The proposed building is a single storey, concrete tilt -up structure with some green reflective
glazing embedded in black anodized aluminium framing. It is about 8.2 m (27 feet) in height.
The loading doors for each unit and all the parking is proposed on the west of the proposed
structure. It will be multi -tenanted after construction, so the owner has proposed 45 parking
stalls instead of the required 32 stalls, separated by smaller landscape buffers. A 3-
dimensional etched mural of an "Eagle" is proposed on the front fagade' as seen on the South
elevation, to depict the owner's love for fishing.
Proposed landscaping includes rain gardens with native planting, bordered by a decorative
shortcrete retaining wall, sodded lawn and concrete walkway, turfstone permeable paving and
bio-swale draining into the the rain garden.
The applicant (Krahn Engineering) has submitted a Geotechnical report done by "EKS
Engineering Services Ltd." dated July 31, 2009 which recommends the site safe for the
proposed use.
c) Planning Analysis:
The purpose of the Industrial Development Permit is to promote quality Industrial development
through attractive design that is compatible with adjacent development and conforms to the
Official Community Plan guidelines.
Applications for Development Permits are assessed against the following Key Design concepts,
as follows:
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
-2-
Proposed landscaping fronting 115A Avenue is an effort to provide better street presence and
soften the hard surfaces of the structure. Landscaping outside the office, bordering the
sidewalks is low level to promote better visual connectivity to 115A Avenue. Concrete
sidewalk access from 115A Avenue has been proposed for pedestrians. The proposed
materials include: concrete tilt up panels for the fapade bordered by pre -finished metal
flashing; cast in 3-dimensional "eagle" wall mural on the front fapade; steel over -head doors
and man doors; pre -finished extruded aluminum storefront with black anodized aluminum
frames and green reflective glazing with some turf -stone permeable paving between the bio-
swale and parking spaces along the western property line (Appendix B).
2. Loading facilities should be located away from public streets and into the rear or the
interior of a site.
The proposed loading doors for each unit face west as shown on the Site Plan, away from the
115A Avenue (Appendix B).
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
All their storage areas are located inside the units as this is anticipated to be multi -tenanted.
There are no accessory buildings proposed. The garbage enclosure is buffered by appropriate
landscaping as shown on the landscaping plan (Appendix C).
4. The transportation needs of diverse users should be accommodated through
amenities such as bicycle facilities and accessible design for the mobility impaired.
This building is anticipated to be multi -tenanted after construction, so the owner has proposed
45 parking stalls instead of the required 32 stalls, separated by smaller landscape buffers as
shown on the landscaping plan (Appendix C). A handicapped parking spot is not provided as it
may not be useful providing it in a particular location as this will be multi -tenanted. A bicycle
rack is proposed close to the building entrance.
5. The form and treatment of new buildings should reflect the desired character and
pattern of development in the area by incorporating appropriate architectural styles,
features, materials, proportions and building articulation.
Most buildings in the vicinity may not comply with these guidelines, as the Official Community
Plan was adopted in 2006. All developments proposed after the Official Community Plan
adoption are subject to the guidelines; in the District's on -going effort to improve development
in keeping with local expectations and a vision of future growth. Due to the age of the existing
buildings there is little character or pattern of development in the area that could be
replicated, except for a similar building that has an Industrial Development Permit approved in
2007, facing Kingston Street, north-west of the subject site.
d) Off- Street Parking and Loading Bylaw:
As per the Maple Ridge Off -Street Parking and Loading Bylaw, warehouse use in the.M-3
(Business Park) zone requires 1 parking space per 93 m2 gross floor area for Industrial use
plus 1 parking space per 186 m2 gross floor area for warehouse use and 1 parking space
per 40 m2 gross floor area of office use, giving a total of 32 parking spaces required. The
applicant has proposed 45 parking spaces with an intention of providing equal number of
spaces per unit for a multi -tenanted facility like this.
-3-
e) Advisory Design Panel:
On December 14, 2010 the Advisory Design Panel reviewed the proposed development and
recommended the following to be incorporated by the applicant for Planning staff and the
panel to review:
• Address CPTED issues for alcove areas;
• Secure the east side of the property (provide gates);
• Define location for future signage;
• Provide public bike space and common amenity area;
• Look at relocation of the garbage area further north;
• Consider the extension of the retaining wall feature to the west side of the sidewalk;
• Simplify the species of trees;
• Consider the addition of turf stone at the 5 parking spaces at the west side of the site;
• Remove sod proposed in the bio-swale; and
• Simplify shrubs at parking islands and in front of retaining walls to one species.
Panel preferred the warmer color scheme as per the rendering presented at the meeting.
The applicant submitted revised drawings which the staff and the panel have reviewed to their
satisfaction. The above mentioned concerns have been dealt with as follows:
• Lighting requirements have been noted in each loading bay as shown on the Site Plan;
• Permeable paving is revised to be continuous for the two banks of stalls or 18 parking
sta I Is;
• A continuation of the shotcrete wall or a low false wall to provide the desired continuity
on the west side of the sidewalk has been proposed. This is a low wall to provide visual
continuity with the main wall;
• Turf stone permeable pavers have been added to reduce imperviousness on site;
• Outdoor common amenity area with bicycle rack and picnic table has been added, for
staff use (Appendix B);
• Garbage area has been relocated to the north as shown on the Site Plan (Appendix B);
The panel recommended that the proposal proceed for Council approval.
f) Citizen/Customer Implications:
Since the land is already zoned, this development does not require a Development Information
Meeting.
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 the Landscape Architect, the security will be $24,247.00.
There will be 4 trees added to the municipal street tree inventory on completion of this project.
The costs associated with maintaining these trees will need to be included in a subsequent
operating budget.
M!
h) Alternatives:
As per Section 8.6 of the Official Community Plan, an Industrial Development Permit is
required for all new industrial development within the urban area on lands designated
"Industrial" on Schedule B of the Official Community Plan. The subject site, designated
"Industrial" on Schedule B, prior to a Building Permit application, requires Council approval of
an Industrial Development Permit. This is a zoned site. Not approving this proposal would
result in a piece of zoned land remaining vacant within the District's Industrial Park.
CONCLUSION:
The proposed Industrial building will provide new employment opportunities for the community
and is proposed in the Business Park area. Although the character and pattern of development
in the Business Park area is limited, this proposal has worked toward compliance with the
Industrial Development Permit Guidelines and the applicant is not seeking any variances. It is
recommended that DP/111/10 be approved for issuance.
Prepared by. Rasika Achy a, B-Arch, M-Tech, LID, LEED® AP
Planner ,
Approve: ne
Di>&
MCP, MCIP
nning
Approver! by. /Frank Quinn, MBA, P.En
GM: Public Works & velo ment Services
Concurrence:
RA/dp
I I- 4
L. (Jim) Rule
fief Administrative Officer
The following appendices are attached hereto:
Appendix A: Subject map
Appendix B: Site Plan and Architectural drawings
Appendix C: Landscape drawings
Appendix D: Preliminary onsite servicing Plan
-5-
Appendix A
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-j
Deep Roots
Greater Heights
TO:
FROM:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: February 7, 2011
FILE NO:
ATTN: C of W
SUBJECT: Proposed revisions to Maple Ridge Agricultural Advisory Committee Bylaw
EXECUTIVE SUMMARY:
Maple Ridge Agricultural Advisory Committee Bylaw 6471-2007 has been reviewed for its function
and in order to provide greater flexibility in the membership, the attached revisions are
recommended for Council's acceptance.
The Agricultural Advisory Committee developed these changes as part of their regular meetings held
on September 23 and October 28, 2010.
RECOMMENDATION:
That Agricultural Advisory Committee Amending Bylaw No. 6797 - 2011 be given first, second,
and third readings.
An action arising from the recommended revision relates to the members who are actively engaged
in farming. The current bylaw targets specific agricultural involvement with its membership, as
follows:
d) Two members actively involved in the food producing agricultural sector;
e) Two members actively involved in the non-food producing agricultural sector;
f) One member representing the Equestrian Community;
In practice, it would be preferable for the committee bylaw to be less prescriptive in its recruitment of
those involved in agriculture. However, the committee remains committed to retaining a
membership that is actively involved in agriculture, and this commitment is continued with the
proposed bylaw amendment. For this reason, the above requirement is proposed to be amended as
follows:
d) Five members actively involved in the agricultural sector appointed by Council;
iE llyJ
CONCLUSION:
This.report outlines the recommended revisions to the Maple Ridge Agricultural Advisory Committee
Bylaw No.6471-2007. Amending Bylaw No. 6797 - 2011 is attached to this report for Council's
review and adoption.
Prepared by: Diana Hall
Planner
Approv y Jane Pickprin , MCP, MCIP
-'6;rect&of, Plan ng
Approved by: Frank Quinn, MBA, P. E
GM: Public Works & velo meat Services
Concurrence: J L. (Jim) Rule'
thief Administrative Officer
Attachments:
Amending bylaw 6797 - 2011
-2-
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6797 - 2011
A Bylaw to amend Maple Ridge Agricultural Advisory Committee Bylaw No. 6471-2007
WHEREAS it is deemed expedient to amend Maple Ridge Agricultural Advisory Committee
Bylaw No. 6471-2007;
NOW THEREFORE the Municipal Council of the Corporation of the District of Maple Ridge in
open meeting assembled, ENACTS AS FOLLOWS:
1. This By-law shall be cited for all purposes as "Maple Ridge Agricultural Advisory
Committee Amending Bylaw No. 6797 - 2011"
2. "Maple Ridge Agricultural Advisory Committee Bylaw No. 6471-2007" is amended by:
(a) deleting Section 3.3 in its entirety and replacing it with the following:
3.3 Membership on the Committee shall consist of:
Voting Members:
a) Two members from Council;
b) One member nominated by the Haney Farmer's Market;
c) One member nominated by the Agricultural Fair Board;
d) Five members actively involved in the agricultural sector appointed by Council;
e) A maximum of 4 members -at -large appointed by Council with priority given to
those who reside in Maple Ridge and are knowledgeable about agriculture;
f) One member nominated from the Maple Ridge Economic Advisory Commission.
Non -Voting Members:
g) One member from the Agricultural Land Commission who shall serve as a
liaison and attend when available to do so;
h) One member from the Ministry of Agriculture, Food, and Fisheries who shall
serve as a liaison and attend when available to do so;
READ a first time the
day of
, 20
READ a second time the
day of
20
READ a third time the
day of
20
RECONSIDERED AND ADOPTED this day of
PRESIDING OFFICIAL
, 20 .
CORPORATE OFFICER
Deep Roots
Greater Heights
TO:
=418
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: February 7, 2011
ATTN: C.O.W.
Town Centre Investment Incentives Program
- Assistance byway of Partnering Agreement
EXECUTIVE SUMMARY
A strong and vibrant Town Centre is a key component of the vision for our community. Council's
Strategic Plan, the award -winning Smart Growth on the Ground plan and the Town Centre Area Plan
are all in support of this vision.
There have been significant achievements towards this vision already. The past few years have seen
over 750 units of higher density residential development occur in the Town Centre, and more than
1,000 units are at various stages of development. In addition, the District has invested nearly $100
million in facilities and infrastructure in the Town Centre.
On November 1, 2010, Municipal Council approved the framework for an incentive program to
encourage accelerated private sector investment. An important element of the incentive program is
to ensure there were both upfront incentives to support developers, and downstream benefits to
support property owners and tenants. Some upfront incentives such as priority processing, reduced
parking requirements and building permit fee reductions have already been implemented. This
report introduces yet another incentive from which developers can benefit at the front end of the
development process. Property tax exemptions, a downstream incentive, will be addressed in a
subsequent report.
RECOMMENDATIONS
That the Partnering Agreement framework be utilized to provide an upfront incentive to
support the Town Centre Investment Incentive Program.
DISCUSSION
As part of the Town Centre Investment Incentives program endorsed by Council on November 1,
2010, direction was given to look at the costs charged to developers. As a result, a reduction in
building permit fees was implemented on January 10, 2011.
The vision for the Town Centre is dependent upon numerous goals and objectives that cannot be
met solely through the actions of the District, and therefore private partners are a critical element in
achieving the vision. A partnering arrangement with the development community may be able to
fulfill some of our objectives with respect to the Town Centre Investment Incentives Program, by
harnessing their creative energies to the benefit of the Town Centre. In essence, such a program
would provide developers with appropriate financial assistance in exchange for agreeing to develop
projects that further Town Centre Area Plan goals and objectives.
Page 1 of 9
Eligibility criteria were previously established for eligible Town Centre projects through the various
enabling elements that have already been approved by Council. The partnering framework is
proposed to support those projects that result in new construction, namely:
New Apartment or Mixed Use Building of four -storeys or higher occurring within Sub Area 1 of
the Town Centre Investment Incentives Area;
New Apartment or Mixed Use Building of five -storeys or higher occurring in Sub Area 2 of the
Town Centre Investment Incentives Area;
New Commercial Construction with a Building Permit Value greater than or equal to
$1,000,000, in either Sub Area 1 or Sub Area 2 of the Town Centre Investment Incentives
Area.
It is recommended that the trigger point for eligibility remain consistent with that established by
Council in November 2010 and incorporated into other elements of the incentives program: those
projects for which a building permit is issued on or after January 10, 2011. The financial assistance
to be provided will come from General Revenue. The District's financial capacity will be reviewed as
part of the 2010 Financial Statement review and it is expected that a reasonable, but limited, pool of
funds will be available. With a finite pool of funds and no theoretical limit to the number of eligible
projects, an equitable formula to distribute this funding is challenging but essential. Staff
recommend that this allocation be set as follows:
Eligible Commercial Projects: Eligible for assistance up to 25% of the Development Cost
Charges that are assessed, to a project cap of $25,000. Where projects are LEED-Silver
certified (minimum) or where greater than 50% of energy consumption will be sourced from
alternative/renewable energy', the project cap will be $37,500.
Eligible Residential or Mixed Use Projects: Eligible for assistance up to 10% of the
Development Cost Charges, to a project cap of $50,000. Where projects are LEED-Silver
certified (minimum) or where greater than 50% of energy consumption will be sourced from
alternative/renewable energy', the project cap will be $75,000.
This incentive will apply based upon building permit issue date, until the finite pool of funds is
exhausted. The higher cap for residential construction is related to a fundamental principle of the
incentive program where residential density is needed first and foremost, in order to support
commercial development and live -work options, and because of the heavier development cost
charge burden on this category of development.
A major amendment to the DCC Bylaw occurred in 2006. Part of that bylaw was the establishment
of a specific rate for commercial in the Town Centre which provided a significantly lower rate than
the previous bylaw. In 2010, the bylaw was amended again to incorporate a decline in construction
costs, which further reduced DCC rates.
A DCC Bylaw review is a lengthy process. It can take up to a year or more to complete the process,
when the time required for Provincial review and approval is included. The assistance by way of
partnering agreement allows the District to implement an upfront development assistance program
fairly quickly and allows Council time to further consider a DCC review.
1 Alternative/Renewable Energy requirements are defined in Revitalization Tax Exemption Bylaw 6789-2011.
Page 2 of 9
DESIRED OUTCOME
To provide an upfront financial incentive to encourage developments that support Council's vision for
a strong and vibrant town centre.
CITIZEN/CUSTOMER IMPLICATIONS
Partnering Agreements are permitted under Division 1, Part 3 of the Community Charter. It is
imperative that there be transparency around such agreements. That is why each application for
assistance under a partnering agreement will be evaluated according to the established criteria and
will be considered by Council at meetings open to the public, and will be subject to Council approval.
BUSINESS AND FINANCIAL PLAN IMPLICATIONS
We will review our 2010 financial performance and will include funding for this initiative when we
next amend our 2011-2015 Financial Plan. It is expected that funding in the range of $400,000 will
be available.
CONCLUSION
Assistance by way of Partnering Agreement allows Council to implement an upfront incentive in a
timely manner and allows Council time to further consider a DCC Bylaw review.
'77!!Z�
Prepared by.' Laenson, CMA
Manager, Sustainability and Corporate Planning
1
Approved by,: Frank Quinn, MBA, P.Eng.
General Manager: Public Works and Development Services
ApprovedPa
I Gill, BBA, CGN
eraI Mana er: Co
Concurrence: J.OJim) Rule
Chid Administrative Officer
Financial Services
Attachments: Schedule A - Town Centre Area Plan Goals and Objectives
Schedule B - Town Centre Investment Incentives Areas
Page 3 of 9
SCHEDULE A - CENTRE AREA PLAN GOALS AND OBJECTIVES
1.2.1 Goals and Objectives
In consultation with the community, the 8 Guiding Sustainability Principles were further considered
and expanded, resulting in the creation of 16 goals and 90 objectives. These goals and objectives
were intended to support the Principles and provide targets and measurements for achieving them.
When relevant, these goals and principles have been incorporated into sections of the Area Plan,
and provide explanation and guidance to the policies. Most, but not all of the objectives fall within
the scope of the Town Centre Area Plan.
PRINCIPLE: 1
Each Neighbourhood is Complete
Goal: Increase density and distribute a range of uses throughout the Centre
Objectives:
• Increase density for residential and non-residential land uses
• Incorporate a range of densities
• Incorporate mixed use development opportunities
• Ensure opportunities for living, working, shopping, and service provision
• Integrate waterfront development into the Centre
• Develop on currently undeveloped lots
• Create links between the Centre and other hubs within Maple Ridge
Goal: Enhance opportunities for personal development and recreation
Objectives:
• Provide educational/training facilities
• Enhance technological capabilities so people can take advantage of world opportunities
• Develop cultural facilities
• Improve recreation opportunities, particularly for youth
• Improve and secure public access to natural places, including streams and waterfront
• Provide more public green space within the core
• Promote the social integration of all ages and groups through shared or adjacent facilities
and spaces
• Design easily accessed public spaces
• Ensure public safety and security, and accessibility throughout the Centre
Page 4 of 9
SCHEDULE A - CENTRE AREA PLAN GOALS AND OBJECTIVES
PRINCIPLE: 2
Options to our cars exist
Goal: Acknowledge and respect pedestrian needs
Objectives:
• Prioritize the safety of pedestrians
• Enhance pedestrian experience
• Designate pedestrian -only areas/no-car zones
• Enhance connectivity of pedestrian and other non -vehicular routes
• Utilize and upgrade laneways, sidewalks and other existing paths for pedestrians, bikes
• Design for short walking distances to reach daily needs
Goal: Increase transit modes, availability and destinations
Objectives:
• Establish an internal transit system for the Centre
• Increase the frequency of transit service both internally and to out -lying areas
• Consider other transit modes
• Link new Abernethy crossing to transit
• Increase and improve access from river to Centre
• Provide water transportation options
• Ensure public safety for all transportation modes
PRINCIPLE: 3
Work in harmony with natural systems
Goal: Preserve, enhance and capitalize on natural amenities and create new ones
Objectives:
• Respect and enhance riparian areas and water resources
• Maintain views of mountains
• Maintain access and views to Fraser River
• Protect and enhance a range of wildlife habitats
• Reinstate historical streams
Goal: Protect natural systems from the impacts of development
Objectives:
• Increase quality and amount of green space in the Centre
• Establish a green system that is linked throughout the Centre and beyond
• Reduce the generation of water pollution, air pollution and waste
• Manage pollution and waste with Best Management Practices (BMPs)
Page 5 of 9
SCHEDULE A - CENTRE AREA PLAN GOALS AND OBJECTIVES
PRINCIPLE: 4
Buildings and infrastructure are greener and smarter
Goal: Make it easier to be environmentally friendly
Objectives:
• Identify and act on appropriate urban ecology opportunities
• Provide incentives for the development of environmentally friendly buildings
• Have municipality adopt green building and infrastructure standards
• Educate on environmental benefits of growing smarter
• Increase quality, function and amount of mandatory public/open/green space built by
developers
Goal: Combine new technologies with rediscovered approaches
Objectives:
• Incorporate alternative methods of power generation
• Require sustainable buildings and building systems
• Design buildings to adapt to future technologies and uses
• Minimize environmental impact of erosion and waste disposal during construction
• Adaptively reuse existing buildings, including heritage buildings
• Manage urban stormwater with green infrastructure methods
• Develop green infrastructure that provides for multiple land uses
PRINCIPLE: 5
Housing serves many needs
Goal: Increase housing options to provide for all ages, economic status, and life stages
Objectives:
• Integrate housing for all demographics
• Ensure a variety of housing types and tenures that are fully accessible and accommodate
special needs
• Integrate affordable housing/low-cost housing with market housing
• Improve rental housing stock and options
• Improve housing quality and range of housing types
• Design housing for flexibility of use over its lifetime
• Design housing to strengthen social relationships
• Provide housing for people in transition
Page 6 of 9
SCHEDULE A - CENTRE AREA PLAN GOALS AND OBJECTIVES
Goal: Increase density in the Centre by integrating housing with other uses
Objectives:
• Increase residential density and identify density limits
• Integrate housing with other uses at the scale of both building and block
• Establish attractive form and character and mitigate noise to make housing in the centre
desirable
PRINCIPLE: 6
Jobs are close to home
Goal: Encourage all types of jobs, including new and non-traditional businesses and workplaces
Objectives:
• Provide an educational centre to train forjobs and to provide teaching and other jobs
• Increase civic development and retail development forjob creation
• Incorporate high tech, internet, home businesses
• Incorporate live/work and work/live developments
• Welcome unique industries/business opportunities
• Make zoning and bylaws less restrictive for location and form of business premises, while
retaining a positive sense of community
• Promote the film industry
• Promote the tourism industry
Goal: Attract investment by supporting business needs
Objectives:
• Attract investment in housing and business ventures
• Densify the Centre to provide a customer base for businesses
• Identify and promote niche markets for business
• Develop the industry potential already present in Maple Ridge and support local businesses
• Pre -install technological infrastructure in buildings to attract businesses
• Streamline development approval processes and provide incentives
• Provide venues to support arts and crafts businesses
PRINCIPLE: 7
The Centre is distinctive, attractive and vibrant
Goal: Cultivate an identity that grows from the heart of the community
Objectives:
• Develop the "caring" identity of Maple Ridge
• Ensure that historical and cultural assets are respected and celebrated
• Feature the natural beauty and amenities of the place
• Establish development guidelines that respect local heritage, natural settings and attributes
• Support the arts in the community
• Encourage art in public and private spaces
Page 7 of 9
SCHEDULE A - CENTRE AREA PLAN GOALS AND OBJECTIVES
• Enhance the urban public environment
Goal: Establish the Centre as a hub of activity
Objectives:
• Increase tourism
• Provide opportunities for festivals and community events
• Provide more entertainment and education venues
• Encourage evening activities that cater to a broad demographic while benefitting the
community
• Utilize park space for daily activities as well as special events
• Create easily accessible routes to key destinations
• Encourage symbiotic relationships among and between lands and land users
• Support and encourage the vitality of small business
PRINCIPLE: 8
Everyone has a voice
Goal: Create safe spaces and opportunities for all members of the community
Objectives:
• Create spaces and opportunities for all age groups and social stratas
• Integrate spaces to foster social relationships
• Empower the least powerful
• Ensure safety
Goal: Create opportunities for open dialogue among members of the community
Objectives:
• Establish ongoing public evaluation of smart growth strategies
• Provide public gathering spaces
• Ensure economic development office advocates for local business and interacts effectively
with all levels of government
Page 8 of 9
SCHEDULE B - TOWN CENTRE INVESTMENT INCENTIVES AREA
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Page 9 of 9
r
Deep Roofs
Greater Weight
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: February 7, 2011
ATTN: C.O.W.
Town Centre Investment Incentives Program -
Revitalization Tax Exemption Program Bylaw 6789-2011
EXECUTIVE SUMMARY
A strong and vibrant Town Centre is a key component of the vision for our community. Council's
Strategic Plan, the award -winning Smart Growth on the Ground plan and the Town Centre Area Plan
are in support of this vision.
There have been significant achievements towards this vision already. The past few years have seen
over 750 units of higher density residential development occur in the Town Centre, and more than
1,000 units are at various stages of development. In addition, the District has invested nearly $100
million in facilities and infrastructure in the Town Centre.
On November 1, 2010, Municipal Council approved the framework for an incentive program to
encourage accelerated private sector investment. An important element of the incentive program
was to ensure there were both upfront incentives to support developers and downstream benefits to
support property owners and tenants. Some of the upfront incentive elements of the program have
already been implemented. The downstream incentive proposed in the framework is a Revitalization
Tax Exemption Program. This tool, which offers municipal property tax exemptions for eligible
projects in the Town Centre, is addressed in this report and attached bylaw.
RECOMMENDATIONS
That Maple Ridge Revitalization Tax Exemption Bylaw 6789-2011 be given first, second and
third readings.
DISCUSSION
As part of the Town Centre Investment Incentives Program endorsed by Council on November 1,
2010, Council directed tax exemptions be implemented by March 1, 2011, for projects which will
help the District achieve the Town Centre vision. Tax exemptions are downstream, in that they
provide a financial benefit to the property owner in a given year, and may or may not directly benefit
the developer.
The Community Charter provides authority to exempt property from the municipal portion of property
taxes. To use this authority, a Council must establish a revitalization program that defines reasons
for and objectives of the program, enter into agreements with property owners, and then exempt
their property from taxation once all specified conditions of the program and the agreement have
been met. Exemptions may apply to the value of land or improvements, or both. Councils are free to
specify, within their revitalization programs, the amounts and extent of tax exemptions available.
Page 1 of 3 1109
Revitalization tax exemptions are limited to the municipal portion of property taxes and do not extend
to school and other property taxes, such as parcel taxes. An exemption may be granted for maximum
of ten years.
The criteria previously established for eligible Town Centre projects are as follows:
■ Apartment or Mixed Use Building Construction of:
■ Four -storeys or higher occurring within Sub Area 1; or,
■ Five -storeys or higher occurring in Sub Area 2.
■ New Commercial construction with a Building Permit Value greater than or equal to
$1,000,000;
• Commercial Renovation with a Building Permit Value greater gran or equal to $20,000;
• Commercial Fagade Improvement with a Building Permit Value greater than cr equal to
$10,000;
o Where a Building Permit is not required, the Downtown Maple Ridge Business
Improvement Association will determine eligibility.
• LEED®-Silver or better, or Alternate/Renewable Energy Projects, pursuant to this Bylaw, must
be certified as LEE D9-Silver or use Alternate/Renewable Energy for 51% or more of total
energy consumption for the ongoing operation of the building.
The starting point for eligibility will be those projects for which a building permit is issued on or after
January 10, 2011. This date was established by Council in November 2010, and is consistent with
other elements of the Town Centre Investment Incentives Program.
Steps involved in establishing the capability to offer an exemption and their status are:
... ..... ......... ....................................................................................................................... _.—.__..—._.._.._.._.......... _.................. ...... _...................................................... _.._._.........................................
I. Establish a Revitalization Tax Exemption Program by bylaw.
,. .........
in progress -
•Scheduled for three readings February 8 with final adoption February 22.
attached.
2. The property owner enters into a Revitalization Tax Exemption Agreement
Upon applicant's
with the District.
request
................... _.................... _._.._._...... _._.................................................. _._._._._._-............................................................... ................................. _.........................................
3. The property owner takes out a building permit for a project that is eligble
Upon applicant's
under the bylaw. (Step 2 can also occur after Step 3, but is not
request
recommended, to ensure the project meets eligibility requirements.)
................... :......... _ _._....._..._....._......................................................._............................................................................................._._.................. _.............................................. _....................................... ----1...........
.............. ------
After construction has been completed or substantially completed:
l
.._.......................................................................... _. _.......... _.............. _.................. _.............. _...... _.. _. ...... ...... _........._................................._......................................... _. _...........................................
4. The property owner submits an Application for a Revitalization Tax
Upon applicant's
Exemption Certificate to the Qistrict.
request
. —._._._..........._._..._.._................._......._._.._.............._ _ .................
The District issues a Revitalization fax Exemption Certlficate once
............................... _-...............
Once conditions
conditions of bylaw and agreement are satisfied.
! are satisfied
• Tax Exemption reduces municipal property taxes for a given year where
the Application for a Revitalization Tax Exemption Certificate was
Ireceived by October 1 of the preceding year.
............ _..................................................................................................................................................................................... ............................... ....................................... ... ............
6. Where applicable, the District monitors the property for compliance and
.... :..................... ...... ... ... ....
Where applicable...... ..
revokes/cancels the Revitalization Tax Exemption Certificate if necessary.
DESIRED OUTCOME
To provide a downstream financial incentive to encourage developments that
support Council's
vision for a strong and vibrant Town Centre.
Page 2 of 3
BUSINESS AND FINANCIAL PLAN IMPLICATIONS
The five-year financial plan includes revenue projections resulting from growth in the tax base. If a
project occurs that: makes up a portion of this anticipated growth but results in a reduced amount of
tax revenue due to this Revitalization Tax Exemption Program, the result will be a budget shortfall.
However, it is more likely that an increased residential and commercial base will eventually generate
tax revenue, recapturing any short-term revenue reductions.
CONCLUSION
Encouraging residential and commercial investment in the Town Centre to increase density, enhance
safety, and support commercial activities to create a strong and vibrant Town Centre is a key
component of Council's vision for our community. Council's Strategic Plan, the Town Centre Area
Plan and the Smart Growth on the Ground are all in support of this vision.
An important aspect of the Town Centre Investment Incentives Program is to apply a balanced
approach where upfront incentives support developers, and downstream incentives support
subsequent property owners and tenants. Most of the upfront incentives have been implemented,
and the Revitalization Tax Exemption Program Bylaw provides the downstream incentive which offers
municipal property tax exemptions to support property owners and tenants. The attached
Revitalization Tax Exemption Program Bylaw 6789-2011, is recommended for first, second and third
readings.
AWM-Oex-�,
Prepared by quie ergmann
Research Technician, Sustainability and Corporate Planning
Approved by: Laura enson, CMA
Manager of Sustainability and Corporate Planning
Concurrerr a: J.L. -(Jim)Rule
j Chief Administrative Officer
Attachments: Maple Ridge Revitalization Tax Exemption Program Bylaw 6789-2011
Page 3 of 3
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
Bylaw No. 6789 - 2011
A Bylaw to establish a revitalization tax exemption program
WHEREAS Council may, by bylaw, establish a revitalization tax exemption program to encourage
various types of revitalization to achieve a range of economic, social and environmental objectives,
pursuant to the Community Charter;
AND WHEREAS Council has given notice of the proposed Bylaw in accordance with the Community
Charter;
NOW THEREFORE, the Council of the District of Maple Ridge ENACTS AS FOLLOWS:
PART 1 CITATION
1.1 This Bylaw may be cited as "Maple Ridge Revitalization Tax Exemption Program Bylaw No.
6789 - 2011".
PART 2 SEVERABILITY
2.1 If any part, section, subsection, clause, or sub clause of this Bylaw is, for any reason, held to
be invalid by the decision of a Court of competent jurisdiction, such decision does not affect
the validity or the remaining portions of this Bylaw.
PART 3 DEFINITIONS
3.1 In this Bylaw:
"Alternate/Renewable Energy" for the purposes of this bylaw, means energy that does not
consume non-renewable resources, and is not provided by BC Hydro. The intent is to support
the use of alternative, renewable energy sources. Examples include solar, wind, water,
geothermal, and biomass;
"Apartment or Mixed Use Building" means a building with a range of uses, including a
residential building(s) on a lot with three or more dwelling units and/or a building(s) with
residential, commercial and office uses that are co -located in an integrated way;
"Building Permit" means a District of Maple Ridge building permit;
"Building Permit Value" means the Construction value as stated on a printed building permit;
"Commercial" means a land use that includes retail sales, wholesale, small-scale
manufacture or assembly, service industry, or office. Examples range in size from small
storefronts to shopping centres, hotels, and office buildings;
Page 1 of 6
"Commercial Fagade Improvement" means the renovation, restoration or redesign of a
commercial building fapade/storefront located within the Downtown Maple Ridge Business
Improvement Association area;
"Commercial Renovation" means the work regulated by the District of Maple Ridge Building
Bylaw by the process of altering a building or portion thereof, to improve its functionality or
performance beyond a level which currently exists. These improvements may also be termed
as addition, landlord improvement and tenant improvement, but shall not include repair;
"Council" means the Municipal Council of the District of Maple Ridge;
"Downtown Maple Ridge Business Improvement Association" means the non-profit
organization that represents businesses and property owners within a specific area of the
Town Centre of Maple Ridge;
"LEED®-Silver" means a specific level of attainment according to the Leadership in Energy
and Environmental Design (LEED) Green Building Rating SystemTM which is a consensus
based national standard for developing high performance sustainable buildings;
"Municipal Property Tax" means the property taxes Council has imposed pursuant to
Schedule A of the Maple Ridge Tax Rates Bylaw, and does not include any other property
taxes;
"Non -Market Change" means the change as determined by BC Assessment under the
Assessment Act, to the improvements portion of a parcel's assessed value, after issuance of
a building permit for construction that is eligible under Part 6 of this Bylaw, that is not due to
real estate market fluctuations or conditions;
"Owner" means a person registered in the Land Title and Survey Authority's records as owner
of land or of a'charge on land, whether entitled to it in the person's own right or in a
representative capacity or otherwise, and includes a registered owner;
"Parcel" means a lot, block or other area in which land is held or into which land is subdivided;
"Program" means the program established by Maple Ridge Revitalization Tax Exemption
Program Bylaw No. 6789 - 2011;
"Project" means a project as outlined in Part 6 of this Bylaw, and does not include any
construction that is outside the scope of this Bylaw;
"Storey" means that portion of a building which is situated between the top of any floor and
the top of the floor next above it, and if there is no floor above it, that portion between the top
of such floor and the ceiling above it. "First storey" means the uppermost storey having its
floor level not more than two metres above grade. "Basement" means a storey or storeys of a
building located below the first storey. "Building height (in storeys) means the number of
storeys contained between the roof and the floor of the first storey. Refer to the BC Building
Code for the most current definition - if there is a discrepancy, the BC Building Code shall
prevail;
"Tax Exemption" means a revitalization tax exemption pursuant to this Bylaw.
Page 2 of 6
PART 4 ESTABLISHMENT OF TOWN CENTRE INVESTMENT INCENTIVE AREAS AND A
REVITALIZATION TAX EXEMPTION PROGRAM
4.1 Pursuant to the Community Charter, there is hereby established the Town Centre Investment
Incentive Areas, namely Sub Area 1 and Sub Area 2, as outlined on Appendix "A", which is
attached to and forms part of this Bylaw. Appendix "A" is a representation of the District of
Maple Ridge Town Centre Investment Incentive Areas; if there is any discrepancy, the official
version shall prevail.
4.2 Pursuant to the Community Charter, there is hereby established a Revitalization Tax
Exemption Program for the Town Centre Investment Incentive Areas, providing a Revitalization
Tax Exemption for Parcels with Projects meeting Program requirements.
PART 5 PROGRAM REASONS AND OBJECTIVES
5.1 The District of Maple Ridge has made significant investments in the Town Centre over the last
several years, in keeping with Council's vision to create a vibrant and dynamic Town Centre.
An incentive program has been established to encourage accelerated private sector
investment in residential and commercial projects to help achieve Council's vision, and this
Revitalization Tax Exemption Program Bylaw is one element of that incentive program.
5.2 A Revitalization Tax Exemption Program is established under this Bylaw to:
a. Encourage residential investment to diversify housing options, to increase density in
the Town Centre, and to provide a larger base of residents to support Commercial
activities;
b. Encourage Commercial investment to create a strong local economy and expand
employment opportunities for citizens;
C. Increase pedestrian traffic with added residential and Commercial activity, both to
support local business, and to enhance safety;
d. Encourage and support the use of environmentally sustainable building construction
methods and materials, and encourage energy efficiency and alternative
technologies.
PART 6 ELIGIBLE PROJECTS
6.1 The Project must be situated on a Parcel located within the Town Centre Investment Incentive
Areas:
If a Parcel is situated in more than one Sub Area, it shall be defined as being included
in Sub Area 1;
b. If a Parcel is situated partially within the Town Centre Investment Incentive Areas, it
shall be defined as being included in the Sub Area within which it is partially located.
6.2 A Building Permit must have an issue date of not before Monday, January 10, 2011, and not
after Monday, December 30, 2013, to qualify.
Page 3 of 6
6.3 The Project must meet all Program criteria and comply with all applicable land use and other
District of Maple Ridge regulations.
6.4 The Project must be one or more of the following types:
a. Apartment or Mixed Use Building Construction of:
1. Four -storeys or higher occurring within Sub Area 1; or,
2. Five -storeys or higher occurring in Sub Area 2.
b. New Commercial construction with a Building Permit Value greater than or equal to
$1,000,000;
Commercial Renovation with a Building Permit Value greater than or equal to
$20,000;
d. Commercial Fagade Improvement with a Building Permit Value greater than or equal
to $10,000;
1. The Downtown Maple Ridge Business Improvement Association will determine
eligibility for those Commercial Fagade Improvements where a Building Permit
is not required.
6.5 LEEDG-Silver or better or Alternate/Renewable Energy Projects, pursuant to this Bylaw, must
be certified as LEED®-Silver or use Alternate/Renewable Energy for 51% or more of its total
energy consumption for ongoing operation.
PART 7 TAX EXEMPTION
7.1 The terms and conditions upon which a Revitalization Tax Exemption Certificate may be
issued are as set out in this Bylaw, the Revitalization Tax Exemption Agreement and the
Revitalization Tax Exemption Certificate.
7.2 A Revitalization Tax Exemption Certificate shall apply to a Parcel after the following conditions
are met:
a. The Owner of the Parcel has met all applicable provisions of this Bylaw;
b. The Owner of the Parcel has entered into a Revitalization Tax Exemption Agreement
with the District of Maple Ridge;
C. The Owner of the Parcel has met all terms and conditions as set out in the
Revitalization Tax Exemption Agreement; and,
d. The Owner has applied for a Revitalization Tax Exemption Certificate and a
Revitalization Tax Exemption Certificate has been issued for the Parcel.
7.3 The Tax Exemption is equivalent to 100% of the Municipal Property Tax payable on the
amount of Non -Market Change attributed to the Project, as specified in Part 6 of this Bylaw,
and where all the conditions as stated in Part 7 of this Bylaw have been met:
a. for a total of three years; or,
Page 4of6
b. for a total of six years for LEED®-Silver or better or Alternate/Renewable Energy
Projects, pursuant to this Bylaw.
7.4 For a Tax Exemption to commence in a given year, an Owner must submit an Application for a
Revitalization Tax Exemption Certificate to the District of Maple Ridge by October 1 of the
preceding year.
7.5 A Revitalization Tax Exemption Program Certificate may be revoked by Council by means of
any of the following infractions:
a. The Owner breaches any covenant, condition or obligation as set out in the
Revitalization Tax Exemption Agreement;
b. The Parcel is put to any use that is not permitted or fails to meet any of the Project
eligibility requirements as outlined in Part 6 of this Bylaw;
C. The Owner breaches:
1. Any enactments, laws, statutes, regulations and orders by any authority
having jurisdiction, including bylaws of the District of Maple Ridge;
2. Any federal, provincial, municipal, and environmental licences, permits and
approvals.
7.6 For a Revitalization Tax Exemption Program Certificate that is revoked due to the infractions
noted in Part 7, Section 7.5 of this Bylaw, the District of Maple Ridge may recapture the value
of the Tax Exemption provided on the Parcel, for the current and any previous taxation years
to which the Revitalization Tax Exemption Program Certificate applies. Failure on the part of
the Owner to remit the recapture amount within thirty (30) days will result in the amount
being placed on the general property tax bill for the Parcel.
READ A FIRST TIME this day of 2011.
READ A second time this day of 2011.
READ A third time this day of 2011.
RECONSIDERED and ADOPTED this day of 2011.
PRESIDING MEMBER
CORPORATE OFFICER
Attachment: Appendix "A" - Town Centre Investment Incentive Areas
Page 5 of 6
Appendix "A" - Town Centre Investment Incentive Areas
u
Town Centre Investment Incentive Areas
Sub Area 1
f
Sub Area 2 f'
Page 6 of 6
_.--- ._._.___._._._._._ W -----
MAPLE
RIDGE
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
Inspection of Municipal Works
EXECUTIVE SUMMARY:
DATE: February 7, 2011
FILE NO: 2470-01
►I&AM:011►Le�IKiKTA
The Municipal Insurance Association (MIA), our liability insurance provider, recommends that the
District adopt a resolution outlining our inspection policy. Adoption of such a policy assists in limiting
the District's liability for and exposure to insurance claims made against the District and has been
helpful as a legal defence against litigation.
An occupier or owner of property is expected to take reasonable actions to ensure that other
members of the public are kept safe when on the property. The Occupiers Liability Act places these
statutory duties upon owners and occupiers of land.
Local Government has those responsibilities as well. However, the Courts have recognized that Local
Governments have limited resources to provide a whole host of services to their community and, in
determining the level of those services, elected officials must balance social, political & economic
factors.
By adopting this resolution, Council would set a policy establishing a standard for the inspection of
municipal works that we can meet given the available resources. The standard is reviewed by staff
and forwarded to Council for consideration on an annual basis and Council has adopted a similar
resolution for each of the past 10+ years.
RECOMMENDATIONS:
Wherein the 2011 Provisional Budget provides funding for a level of inspection that is affordable, be
it resolved that:
For Operational Services activities:
A. The municipality be divided into twelve zones and that eleven times per year, the following items
in each zone be inspected by motor vehicle and appropriate records of the inspection results be
kept:
1. intersection visibility
2. road surface conditions
3. road shoulders
4. regulatory and warning, sign conditions
5. regulatory and warning sign visibility
6. sidewalks
1131
Page 1 of 2
7.
guardrails
8.
valve boxes
9.
ditches
10.
manholes, and
B. That a thorough walking inspection be undertaken once every four months of:
1. core area sidewalks
2. school walkways; and
C. That an annual inspection be undertaken of:
1. road crossing culverts
2. bridges
3. the Port Haney wharf; and
D. That potentially dangerous trees along boulevards and roadways be inspected on a complaint
basis only and;
For Park Services department activities:
1. that potentially dangerous trees within greenbelt areas be inspected on a complaint basis only;
2. that playgrounds and equipment be inspected on a monthly basis.
3. that active play parks be visually inspected on a monthly basis.
4. that wharves at Whonnock Lake Park be inspected on a monthly basis.
5. that soccer sports fields be inspected weekly from September to March. That baseball fields be
inspected every three weeks from April to September.
19160911IM18]►B
None.
P►epared by: Ron Riach
Property & Risk Manager
Appro . .- Paul Gill, B.B. C.G.A., F.R.M.
General Manager: Corpor & Financial Services
r�
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
RR:aa
Page 2of2