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District of Maple Ridge
COUNCIL MEETING AGENDA
August 28, 2012
7:00 p.m.
Council Chamber
PLEASE NOTE THAT THE COUNCIL MEETING MAY BEGIN
AFTER 7:00 P.M. DEPENDING ON THE LENGTH OF PUBLIC HEARING
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
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 July 24, 2012
502 Minutes of the Development Agreements Committee Meetings of July 23(2)
and 24, 2012 and August 8(5) and 9, 2012
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.
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 2 of 7
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
601 Acknowledgement of Karina LeBlanc, Bronze Medalist, Canadian Women’s
Soccer Team, London 2012
700 DELEGATIONS
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
1000 BYLAWS
Note: Items 1001 to 1004 are from the Public Hearing of August 28, 2012
Bylaws for Third Reading
1001 RZ/015/10, 12507 and 12555 240 Street
1001.1 Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011
To designate from Estate Suburban Residential to Conservation and adjust
conservation boundaries around Latimer Channel and the South Alouette
River
Third reading
1001.2 Maple Ridge Zone Amending Bylaw No. 6723-2010
To rezone from RS-3 (One Family Rural Residential) to RG-2 (Suburban
Residential Strata Zone) to permit 8 single family bare land strata lots
Third reading
1002 RZ/039/10, 23762 and 23788 132 Avenue
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010
To amend the land use plan and the conservation area
Third reading
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 3 of 7
1002.2 Maple Ridge Zone Amending Bylaw No. 6745-2010
To rezone from RS-2 (One Family Suburban Residential) to RS-1 (One
Family Urban Residential) and R-1 (Residential District) to permit a future
subdivision of 27single family lots
Third reading
1003 2011-059-RZ, 23709 111A Avenue
1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 6938-2012
To amend the conservation area
Third reading
1003.2 Maple Ridge Zone Amending Bylaw No. 6840-2011
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse
Residential) to permit a 12 unit townhouse development
Third reading
1004 RZ/120/10, 23882, 23908 and 23920 Dewdney Trunk Road
Maple Ridge Zone Amending Bylaw No. 6808-2011
To rezone from RS-1b (One Family Urban [Medium Density] Residential)
and RS-3 (One Family Rural Residential) to R-1 (Residential District) and R-
3 (Special Amenity Residential District) to permit the future subdivision of
24 single family lots
Third reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes – July 16, 2012
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.
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 4 of 7
Public Works and Development Services
1101 2011-081-RZ, Lot 6 District Lot 405 Group 1 New Westminster District
Plan 60014, Southwest Corner of 104th Avenue and Slatford Place, RS-3 to
RS-1b and R-1
Staff report dated August 27, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6906-2012 be deferred pending the outcome of the
exclusion applications to the north of 105 Avenue and the subsequent
adoption of an Albion Flats Concept Plan.
1102 2012-031-RZ, 11055 Hazelwood Street, RS-3 to M-3
Staff report dated August 27, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6914-2012 to permit future construction of potential
industrial or big box retail styled buildings be given first reading and that
the applicant provide further information as described on Schedules B, D, E
and F of the Development Procedures Bylaw No. 5879-1999.
1103 2012-077-RZ, 11935 207 Street, CD-3-87 and CS-1 to C-2
Staff report dated August 27, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6941-2012 to permit construction of a neighbourhood
grocery store be given first reading and that the applicant provide further
information as described on Schedule C, D, and E of the Development
Procedures Bylaw No. 5879-1999.
1104 RZ/095/08, 22590 116 Avenue, RS-1 to RM-1
Staff report dated August 27, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6721-2010 to permit construction of a six unit
townhouse development be given second and third reading.
1105 RZ/074/10, 11716 Burnett Street, One Year Extension
Staff report dated August 27, 2012 recommending that rezoning
application RZ/074/10 to permit development under the R-1 (Residential
District) zone into 3 single family lots be granted a one year extension.
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 5 of 7
1106 RZ/089/10, 12359 216 Street, One Year Extension
Staff report dated August 27, 2012 recommending that rezoning
application RZ/089/10 to permit future subdivision under the RS-1b (One
Family Urban [Medium Density] Residential) zone into 3 single-family lots
be granted a one year extension.
1107 RZ/083/09, 12771 McNutt Road, Final One Year Extension
Staff report dated August 27, 2012 recommending that rezoning
application RZ/083/09 to permit subdivision into three single-family lots
under the RS-2 (One Family Suburban Residential) zone be granted a final
one year extension.
1108 2012-056-VP, 23608, 23616 and 23622 Rock Ridge Drive and 13388
236 Street
Staff report dated August 27, 2012 recommending that the Corporate
Officer be authorized to sign and seal 2012-056-VP to vary the building
height of four lots.
1109 2012-086-AL, 23623 105 Avenue, Application to Exclude Land from the
Agricultural Land Reserve
Staff report dated August 27, 2012 recommending options for
consideration of Application 2012-086-AL.
1110 2012-073-AL, 9881 280 Street, Non-Farm Use within the Agricultural Land
Reserve
Staff report dated August 27, 2012 recommending that application 2012-
073-AL for non-farm use on land within the Agricultural Land Reserve to
permit parking and repair of motor vehicles (tractors) as well as trailers not
be authorized to proceed to the Agricultural Land Commission.
1111 Liquor License Application, Black Sheep Pub, 12968 232 Street
Staff report dated August 27, 2012 recommending that the Liquor License
application by the Black Sheep Pub for an increase in seating capacity not
be supported.
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 6 of 7
Financial and Corporate Services (including Fire and Police)
1131 2013 Permissive Tax Exemptions
Staff report dated August 27, 2012 recommending that Maple Ridge Tax
Exemption Bylaw No. 6942-2012 be given first, second and third readings.
1132 Disbursements for the month ended July 31, 2012
Staff report dated August 27, 2012 recommending that the disbursements
for the month ended July 31, 2012 be approved.
1133 Adjustments to the 2012 Collector’s Roll
Staff report dated August 27, 2012 submitting information on changes to
the 2012 Collector’s Roll through the issuance of Supplementary Rolls 04
and 05.
Community Development and Recreation Service
1151
Correspondence
1171
Other Committee Issues
1181
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
1400 MAYOR’S REPORT
1500 COUNCILLORS’ REPORTS
Council Meeting Agenda
August 28, 2012
Council Chamber
Page 7 of 7
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1800 QUESTIONS FROM THE PUBLIC
1900 ADJOURNMENT
CChheecckkeedd bbyy::________________________________
DDaattee:: ________________________________
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 indivi dual
members of Council. The total Question Period is limited to 15 minutes.
Council reserves the right to defer responding to a question in order to obtain the
information required to provide a complete and accurate response.
Other opportunities are available to address Council including public hearings,
delegations and community forum. The public may also make their views known to
Council by writing or via email and by attending open houses, workshops and
information meetings. Serving on an Advisory Committee is an excellent way to
have a voice in the future of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca.
Mayor and Council at mayorandcouncil@mapleridge.ca.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6866-2011
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6866-2011.
2. Schedule “B” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912
and outlined in heavy black line on Map No. 840, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by removing from Schedule B and adding to
Conservation.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912
and outlined in heavy black line on Map No. 814, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding as Conservation to Schedule C.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 24th day of July , A.D. 2012.
READ A SECOND TIME the 24th day of July, A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 2012.
READ A THIRD TIME the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED , the _____ day of __________ 201_.
___________________________________ _____________________________
MAYOR CORPORATE OFFICER
1001.1
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
12720
12599
12516 240752
4
1
2
4
238042379912625
12685
12680
12729
12795
240252402612445
12510
2411012640
12690
12790 (FERN CRES.)2404324052240502407212665 240552411012763
2401324009
24003
24024240172409012530
12703
12795
12630
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12770
12469 125552403512450
2
4
1
3
8
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9
3
17
11
12 P 9912
P 9364
2
24 25
P 18012
P 26177
2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
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Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
86
B
P 82930
P 51027
P 51027
28
1
22
42
P 18012
LMP 223926
A
A
Rem 18P 56791
35
LMP 2073916
1
3
P 51027
13
Rem B
27
Rem A
31
LMP 153432
4
P 9364
BCP 50115
Rem 1
34
32
P 650872
P 3017
2
P 9912
E
41
3
P 24120
85
EP 17215
33P 6487631
4
EP 22444
5
EP 13720
P 21921
2
2
1
P 83316
P 55693
P 50307
14
RP 7864
P 39367
29 PARK
7
EP 65088
EP
4
46
96
LMP 30056
LM P 398986.0EP 64879LMP 20740
R
W
5
1
0
2
8
E
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6
4
8
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LMP 6452R W 7 6 3 9 9RW
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SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6866-2011814Estate Suburban Residential
Conservation
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
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1
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4
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17
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P 9364
2
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2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
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Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
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P 82930
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22
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31
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SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
Purpose:
6866-2011840
To Add To Conservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6723 - 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. 6723 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912 and outlined in heavy black line on Map No. 1475 a
copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RG-2
(Suburban Residential Strata Zone).
3. Scope: This By-law establishes regulations to permit increased density, increased lot coverage
and reduced setbacks for each strata lot, specific to the tracts of the land stated above, subject to
compliance with the provisions in the Zoning Bylaw.
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly:
PART 6 – RESIDENTIAL ZONES, 610 (B), (D) and (F) are amended as stated below:
610(B) REGULATIONS FOR PERMITTED USES:
That Section 610(B) REGULATIONS FOR PERMITTED USES be amended by adding the following,
after (a):
(b) Not withstanding Section 610(B) (1) of this bylaw, the maximum permitted density
at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558)
and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912)
must not exceed 5.77 dwelling units per net hectare.
610 (D) LOT COVERAGE AND FLOOR SPACE RATIO:
That Section 610(D) LOT COVERAGE AND FLOOR SPACE RATIO be amended by adding the following
after 2.
3. Not withstanding Section 610(D)(1) of this bylaw, the maximum permitted lot coverage
for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP
9912) must not exceed 25% and the gross floor area of the principal use on each strata lot
not exceed 300 m2. 1001.2
610(F) SITING REQUIREMENTS:
That Section 610(F) SITING REQUIREMENTS to be amended by adding the following after 3(b).
4. Not withstanding Section 610(F)(1) and (2) of this bylaw, the permitted siting for
each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan:
BCP 9912) must comply with the following:
(a) all buildings and structures for a group housing residential use or a single
family residential use shall be sited not less than:
i. 7.5 metres from a front or rear lot line;
ii. 3.0 metres from an exterior side lot line;
iii. 1.8 metres from an interior side lot line.
(b) all buildings and structures for accessory off-street parking use or accessory
residential use shall be sited not less than:
i. 7.5 metres from a front lot line;
ii. 1.8 metres from a rear lot line;
iii. 3.0 metres from an exterior side lot line;
iv. 1.8 metres from an interior side lot line.
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 23rd day of March, A.D. 2010.
READ a second time the 24th day of July, A.D. 2012.
PUBLIC HEARING held the day of , A.D. 2012.
READ a third time the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
12720
12599
12516 240752
4
1
2
4
238042379912625
12685
12680
12729
12795
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12510
2411012640
12690
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2401324009
24003
24024240172409012530
12703
12795
12630
12750
12770
12469 125552403512450
2
4
1
3
8
P 82930
A
9
3
17
11
12 P 9912
P 9364
2
24 25
P 18012
P 26177
2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
A
Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
86
B
P 82930
P 51027
P 51027
28
1
22
42
P 18012
LMP 223926
A
A
Rem 18P 56791
35
LMP 2073916
1
3
P 51027
13
Rem B
27
Rem A
31
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4
P 9364
BCP 50115
Rem 1
34
32
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P 3017
2
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E
41
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33P 6487631
4
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P 21921
2
2
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P 50307
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P 39367
29 PARK
7
EP 65088
EP
4
46
96
LMP 30056
LM P 398986.0EP 64879LMP 20740
R
W
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1
0
2
8
E
P
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1 2 8 AVE .
´
SCALE 1:4,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6723-20101475RS-3 (One Family Rural Residential)
RG-2 (Suburban Residential Strata Zone)
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6747-2010
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Section 10.3 Part VI – Silver Valley Area Plan,
Figures 2, and 4 of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amend ing
Bylaw No. 6747-2010
2. Figures 2--Land Use Plan is hereby amended for those parcels or tracts of land and premises
known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 798, a copy of which is attached hereto
and forms part of this Bylaw, are hereby re-designated as shown.
3. Figure 4--Trails/Open Spce, is hereby amended for those parcels or tracts of land and
premises known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 799, a copy of which is attached hereto
and forms part of this Bylaw, is hereby amended by adding to Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 24th day of July, A.D. 2012.
READ A SECOND TIME the 24th day of July, A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 2012.
READ A THIRD TIME the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED , the ____ day of __________________ , A.D. 201_.
___________________________________ _____________________________
MAYOR CORPORATE OFFICER
1002.1
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13225
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3
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2
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9
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18 19
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BCP 19418
5 P 23796E 1/2 15
17
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57
56
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P 12420
5BCP 11178LMP 7404
"B"P 64261BCP 16892
BCP 19979
15 14
7
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7
P 2637
54
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24
8
6
19
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132 AVE.ROAD238 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6747-2010798Low Density Residential, Open Space, Conservation andNeighbourhood ParkLow Density ResidentialConservation
238 ST.Medium Density Residential
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6745-2010
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. 6745-2010."
2. Those parcels or tracts of land and premises known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 1478 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District) and
RS-1 (One Family Urban 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 31st day of August, A.D. 2010.
READ a second time the 24th day of July, A.D. 2012.
PUBLIC HEARING held the day of , A.D. 2012.
READ a third time the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the ___ day of ______________ , A.D. 201_ .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
1002.2
13060 2385513215
238051308523830132512376213238 2383623616237112373513257
1321013205
13235
13225
13220
13250 2380313055
2
3
8
2
3
13040236572370213230237962379323815237882
3
8
3
5
13086
P 7739 2 PARK15
P 16555P 12420
9
18
16
55
17
4 BCP 1117817
16
52
PARK
BCP 42361
P 2637
3 BCP 1117851
50
18 19
22
P 11147
BCP 19418
5 P 23796E 1/2 15
17
20
57
56
A
23
P 12420
5BCP 11178LMP 7404
"B "P 64261BCP 16892
BCP 19979
15 14
7
P 64261W 1/2 15
7
P 2637
54
P 2637
24
8
6
19
"A "
BCP 19979 P 2637
23
AP 23796237 A ST.132 A AVE.
132 AVE.ROAD238 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6745-20101478RS-2 (One Family Suburban Residential)
R-1 (Residential District)RS-1 (One Family Urban Residential)
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6938-2012
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6938-2012
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 838, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Urban Residential and Conservation.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 839, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation and area shown
hatched is hereby amended by removing from Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 10th day of July, A.D. 2012.
READ A SECOND TIME the 10th day of July, A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED , the day of , A.D. 20 .
__________________________________ _____________________________
MAYOR CORPORATE OFFICER
1003.1
11220
23647112212361723623 236332368011241
1 1 2 6 9
236942369611115
11125
237242375623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
1 1 2 6 1
237012
3
7
2
6
23741237642
3
7
6
7
2
3
7
7
5
2
3
7
7
6
2
3
8
0
5
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523
74
0
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 2370823719237102374023
7
202 3 7 5 3
2
3
7
5
9
237802379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373523757
237492375523766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374823763 2377323
7
88237962
3
8
0
9
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
23692236982370923716237162
3
7
5
1
2
3
7
3
6
2376623746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
23
7
432
3
7
3
0
23
7
6
523
7722
3
7
9
1
23760
11062
11088
11092
11096
23832 23844112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
2
3
6
A S
T.
112 A AVE.236A ST.237 ST.LA N E
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.1 1 0 B A V E .LANE236 ST.KANAKA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
7
6 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
11
12
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
21
22
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
11
10
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P
4
9
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
24
23
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
19 18
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164L M P 2 4 8 3 1 BCP 33225´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6938-2012838Urban Residential and Conservation
ConservationUrban Residential
11220
23647112212361723623 236332368011241
1 1 2 6 9
236942369611115
11125
237242375623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
1 1 2 6 1
237012
3
7
2
6
23741237642
3
7
6
7
2
3
7
7
5
2
3
7
7
6
2
3
8
0
5
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523
74
0
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 2370823719237102374023
7
202 3 7 5 3
2
3
7
5
9
237802379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373523757
237492375523766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374823763 2377323
7
88237962
3
8
0
9
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
23692236982370923716237162
3
7
5
1
2
3
7
3
6
2376623746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
23
7
432
3
7
3
0
23
7
6
523
7722
3
7
9
1
23760
11062
11088
11092
11096
23832 23844112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
2
3
6
A S
T.
112 A AVE.236A ST.237 ST.LA N E
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.1 1 0 B A V E .LANE236 ST.KANAKA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
7
6 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
11
12
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
21
22
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
11
10
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P
4
9
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
24
23
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
19 18
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164L M P 2 4 8 3 1 BCP 33225´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
Purpose:
6938-2012839
To Add To Conservation
To Remove From Conservation
To Remove FromConservation
To Add ToConservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6840-2011
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. 6840-2011."
2. That parcel or tract of land and premises known and described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 1528 a copy of which is attached hereto
and forms part of this Bylaw, is 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 26th day of July, A.D. 2011.
READ a second time the 10th day of July, A.D. 2012.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
1003.2
11220
23647112212361723623 236332368011241
1 1 2 6 9
236942369611115
11125
237242375623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
1 1 2 6 1
237012
3
7
2
6
23741237642
3
7
6
7
2
3
7
7
5
2
3
7
7
6
2
3
8
0
5
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523
74
0
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 2370823719237102374023
7
202 3 7 5 3
2
3
7
5
9
237802379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373523757
237492375523766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374823763 2377323
7
88237962
3
8
0
9
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
23692236982370923716237162
3
7
5
1
2
3
7
3
6
2376623746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
23
7
432
3
7
3
0
23
7
6
523
7722
3
7
9
1
23760
11062
11088
11092
11096
23832 23844112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
2
3
6
A S
T.
112 A AVE.236A ST.237 ST.LA N E
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.1 1 0 B A V E .LANE236 ST.KANAKA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
7
6 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
11
12
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
21
22
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
11
10
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P
4
9
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
24
23
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
19 18
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164L M P 2 4 8 3 1 BCP 33225´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6840-20111528RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6808-2011
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. 6808-2011."
2. Those parcels or tracts of land and premises known and described as:
Parcel A (Ref Plan 13881) West Half Lot 2 Except: Parcel B (Ref Plan 84991), Section
16,Township 12, NW DP 1676.
West Half Lot 2 Except: Firstly: Parcel A (Ref Plan 13881) and Secondly: Parcel A (Ref Plan
84990), Thirdly: Part subdivided by Plan LMP1641, Section 16, Township 12, NW DP
1676.
Lot A Except: Part subdivided by Plan LMP1144, Section 16, Township 12, NW DP
LMP806.
and outlined in heavy black line on Map No. 1516 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), R-3
(Special Amenity Residential District)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of May, A.D. 2011.
READ a second time the 24th day of July, A.D. 2012.
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
1004
12 05 7
2383111904 238382384011927
23860238792388123895239202393211960 239952393823983119132379511928238082383023831238892386423855
2388023892239421192423962 23972239972397111907
12 08 0
1191823818 11971
11880
11950
2381311954
239432
3
9
9
2
239572398111861
118691190711915
11921
11931
23840238432389423994
23970119512376511949
11959
11903
11917
23822238311187523898 2392523 99 8
11901
12040
118882376023780237802378823791238102382011930
11970
11980
23830238672389111966
239221193623925 23 99 6237702377523815
11908
11983
12005
11911
11939
12055
2382511940
11960 23882238802390811942
11948
11972
11918
239822398812067
11877
11893
11939
12074
1196823794
1190023800238232380711995 2385011868
11857
1190323899 2395211930
2395611922/54
DEWDNEY TRUNK RD.238 B ST.238 ST.240 ST.238 A120 A LANE
239 ST.238 A ST.ST.119 B AVE.238 B ST.238B ST.119A AVE.
119B AVE.239 ST.120 B AVE.
119 AVE.LANE22
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239 ST.DE W D NE Y TR U N K R D .
´
SCALE 1:2,500
MAP LE RI DG E Z O NE AM END I NG
By law No.Map No. From :
To:
6808-20111516RS-1b (O ne F am ily Urban (Me dium D e nsity ) Re side n tial)RS-3 (On e F am ily R ural Re sid en tial)R-1 (R es ide ntial Dist ric t)R-3 (Spe c ial Am e nity R e side ntia l D is trict )
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2011-081-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No.6906-2012
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
Southwest Corner of 104th Avenue and Slatford Place
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) and R-1 (Residential District) (Appendix A).
The application was considered by Council on March 27, 2012 for First Reading and was deferred for
a period of four months pending an updated recommendation from the Planning Department.
Since the First Reading deferral earlier this year, various discussions have taken place between the
Albion Flats Area property owners and the District. Property owners on the north side of 105th Avenue
are pursuing independent ALR exclusionary applications. Rulings from the ALC on these independent
ALR exclusionary applications would allow the District to confirm the final ALR land use designation
and therefore solidify the resulting Albion Flats Concept Plan. Should the Albion Flats Concept Plan be
adopted without confirmation on whether or not the properties north of 105 th Avenue will be excluded
from the ALR, or isolated land uses decisions taken without consideration to the larger picture, there
is potential that the adopted Albion Flats Area Plan would not reflect the best possible land use for all
lands in the Albion Flats. This is due to the fact that significant portions of the total land area are north
of 105th and the land use of that area could change dramatically.
Discussions have also begun between the District of Maple Ridge and the property owners of the lands
north of 105th Avenue (Smart Centre’s) in regards to a possible land exchange. There is potential to
reconfigure the civic lands on the Albion Flats to further improve the commercial opportunities on the
lands south of 105th Avenue. Any reordering of the civic facilities would dramatically affect the possible
land use configuration of the lands south of 105 th Avenue. The extent and affect of this reordering on
land in the study area is currently unknown. These unknowns should be resolved before the Albion
Flats Concept Plan is finalized.
At this point, there are several unresolved and unknown factors which need to be concluded prior to
development applications proceeding in the Albion Flats Concept Plan. The forthcoming discussions
by the ALC will largely determine the final concept plan for the Albion Flats. For example should lands
become available for development on the north side of 105th Avenue, then the concept plan could
include commercial/employment lands on the north side. If the ALR exclusion application is denied,
then the only developable commercial land will be on the properties south of 105th Avenue. This would
1101
- 2 -
put even more pressure on the lands south of 105 th Avenue as limited space is available to create a
comprehensive commercial node and community plan for this area. Once the ALC land use issues are
resolved, the Albion Flats Concept Plan can then be finalized. It is therefore, recommended that this
application be deferred pending the outcome of the decisions on the lands to the north of 105 th
Avenue.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6906-2012 be deferred pending the outcome of the exclusion
applications to the north of 105th Avenue and the subsequent adoption of an Albion Flats Concept
Plan.
DISCUSSION:
a) Background Context:
Applicant: Jorden Cook Associates
Owner: John Wynnyk
Steve Wynnyk
Legal Description: Lot 6 District Lot 405 Group 1 New Westminster District Plan
60014
OCP:
Existing: Agricultural
Proposed: Urban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (medium density) Residential) and
R-1 (Residential District)
Surrounding Uses:
North: Use: Park and Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-1b (One
Family Urban (medium density) Residential)
Designation Urban Residential and Parks within the ALR
South: Use: Agricultural
Zone: RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential)
Designation: Agriculture
East: Use: Park and Single Family Residential
Zone: RS-1b (One Family Urban (medium density) Residential),
RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential)
Designation: Conservation and Urban Residential
- 3 -
West: Use: Fairgrounds, Ice Rink and Sports Fields
Zone: CD-4-88 (Agricultural Events, Special Events, etc)
Designation: Parks within the ALR
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 5.304 Ha. (13 acres)
Access: 104 Avenue and Slatford Place
Servicing requirement: Full Urban
a) Project Description:
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 if Council grants First 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.
b) Background:
Over the past decade, various reports were prepared regarding the Albion Flats Land Use Plan. It was
agreed by Council that the highest and best use of the Albion Flats Area is combination of uses
including: mixed-use commercial; auto-oriented retail; employment generating industrial uses; parks
and rec space and mixed agricultural uses. The positioning of these uses into a land use plan is
difficult to finalize at this point as final determination of which lands will be excluded from the ALR are
not yet resolved. Property owners of the various lands have been pursing independent ALR
exclusionary applications. One ((Wymmyk) has been forwarded to the ALC at this point. The District
has recently received another exclusion application (GCS Holdings Ltd –Glen Bury. It will be forwarded
to Council in August 2012 for consideration.
Prior to sending any applications to the ALC, Council also endorsed a resolution that the District
commences negotiations on a land exchange relating to the Fairgrounds and the area just north of
105th Avenue. These negotiations are underway and would be assisted by an ALC ruling regarding a
ALR exclusionary application for the adjacent lands on the north side of 105th Avenue. The ruling on
the Wynnyk exclusion application is expected to go before the ALC board no earlier than September
2012.
The Commission’s decision in late 2011 stated that they were wiling: “to cooperate towards future
commercial or industrial development at the Albion Flats, in conjunction with restoration of a
agricultural future for that part of the Albion lying to the north of 105 th Avenue”. Although conditional,
this position opens up a significant economic development opportunity for all lands south of 105 th
Avenue irrespective of whether or not they are currently in the Agricultural Land Reserve. The subject
site at Slatford and 104th Avenue is such a site where new and higher uses could be considered. The
delays and personal expense incurred by the property owners over the last two decades should be
- 4 -
acknowledged. However, the strategic nature of this site within the Albion Fla ts and its potential for
greater community benefit needs consideration. There remain numerous unanswered questions
regarding the optimum future use of the entire Albion Flats area to generate the maximum
employment, business/commercial uses and recreational and agricultural use. This site may have a
role to play in this optimization process of the bigger area. This land may be called upon to
accommodate uses displaced by commercial uses seeking to optimize their footprints closer to
Lougheed Highway. These are significant questions that can only be answered by looking at the Albion
Flats in its entirety, once the available land base is known, and community priorities are clarified. For
these reasons, it is not recommended at this time that properties within the Albion Flats Concept Plan
study area be advanced on a parcel by parcel basis.
In its November 2011 letter, the Commission has required that the District prepare a comprehensive
review of drainage and stream flow conditions in the area. This study is anticipated to begin in the fall
of this year. A component of this work will include an estimate of the costs for drainage
improvements, as well as a discussion regarding how such improvements would be funded or whether
developing properties will contribute. All parties in the study area should contribute to resolving this
common area wide problem.
Residential development of this site may not contribute significantly to achieving Council’s goal of
improving long term commercial and employment opportunities within the District. It could in fact
hinder such efforts as the land base available for commercial /employment or community uses could
shrink considerably, and the compatibility of these different land uses would also be questionable. The
subject site represents 5.3 hectares (13 acres) or about 12% of the available privately owned land
south of 105th Avenue. This is a significant portion and represents a prime opportunity, especially if
the ALC rejects future requests form landowners north of 105th Avenue to exclude their lands.
However, should the ALC exclude lands on the north side of 105 th Avenue as a result of individual
applications for exclusion, the need for alternative uses of the subject site may not be as prevalent.
d) Planning Analysis:
Official Community Plan :
Although designated Agricultural, the site also carries an OCP notation referring to specific Albion Flats
(6.2.3) OCP Objectives and Policies that need to be taken into consideration before development can
proceed. The OCP requires the District to coordinate its efforts in the Albion Flats with other
jurisdictions to meet community, Regional and Provincial goals. Specifically the District must
coordinate with Metro Vancouver, the ALC and Federal and Provincial agencies in determining the fate
of the Albion Flats study area, of which this parcel is a part.
The OCP policies further require:
“Council prior to giving consideration to a change in land use, an extension of municipal
services, or an amendment to the Urban Area Boundary, Maple Ridge will: develop and
implement a comprehensive Strategy as outlined in 11.1.3 and collaborate with Regional and
Provincial authorities to complete a comparative analysis to review land use, social, economic
and environmental goals or what is known as a balanced triple bottom line analysis”.
- 5 -
This work is not completed but is in progress under the current Albion Flats Concept Plan process. A
component of this required OCP work is the recently completed Agricultural Plan (2010) and the
ongoing Commercial and Industrial Land Use Strategy. All of these plans and studies have a direct
impact on the potential use of this site and the Albion Flats in general.
Should this application proceed in advance of the Area Plan, an OCP amendment to re-designate the
site from Agricultural to Urban Residential will be required. The Urban Area Boundary will also need
amending to include the site within the Urban Area Boundary.
Zoning Bylaw:
The current application proposes to rezone the property located at Slatford Place and 104th Avenue
from RS-3 (One Family Rural Residential) to RS-1b One Family Urban (Medium Density) and R-1
(Residential District). The lands to the north and east contain lots zoned RS-1b. The introduction of
the smaller R-1 lot is intended to increase density and lot yield. Any variations from the requirements
of the proposed zone(s) will require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas associated with Spencer and Ma instone creeks which flow through the
site.
To ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas and pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development
Permit application is required for all development and subdivision activity to ensure the preservation,
protection, restoration and enhancement for the natural environment and for development that is
protected from hazardous conditions for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area
Plan;
All lands with an average natural slope of greater than 15 percent; and
All floodplain areas and forest lands identified on Natural Features Schedule “C”.
Development Information Meeting :
A Development Information Meeting in accordance with Council Policy 6.20 is required for this
application, prior to Second Reading.
e) Interdepartmental I mplications:
- 6 -
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;
f) Agricultural Land Commission;
g) Ministry of Environment;
h) Metro Vancouver.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Alternatives:
Council can choose to grant first reading to this rezoning application which would essentially earmark
the site for residential uses and remove the (5.3 ha – 13 acres) site from the critical south-east portion
of the Albion Flats Study Area. This loss would constitute approximately 12 % of the available non -
government owned lands south-east of 105th Avenue. Should Council wish to proceed with this option
the following resolution must be passed: namely,
1. Grant First Reading of Zone Amending Bylaw No. 6906 – 2012 and consider the following in
respect of an amendment to the Official Community Plan:
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 Distri ct's
website, together with an invitation to the public to comment.
- 7 -
g) 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 B or Schedule C);
3. Watercourse Protection Development Permit Application (Schedule F);
4. Natural Features Development Permit Application (Schedule G);
5. 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 subject is an integral part of the Albion Flats Study Area and potentially is a strategic piece of the
overall land use puzzle. While the applicant has sought residential development for many years and
has faced both significant expense and some hurdles not of his own making, the fact remains that the
residential use for the site may not to be the highest and best use. Depending upon the amount of
land ultimately available, the insertion of residential uses could add a source of conflict to future
commercial, employment or civic uses anticipated to be in the area.
As the Agricultural Land Commission currently only supports development on the south side of 105th
Avenue and not on the north side of 105th Avenue, any loss of land south of 105th Avenue would limit
commercial options in the study area and would not be the highest and best use of these commercially
strategic and highly visible lands. In addition, should the Agricultural Land Commission deny any
application(s) for additional commercial development for lands on the north side of 105 th Avenue,
Council may wish to pursue a reconfiguration of the land uses on the draft Concept Plan to maximize
the amount of commercial or employment lands in the area. Should this occur, the subject site may
be best suited for commercial or employment use or to accommodate the relocation of civic uses
currently situated elsewhere on the proposed land use plan. Lastly, it is noted that the ALC requires a
comprehensive drainage study be prepared for the Albion Flats. It is anticipated that any drainage
improvements required would be shared by those owners situated south of 105th Avenue. Should this
project advance, this applicant would not be contributing to the ALC required drainage improvements.
- 8 -
Therefore, it is recommended that this application for residentia l uses be considered premature and
not proceed but be deferred pending the ALC decisions and the Albion Flats Concept Plan is approved.
"Original signed by Charles R. Goddard"
_______________________________________________
Prepared by: Charles R. Goddard BA MA
Manager of Development and Environmental Services
Approving Officer
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Albion Flats Study Area Map
Appendix C – Draft Concept Plan
Appendix D – Zone Amending Bylaw No. 6906-2012
Cit y of P it tMeadows
Dis trict ofLangley District of MissionFRASER R.
^
DA TE : Aug 23, 2012 FI LE : 2011-081-RZ BY: DT
ROLL #94165-0600-6S/W CORNER SLATFORD PL & 104 AVE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DE PARTMENT23871238651045510320
2 3 8 9 523889
23947239511 0 4 2 3
1 0 4 1 5 10436238831 0 4 2 823859
239331044710431103702394310422
103902387723939
2398610350
10406
10410
104161043910442
10380 23960SLATFORD PL.104 AVE.282L
M
P 3
5
0
3
0
2 68B C P 1 0 0 0 9
LM
P 3
5
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0
3
5
PARK
2 7 6 265270
1
374371
P 60014
2
P 77828 2662
A
PARK
P 82384
PARK 2802 7 7
L
M
P 3
5
0
3
0
BCP 45 800
4
1
S 5.25 CHAINS OF J267272271
2 69370375
6
275 274 369BCP 81 55
BCP 45 801
P 60014281 278279264BCP 10009373
4
273
RP 9287F BCP 46162376
SUBJECT PROPERTY
´
SCALE 1:2,500
APPENDIX A
APPENDIX B
ALBION FLATS CONCEPT PLAN
ProposedLand Use Area hectares*Area acres*
Agricultural Fairgrounds&FarmClus ter 5.6 13.8
Agriculture Fields &Community Garden 4.6 11.4
AutoOrien ted RegionalSer vingR etail 9.8 24.2
MixedEmplo yment Node,Light Industrial,Business
Office&A griIndus trial
27.2 67.2
g
Green Space&Str eamSe tbacks 42.6 105.3
Institutional (school site)2.1 5.2()
Recreation(includesmultipurposer ecreation facility)20.0 49.4
Townhouse 8.0 19.8
TransitOrien tedMix edUse 4.8 11.8
TOTAL 124.7 308.1
*Ar ea calculations areappr oximate
L
ougheed H
igh
way
105th Avenue
APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6906-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6906-2012."
2. The parcel of land known and described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 1561 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) and R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 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
APPENDIX D
23871238651045510320
10273
10 2 6 0
10 3 1 0
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10 3 0 9
10 2 7 0
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10 4 5 623853
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10 3 2 8
10350
10 4 0 6
10 4 1 0
10 4 1 6
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10 2 5 0
10 3 5 2240 ST.105 AVE.SLATFORD PL.104 AVE.
103 A VE .282L
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P 1924 9
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EP 81181BCP 10010LMP 39369BCP22027LMP 35031
BCP 10011240 ST.10 4 AVE .SLATFORD PL.´
SCALE 1:3,000
MAP LE RI DG E Z O NE AM END I NG
By law No. 6906-2012Map No. 1561
From : RS-3 (On e F am ily Ru ra l R es id e ntial)
To: RS-1b (One Fa mily Urb an (Me diu m De ns ity) R e side ntia l) R-1 (Re side nt ial D istric t)
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2012-031-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6914-2012
11055 Hazelwood Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to M-3 (Business Park zone). To proceed further with this application additional
information is required as outlined below. The proposed land use aligns well with the “Industrial”
designation as per the Official Community Plan.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6914-2012 be given First Reading; and;
That the applicant provide further information as described on Schedules B, D, E and F of the
Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a) Background Context:
Applicant: Christopher Bozyk Architects Ltd
owner: Camp Development Corporation
Legal Description: Lot 2, D. L 280 and 281; Group 1, NWD Plan BCP50883;
PID: 028-855-515
OCP:
Existing: Industrial
Zoning:
Existing: RS-3 (One Family Rural Residential zone)
Proposed: M-3 (Business Park zone)
Surrounding Uses:
North: Use: Industrial and Kingston Street
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Industrial and Single Family Residential and Wharf Street
Zone: M-2 (General Industrial) and RS-3 (One Family Rural
Residential)
1102
- 2 -
Designation: Industrial
East: Use: Single Family Residential (Lower Hammond Area)
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Vacant lands and City of Pitt Meadows lands
Zone: RS-3 (One Family Rural Residential) and other
Designation: Industrial and other
Existing Use of Property: Vacant
Proposed Use of Property: Industrial
Site Area: 16.637 Hectares (41.10 acres)
Access: Kingston Street and Wharf Street
Servicing requirement: Full Urban
b) Site History and Characteristics:
The subject site (Appendix A) is irregular shaped and located in the southwest corner of Maple Ridge
in close proximity to the Golden Ears Bridge. It is located within the 200-year flood plain of the Fraser
River and must achieve the flood construction level for the site. The southern part of the subject site
had an older application for a “Combined Bus Fleet Overhaul Facility and Heavy Equipment Training
Facility” (RZ/057/07) by TransLink, which was withdrawn in 2009. In anticipation of the earlier
proposal, in 2008 significant amount of fill was placed on the southern portion of the subject site.
The site was historically (1938 to 2004) utilized for agricultural/grazing purposes and is now
dominated by weedy grass/herb species and the sand fill.
This rezoning proposal is for the subject site located at 11055 Hazelwood Street (Appendix A) to
rezone it to M-3 (Business Park zone). The applicant is considering some preliminary design options
that will be crystallized after Council grants First Reading. The proponent is aware of the
environmentlaly sensitive areas on site and is committed to incorporating them, as the design
develops.
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. Some very preliminary layout options are
being discussed and have not been assessed from design point of view. 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 density on site, 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 designation for the subject site is “Industrial” and the proposed land
use aligns well with this designation. An older environmental report done with the previous
application by Golder Associates identified some drainage Watercourses along the periphery of the
site in need of protection and conservation. An amendment to the Official Community Plan may not
be required to adjust the conservation boundaries as these will be placed under a conservation
covenant.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the subject site from RS-3 (One Family Rural Residential
zone) to M-3 (Business Park zone) to permit future construction of potential industrial or big box
retail styled buildings.
The proposed M-3 (Business Park zone) allows maximum lot coverage of 60% of the site and a
maximum height of buildings to be 15.0 metres. The required front yard setback is 6.0 meters; rear
yard setback is 3.0 meters; exterior side yard setback is 4.5 metres and the interior side yard
setback is 1.5 meters. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application. This will be determined before the Second Reading report
is brought forth for Council consideration.
Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw # 4350-1990 specifies parking based on uses in the M-3
zone (Business Park zone). Based on the uses proposed, any variations from the parking
requirements will require a Development Variance Permit application. This will be determined before
the Second Reading report is brought forth for Council consideration.
Development Permits:
Pursuant to Section 8.6 of the Official Community Plan, an Industrial Development Permit application
is required to ensure that the form and character of the current proposal meets the needs of
industry, through attractive design that is compatible with adjacent development.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, resto ration and enhancement
of watercourse and riparian areas.
Advisory Design Panel:
An Industrial Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
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) Building Department;
f) City of Pitt Meadows.
- 4 -
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 );
2. An Industrial Development Permit Application (Schedule D);
3. Development Variance Permit, if applicable (Schedule E);
4. Watercourse Protection Development Permit Application (Schedule F);
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. 6914-2012 will be amended and an Official Community Plan
Amendment for Conservation boundary adjustment may be required.
The proposed layout options have 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’s Approving Officer.
"Original signed by Rasika Acharya"
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UDC, LEED® AP, MCIP
Planner
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_____________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6914-2012
City of PittMeadows
Dist rict ofLangley District of MissionFRASER R.
^
DATE : Aug 14, 2012 FI LE : 2012-031-RZ BY: PC
11055 HAZELWO OD STREET
CO R P O RA T IO N O FTHE D IS T R IC T O FMAPLE R ID G E
PLANNING DEPARTMENT
SUBJECT PRO PERT Y
´
SCALE 1:5,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6914-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6914-2012"
2. That parcel or tract of land and premises known and described as:
Lot 2, District Lot 280 and District Lot 281; Group 1; New Westminster District
Plan: BCP50883
and outlined in heavy black line on Map No. 1565 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to M-3 (Business Park Zone).
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. 2012.
READ a second time the day of , A.D. 201 .
PUBLIC HEARING held the day of , A.D. 201 .
READ a third time the day of , A.D. 201 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 201 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
531
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WHARF ST.
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´
SCALE 1:5,500
MAP LE RI DG E Z O NE AM END I NG
By law No. 6914-2012Map No. 1565
From : RS-3 (On e F am ily Ru ra l R es id e ntial)
To: M-3 (B u sine ss Park Zone )
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2012-077-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6941-2012
11935 207 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from CD-3-87 (Service Commercial,
Bank or Credit Union and CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the
construction of a neighbourhood grocery store. To proceed further with this application additional
information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6941-2012 be given First Reading; and;
That the applicant provide further information as described on Schedule C, D and E of the
Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a) Background Context:
Applicant: Matthew Cheng MAIBC, Matthew Cheng Architect Inc.
Owner: 0934194 BC Ltd.
Legal Description: Lot B, D.L. 278 Gp.1, Plan 76445 NWD
OCP:
Existing: Commercial
Proposed: Commercial
Zoning:
Existing: CD-3-87 (Service Commercial, Bank or Credit Union), 87%
and CS-1 (Service Commercial) 13%
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation Commercial
South: Use: Commercial
Zone: C-2 (Community Commercial)
Designation: Commercial
1103
- 2 -
East: Use: Commercial
Zone: C-2 (Community Commercial)
Designation: Commercial
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial
Proposed Use of Property: Commercial
Site Area: 0.269 Ha. (28,997 ft2)
Access: 207 Street & 119 Avenue
Servicing requirement: Full Urban Services
b) Site Characteristics:
The subject property is 0.264 ha (10,196 f2) in size and is located on the North West corner of 207
Street and 119 Avenue in the area known as West Maple Ridge. Presently there is an existing, single
storey, commercial building and supporting parking lot area which was constructed in the late
1980’s to accommodate a Credit Union and later a cabaret. The building is currently empty.
The existing building was built to a service commercial standard, which was seen to be the
prominent zone for the neighbourhood at that time, with the building more to the middle of the site
and the parking areas adjacent to the streets (207 Street and 119 Avenue).
c) Project Description:
The development proposal, provided in support of this rezoning application, is to increase the
existing building which is approximately 480 m2 (5,167 ft2) to 947m2 (10,196 ft2). The proposed
single storey expansion is shown to be located to the rear and north of the existing building; maintain
the service commercial standard with parking adjacent to the street and limited ability to provide
landscaping along the street edge. There are two access points proposed, one on the north portion
off of 207 Street and the other on the west portion off of 119 Avenue. The parking spaces proposed
exceeds the Maple Ridge Off-Street and Parking Bylaw requirement of 1 space/30m2 by 10 spaces
(a total of 42 shown). The zone amending bylaw will require review and approval from the Ministry of
Transportation as the property is within 800m of the Lougheed Highway. Their review may require
additional conditions.
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 the
development proposal, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
d) Planning Analysis:
Official Community Plan:
The property is designated Commercial on Schedule B of the Official Community Plan and included
into the Commercial Development Permit Area. No Official Community Plan amendment is required.
The proposed development must conform to the Official Community Plan’s Commercial Development
Permit where possible.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the property located at 11935 207 Street from CD-3-87
(Service Commercial, Bank or Credit Union) and CS-1 (Service Commercial) to C-2 (Community
Commercial) to permit the construction of a neighbourhood grocery store.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal’s compatibility with adjacent development,
and to enhance the unique character of the community.
Advisory Design Panel:
A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Building Department;
d) Fire Department; and
e) Ministry of Transportation.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. Commercial Development Permit Application (Schedule D);
3. Development Variance Permit Application (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
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 recommended that Council not require any further additional OCP consultation.
"Original signed by Gay McMillan"
_______________________________________________
Prepared by: Gay McMillan
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by Paul Gill"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6941-2012
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 23, 2012 FILE: 2012-077-RZ BY: PC
11935 207 STREET
CO RPO RA TION O FTHE D ISTR ICT O FMAPLE R IDG E
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
SCALE 1:2,000
LOUGHEED HWY
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6941-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6941-2012
2. That parcel or tract of land and premises known and described as:
Lot B, Distict Lot 278, Group 1, Plan 76445, New Westminster District
and outlined in heavy black line on Map No. 1575 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 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
APPENDIX B
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12 0 0 4
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12 0 A AV E.
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DE W D NE Y T RU N K R OA D
OWEN ST.11 9 AV E.
LOUGHEED HIGHWAY206 ST.207 ST.207 ST.DE W D NE Y T RU N K R OA D DE W D NE Y T RU N K R OA D
LMP 20045Rem 41
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EP 73291RW 83 1 3 6
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BC P 44492
RW 56 5 2 4
LP 6 52 2 9
RW 76 6 9 7RW 79675 EP 74773LP 6 58 5 5
RW 83644
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RW 56 1 4 2 EP 73292LOUGHEED HWY.
´
SCALE 1:2,500
MAP LE RI DG E Z O NE AM END I NG
By law No. Map No. From :
To:
CS-1 (Se rv ic e C o mm e rcia l)CD -3-87 (Se rvic e C om m e rc ial, B ank or C re dit Un io n)C-2 (Co mm un ity C om m erc ial)
6941-20121575
APPENDIX C
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: RZ/095/08
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second and Third Reading
Maple Ridge Zone Amending Bylaw No. 6721 - 2010
22590 116 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One family Residential) to
RM-1 (Townhouse Residential), to permit the construction of a six (6) unit townhouse development.
This application received First Reading, where as Second and Third Readings were deferred due to
significant public concerns raised at Public Hearing. Considerable public consultation has taken place
since the deferral resulting in the relocation of the access easement and changes to the building
ascetics.
This application is in compliance with the Official Community Plan and does not qualify for the Town
Centre Incentive Program as it is less than four (4) storeys.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6721 - 2010 be given Second and Third Reading; and
2. That the following term(s) and condition(s) be met prior to Final Reading:
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
v. Removal of the existing building ;
vi. Registration of a new access easement through 22610 116 Ave;
1104
- 2 -
vii. Removal of the existing access easement from 22538 116th Avenue upon registration
of the strata plan on 22590 116th Avenue;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations;
ix. Provision of a security deposit in the amount of $30,000 for the use of the reciprocal
access easement during construction for the pre and post construction building
assessment and possible restoration ; and
x. Registration of a Restrictive Cove nant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Wayne Stephen Bissky Architecture and Urban Design
Inc.
Owner: Jalal M Elarid
Legal Description: Lot 37 District Lot 401 Group 1 New Westminster
District Plan 62308
OCP:
Existing: Ground-Oriented Multi-Family (Town Centre Area Plan)
Proposed: Ground-Oriented Multi-Family (Town Centre Area Plan)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North: Use: Community Hall
Zone: CD-2-88 and CD-3--93
Designation Ground-Oriented Multi-Family
South: Use: Haney Bypass, Canadian Pacific Rail and the Fraser
River
Zone: RS-3
Designation: The property to the south of the Haney Bypass is
designated Park
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Ground-Oriented Multi-Family
West: Use: Townhouse
- 3 -
Zone: RM-1 (Townhouse Residential)
Designation: Ground-Oriented Multi-Family
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse Residential
Site Area: 0.203 ha ( .502 acres)
Access: 116 Avenue byway of access easement through 22538
116 Avenue
Servicing: Full Urban
Companion Applications: DP/095/08
b) Background:
The subject property was originally subdivided from the parent parcel in 1981, under the
ownership of Haney Brick and Tile. As part of the original subdivision, the newly created Lot 37
(22590 116 Ave) was granted an access easement over parts of the adjacent lots in the
subdivision (Lots 38 and 39). Since then, further subdivision of the neighbouring Lots 38 and
39 occurred, whereby, the access easement for Lot 37 was moved to its present location,
through the driving aisle of Fraserview townhouses located northwest of the subject property.
Since its creation, the access easement permits both pedestrian and vehicular traffic to access
the single family house currently on the subject property. The wording of the access easement
does not restrict the use of the driving isle in any way and legally permits the developer to
continue to use the Fraserview driving aisle as access to his property indefinitely. The house is
presently tenanted by multiple renters who use the Fraserview driving aisle as access to the
property.
In October 2008, an application was made to rezone the property to RM-1 (Townhouse
Residential) to allow for a six (6) unit townhouse complex. The application was granted First
Reading on March 9, 2010 and then proceeded to Public Hearing on April 20, 2010. On April
27, 2010, due to concerns raised by the neighbours at Public Hearing, Council agreed to defer
Second and Third Reading for 30 days. This was to allow time for the applicant to meet with
the neighbours and resolve issues relating to the access easement and the proposed land use
of the property.
From April to June, 2010 various meetings were held between the Architect, the owner and
members of Fraserview townhomes. The applicant expressed willingness at the time to limit
the occupant’s age to a minimum of 55 years. Both parties also discussed relocating the
existing access easement to the community hall property at 22610 116th Avenue, north of the
subject property. A list of conditions under which Fraserview would allow the Applicant to move
the access easement to the new location was presented to the Applicant.
- 4 -
These conditions included:
1. New access road must be constructed as a standard 6 metre road right of way at the
developers cost;
2. Engineer to design the roadway must be approved by Fraserview;
3. Preconstruction survey of surrounding buildings must be done at the expense of the
developer;
4. Developer must post at $250,000.00 Performance Bond for the construction of the
new roadway;
5. All hazardous areas must be protected during construction;
6. No parking or stopping on the Easement during construction;
7. Drainage system to be cleaned after construction;
8. Liability insurance to be provided prior to construction; and
9. Require the new strata to have the following limitations:
a. a minimum age limit of 55 years;
b. No more than two storeys as per the Fraserview development;
c. Strata to consider joining the Poolside Villa’s strata; and
d. No stopping or parking would be permitted on the Fraserview easement.
In a meeting between Fraserview, the Applicant and their respective legal counsels, in
December, 2010, Fraserview maintained their position that the building design needed to
reflect the existing townhouses and that the land use be restricted to single family . All
discussions then ceased and no further meetings occurred until recently.
On July 4, 2012, revised architectural drawings reflecting a new roof design were presented to
the senior members of the Fraserview Strata Council. Fraserview Strata Council confirmed
they now give the new building design a 100% vote of approval. The remaining issues as
shown in items 1 through 9 above will be resolved as part of the Development Permit process.
c) Project Description:
The subject property covers 0.203 hectares (0.502 acres) and is bound by multi-family
developments to the east and west, Haney Bypass to the south and a private amenity building
for the adjacent townhouse development to the north.
The site slopes gently from the northwest corner to the southeastern corner of the property and
is approximately 6 metres higher in elevation than the adjacent Haney Bypass to the south.
The project architect takes the existing grades into consideration and situates the residential
units so that they take advantage of the river views to the south.
The Applicant proposes to build a six (6) unit townhouse development with underground
parking and access from 116th Avenue byway of 22610 116th Avenue. The present reciprocal
access easement is located through the neighbouring townhouse property at 22538 116th
- 5 -
Avenue to the northwest of the development site. However, the Fraserview townhome residents
prefer the access easement to be moved to the adjacent community hall lot at 22610 116th
Avenue. The area proposed for the new driveway easement is presently being used for
recreation vehicle storage by the owners of the Fraserview Village townhouse complex and has
sufficient room to allow for the construction of a new driving aisle. Moving the access
easement along side the community hall not only reduces the impact of the additional vehicles
on the driving aisle of the north-westerly townhouse complex, but also provides a more direct
route to the new development.
c) Planning Analysis:
Official Community Plan :
The development site is located within the South View Precinct of the Town Centre Development Permit
Area Plan and is currently designated Ground Oriented Multi-family, which allows for a medium-high
density townhouse development not to exceed three storeys in height. The proposed rezoning to RM-1
(Townhouse Residential) is, therefore, in compliance with the regulations of the Official Community
Plan.
Zoning Bylaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements revealed that the
proposal generally complies with the RM-1 zoning bylaw. Previous design submissions reflected a
modern roof design which required a height variance. However, the roof line was recently redesigned
to a height which is below the maximum allowable limit in the RM-1 zone.
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. Complete design details for this project will be provided to Council in the
future when the Development Permit is considered in detail.
Advisory Design Panel :
The application was presented to the Advisory Design Panel on January 12, 2010 at which time the
Panel supported the application moving forward with a small number of recommendations. The
applicant addressed the recommendations raised by the Advisory Design Panel and a more detailed
report will be forwarded to Council at the Development Permit stage.
Recent revisions to the architectural design were received by the Planning Department which reflected
modifications to the roof designs and overall building height. Upon review of the revisions by the
Approving Officer, the design modifications were deemed to be minor in nature and not requiring
further comment from the Advisory Design Panel.
- 6 -
Development Information Meeting :
A Development Information Meeting was held on February 8, 2010 and was attended primarily by the
surrounding residents of the Fraserview townhomes. Concerns were expressed regarding the
reciprocal access easement, the overall height and density of the proposed building, the possibility of
renters occupying the units, and the number of parking stall provided.
The project architect met with the residence of the townhouse site after the development information
meeting to discuss the possibility of relocating the access easement to the side yard of the adjoining
Community Hall property to the north. Both parties were in agreement of the new easement location,
at the time, but were unable to come to terms as additional restrictions relating to property density and
land use were being requested by the townhouse residents.
To address the neighbour’s concern of renters or possibly younger families moving into the
development, the applicant agrees to impose a minimum 55 year age limit on occupants of the strata
units.
The proposes number of parking spaces meets the requirements of the Maple Ridge Off -Street Parking
and Loading Bylaw No. 4350-1990.
d) Citizen/Customer Implications:
If the access easement is not moved to the new location along side the community hal l, there are
concerns that the additional traffic from the new development will result in an increased risk of
vehicular accidents occurring in the driving isle of the Fraserview townhomes. There are also concerns
about the increased wear and tear on the neighbour’s driveway, especially during the construction
stage. By relocating the access easement to the community hall parking lot, these concerns would be
mitigated.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has provided the following
comments:
1. A Rezoning Servicing Agreement must be entered into by the applicant;
2. The applicant must provide information on providing water service connection to the property;
3. The applicant will require approval from the Ministry of Transportation for any works along
Haney Bypass;
4. The Ministry of Highways may require dedication along the Haney Bypass; and
5. Consideration must be given to properly addressing the site.
- 7 -
Fire Department:
The Fire Department restricts parking on along the access easement and requires site addressing
to be permanently mounted at 116th Avenue.
f) Other Agencies:
Ministry of Transportation :
The Ministry of Transportation does permit access to the site from the Haney Bypass and
requires a six (6) metre highway dedication as the property is located on an Arterial Highway.
CONCLUSION:
This application for six (6) residential townhouse units is in compliance with the RM-1 zoning bylaw and
complies with the policies of the Southview Precinct of the Town Centre Area Plan. It is also in
compliance with the Official Community Plan. As Public Hearing was already held for this application, it
is recommended that Second and Third Reading be given to Maple Ridge Zoning Bylaw Amending
Bylaw No. 6721-2010.
“Original signed by Ingrid Milne”
_______________________________________________
Prepared by: Ingrid Milne
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Charles R. Goddard BA MA
Manager of Development and Environmental Services
Approving Officer
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
- 8 -
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6721-2010
Appendix C – Site Plan
Appendix D – Building Elevation Plans
Appendix E – Landscape Plans
Cit y of P it tMeadows
Dis trict ofLangley District of MissionFRASER R.
^
DA TE : Aug 23, 2012 FI LE : RZ /095/08 BY: DT
22590 116 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DE PARTMENT225142259011601 2275122611116 AVE.227402255511510
22520225382261011485225 ST.116 AVE.116 AVE.227 ST.P 7 9 6 65
LMP 3111
P 8 3 8 71P 72181P 79665Sk. 2 7 5
LM S 8 10
NW S 32 9 6
LM P 311
A
P 63428
LM P 13 5 92NWS 29972
1
P 62308
LM P 13 5 96
2
NW S 26 9 4
1
LM P 13 5 92
1
2
37
3
3
H
SUBJECT PROPERTY
´
SCALE 1:2,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6721 - 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. 6721 - 2010."
2. That parcel or tract of land and premises known and described as:
Lot 37 District Lot 401 Group 1 New Westminster District Plan 62308
and outlined in heavy black line on Map No. 1473 a copy of which is attached hereto
and forms part of this Bylaw, is 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 9th day of March, A.D. 2010.
PUBLIC HEARING held the 20th day of April, A.D. 2010.
READ a second time the day of , A.D. 200 .
READ a third time the day of , A.D. 200 .
APPROVED by the Minister of Transportation this day of , A.D. 200 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
- 1 -
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: RZ/074/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Maple Ridge Zone Amending Bylaw No.6785-2010
11716 Burnett Street
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit
development under the R-1 (Residential District) zone into 3 single family lots.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ/074/10 and that the following
conditions be addressed prior to consideration of Final Reading:
i. Road dedication; and
ii. A planting plan showing the buffer in the northeast corner of proposed Lot 3.
DISCUSSION:
a) Background Context:
Applicant: Manjit Rai
Owner: Nabob Homes Ltd
Legal Description: South ½ of Lot 5 except part in Plan LMP2415, Section 17,
Township 12, NWD Plan 8881
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
1105
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.149 hectares
Access: Burnett Street and 117 Avenue
Servicing requirement: Full Urban
This application is to permit future subdivision into 3 single-family lots.
The following dates outline Council’s consideration of the application and Bylaw 6785-2010:
First Reading was granted January 11, 2011
The Second Reading Report (see attached) was considered on July 26, 2011
Second Reading was granted July26, 2011
Public Hearing was held August 30, 2011
Third Reading was granted August 30, 2011
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to Final Reading of
the Zone Amending Bylaw. The outstanding items are the survey plan for road dedication and
accompanying Application to Deposit plan, and the planting plan for the buffer on the northeast
corner of proposed Lot 3. The latter is a request by Council following the Public Hearing on August
30, 2011 for the applicant to work with District staff to ensure that the concerns of the existing
neighbours are addressed through provision of an appropriate buffer.
Alternatives:
Council may choose one of the following alternatives:
1. Grant the request for extension;
2. Deny the request for extension; or
3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing.
- 3 -
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a one year extension. The additional year will be sufficient time for the applicant to complete the
terms and conditions.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP, RPP
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City o f P ittMeadows
Dist r ict o fLangley District of MissionFRAS ER R.
^
DA TE : A u g 2 0 , 2 0 1 2 FIL E : RZ /0 7 4 /1 0 BY : P C
11 71 6 BU R N E TT S TR E E T
CO RPORAT IO N OFTHE DIST RICT O FMAPLE RIDGE
P L A N N I N G D E P A R T M E N T228052285611716
11 76 5
11 6 7 5
2293022930229401164 6 228582285511 78 1
11 79 7
1 1 6 6 7 229042290511 6 5 9
11 79 8
11 81 0
11 6 8 022910 11 76 1
229612296211 69 0 2290011 77 9
11 79 1
11 77 1
2295011 78 0
2283811 65 5
11 74 9
11 67 8
11 75 0
11 78 0
11 74 7 2292911 78 8
22936229422295011 79 0
11 76 1
11 77 5
11 79 0
11 80 9
2292011 79 1
229512295311 73 6
11 67 1 2292711 77 8
22937229392294211 76 0
11 80 0
11648-54
11 76 4
1 1 6 6 3 229282293511 80 1
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11 73 9
11 76 8
11 6 8 6 2294511 78 1
2294522952LO
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11 7 AV E .229 ST.C L I F F AV E.GILLEY AVE.8
1 P 22876P 510 52
R
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238 P 40889P 703 83
4
128
P 87494P 831211
P 125 88
P 413 19
1
53
105
Rem. A
242
P 715 17
2
182
174LMS 2390B
P 887 1
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5
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106
P 594 52
104
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83
87
P 4378839
10
LP 82 566
S 1/2 5
2
60'
241
1 2 A
LOT 2
1P 723 07
2
AP 819 57
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67
172
84
88
P 59400123
246
9
LP 76 566
Rem 1
Rem
P 125 88
N 1/2 5
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184
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173
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125
P 12197N 1/2 1 P 420 61
103 P 413 19
239
227
68
108
2
82
86
B
LOT 1
P 121 97
P 121 97
A
Rem.
A
240
1
171
243 244P 6 51 4 1
3P 40749183
127
126
124
P 2 56 7 7LMP 340661SUBJECT P R OP E R T Y
´
SCA LE 1:1,500
APPENDIX A
APPENDIX B
- 1 -
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: RZ/089/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Maple Ridge Zone Amending Bylaw No.6767-2010
12359 216 Street
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit future
subdivision under the RS-1b (One Family Urban (Medium Density) Residential) zone into 3 single
family lots.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ/089/10 and that the following
conditions be addressed prior to consideration of Final Reading:
i. Road dedication as required;
ii. Removal of the existing buildings;
iii. Registration of a Section 219 Restrictive Covenant for Tree Protection.
DISCUSSION:
a) Background Context:
Applicant: New Ridge Homes Ltd., Ted Hedrick
Owner: Nizarali M. Mawji and Ted Hedrick
Legal Description: Lot 213, District Lot 245, Plan 62639
OCP:
Existing: Single-Family Residential
Proposed: Single Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
1106
- 2 -
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 3940 m2 (0.97 acre)
Access: 216th Street
Servicing requirement: Urban standard
Previous Applications:
This application is to permit future subdivision into three lots.
The following dates outline Council’s consideration of the application and Bylaw 6767-2010:
The First Reading Report (see attached) was considered on February 08, 2011
The Second Reading Report (see attached) was considered on July 12, 2011
Public Hearing was held September 14, 2011
Third Reading was granted September 14, 2011
The applicant has not completed all of the rezoning requirements since Third Reading, and has
requested another year to satisfy all terms and conditions required for final approval.
Alternatives:
Council may choose one of the following alternatives:
1. Grant the request for extension;
2. Deny the request for extension; or
3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing.
- 3 -
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a one year extension. The additional year will be sufficient time for the applicant to complete the
terms and conditions.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP, MPP
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, MPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City o f P ittMeadows
Dist rict o fLangley District of MissionFRAS ER R.
^
DA TE : A u g 2 0 , 2 0 1 2 FIL E : RZ /0 8 9 /1 0 BY : P C
12 35 9 21 6 S TR E E T
CO RPORAT IO N OFTHE DIST RICT O FMAPLE RIDGE
P L A N N I N G D E P A R T M E N T2151021525215522155112311
123 68
124 34 21640215012150021545215502159812 44 3
123 42
216462153721528215442154921543122 92 216162164121645216522165921503215132151521563215622157121564124 14
124 24
216342 1 6 2 4
216562151721533215552155921576215812163521636216402165321518215372153712 29 7
12 33 7
12 37 1
12 42 9
216322165521654215252152621530215412157021579122 82
123 142162112390 216372164421654215192152721520215402156912 34 3
12 35 9
123 80
12 4 AV E.216 ST.12 3 AV E.
P 261 56
B
22
5
13
6
P 6 2 6 4 0
41P 201 97
213
216
Rem
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P1 7760 B
143P 21390156
Rem E 72' of 2157
P 178 99
12 1
2
5
21
P 1 8125
43
21 5
44
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P 14796245
1
196
32
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97
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P 170 43
7
34
7
P 14 494
12
42
3
Rem
15
2
P1 9818
1P 74894B Rem 1P 8586P 198
18
1544
33
P 13 7 0 0
37
A
P 6 2 6 3 9
B
21 7
RP154 78
127Rem.P48464P 447
38P 17760130
31
14
BC P 6 48 8
11
36
Rem 17
21 8
46
F
"ON E "P 10924A 194
3
P 31001P 26 7 9 6
39
20
P 729 50
244
195
155
G
145P 331 50
35
P 4 6 77 4
P 18 099
45
P 722 45
47
P3 2671 P 58500Rem 1769
6
Re m 21 4
4 16
2
2
128 129
144Rem CP 334 18
SU B J EC T P R OP E R T Y
´
SCA LE 1:1,500
124 AV E
123 AV E 216 STAPPENDIX A
APPENDIX B
- 1 -
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: RZ/083/09
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
12771 McNutt Road
EXECUTIVE SUMMARY:
Council granted a one year extension to the above noted application on July 26, 2011. The
applicant has now applied for a final one year extension under Maple Ridge Development
Procedures Bylaw No. 5879-1999. This application is to permit subdivision into three single-family
lots under the RS-2 (One Family Suburban Residential) zone.
RECOMMENDATION:
That pursuant to Maple Ridge Development Procedures Bylaw No. 5879 -1999, a one year
extension be granted for rezoning application RZ/083/09 (property located at 12771 McNutt)
and that the following terms and conditions be addre ssed prior to consideration of Final Reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Road dedication as required;
iv. Removal of the existing buildings;
v. An Engineer’s report providing an analysis of the present water system to confirm
minimum static pressure of 40 P.S.I at the elevation of highest plumbing fixture in the
proposed house or at the highest elevation of the required sprinkler heads within the
house;
vi. Confirmation that utility companies can provide servicing to all proposed lots;
vii. A disclosure statement mus t be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
1107
- 2 -
viii. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the subdivider will provide a Site Profile for the subject land.
DISCUSSION:
a) Background Context:
Applicant: Brian and Kelly Craig
Owners: Brian and Kelly Craig
Legal Description: Lot 22, District Lot 6881, Group 1 New Westminster
District Plan 34392
OCP:
Existing: Suburban Residential
Proposed: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses
North: Use: Provincial Crown Land
Zone: N/A
Designation Forest
South: Use: Single-family dwelling
Zone: RS-3 (One Family Rural Residential)
Designation Suburban Residential
East: Use: Single-family dwelling
Zone: RS-3 (One Family Rural Residential)
Designation Suburban Residential
West: Use: Single-family dwelling
Zone: RS-3 (One Family Rural Residential)
Designation Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.231 hectares (3 acres)
Access: McNutt Road
Servicing: Suburban
Companion Applications: SD/083/09
This application is to permit a three lot subdivision under the RS-2 (One Family Suburban
Residential) zone.
The following dates outline Council’s consideration of the application and Bylaw 6730 - 2010:
- 3 -
- The First Reading report (see attached) was considered on May 25, 2010;
- First and Second Reading was granted May 25, 2010;
- Public Hearing was held June 15, 2010;
- Third Reading was granted on June 22, 2010; and
- First extension was granted July 26, 2011.
Application Progress:
The applicant was unable to complete the rezoning requirements within the extension period and
has requested another year to satisfy all terms and conditions required for final approval.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant continues to pursue the completion of this rezoning application and has applied for a
final one year extension. It is anticipated that the additional year will be sufficient time for the
applicant to complete the terms and conditions required for Final Reading; therefore it is
recommended that a final one year extension be granted.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_________________________________________
Approved by: Frank Quinn
GM: Public Works & Development Services
"Original signed by Paul Gill"
________________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – First Reading Report
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2012-056-VP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Variance Permit
23608, 23616, and 23622 Rock Ridge Drive, and 13388 236 Street
EXECUTIVE SUMMARY:
A Development Variance Permit application has been received to vary the building height of four lots.
The application consists of three CD-1-93 (Amenity Residential District) lots and one R-1 (Residential
District) lot. The purpose of the Development Variance Permit is to vary the principle building height
from 9 metres to 10.5 metres to create a consistent streetscape on lots with topographic and other
constraints. Such height variance requests have been approved in the past within this area.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2012-056-VP respecting the properties
located at 23608, 23616, and 23622 Rock Ridge Drive, and 13388 236 Street.
DISCUSSION:
a) Background Context
Applicant: Atlantic Pacific Land Corporation
Owner: Atlantic Pacific Land Corporation
Legal Description: Lot: 1, Section: 28, Township: 12, Plan: EPP12189;
Lot: 2, Section: 28, Township: 12, Plan: EPP12189;
Lot: 3, Section: 28, Township: 12, Plan: EPP12189;
Lot: 4, Section: 28, Township: 12, Plan: EPP12189
OCP:
Existing: Med/High Density Residential
Zoning:
Existing: CD-1-93 (Amenity Residential District) and R-1
(Residential District)
Surrounding Uses:
North: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Medium Density Residential
1108
- 2 -
South: Use: Vacant
Zone: R-1 (Residential District)
Designation: Medium-High Density Residential
East: Use: Vacant
Zone: RS-1b (One Family Medium Density Urban Residential) and R-1
(Residential District)
Designation: Neighborhood Park
West: Use: Residential
Zone: CD-1-93 (Amenity Residential District)
Designation: Medium-High Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Residential
Access: Rock Ridge Drive
Servicing: Urban Standard
Lot Size: range from 466m2 to 519m2
Previous Applications: 2011-046-SD
Requested Variance: to vary the height on the proposed buildings.
b) Project Description:
Lots 1, 2, and 3 are characterized by topography which slopes downhill from the fronting road. The
variance in height will also maintain consistency with the subdivision as a whole and the previous
phase of this development across the fronting street. No homes currently exist north of these lots so
the additional height will not negatively impact others. Previous variances have been supported in
recognition of the topographic constraints in order to create an attractive street appeal.
Lot 4 is in the R-1 (Residential District) zone and also has a maximum building height of 9 metres.
This lot also has a restrictive tree protection covenant to the rear of the lot, physically reducing its
rear yard area and restricting the building footprint. The variance in height will allow for a more
appealing elevation from the fronting street.
c) Planning Analysis:
Official Community Plan:
The subject sites are designated Medium Density Residential in the Official Community Plan and the
existing R-1 (Residential District) and CD 1-93 (Amenity Residential District) zoning comply with this
designation.
Zoning Bylaw:
The lots are in compliance with the minimum zoning requirements for the R-1 (Residential District)
and CD 1-93 (Amenity Residential District) zone. The building height variance from 9 to 10.5 metres
is the only requested variance under this application.
- 3 -
d) Alternatives:
If the height variance request is not permitted, the applicant would be required to revise their single
family home design to comply with the maximum height allowed in the R-1 (Residential District) and
CD 1-93 (Amenity Residential District) zone. The roof pitches and interior ceiling heights of the
homes would likely be reduced.
CONCLUSIONS:
The development variance request for building height will allow for a second story for each single
family dwelling and a more attractive form and street appeal for lot four. The height relaxation is
consistent with similar single family home developments in the Silver Valley area. Therefore, it is
recommended that Development Variance Permit 2012- 056-VP be approved.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP, RPP
Planning Technician
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by Paul Gill"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE : M ay 18, 2012 FILE: 2012-056-VP BY: PC
23608/16/22 ROCKRIDGE DRIVE &13388 236 STREET
CORPOR ATION OFTHE DIST RIC T OFMAPLE R IDGE
PLANNING DEPARTMENT
1 3 4 0 6
13461
13466
13331
13415
2360813426
13432
2364623663236832367323662237282369113370
13446
13467
13347
13351
13367
13326
13356
13376
13382
236472 3 6 5 4
236682365923675236672 3 6 5 4
2370823716237052372013335
13346
13418
13438
236172364023622236432371923677237102372913350
1
3
4
8
2
13363
13371
13379
13409
13320
13340
13350
13388
13412
236722365523686236802 3 7 4 2 237201 3 4 0 0
13380
13343
13375
23650236352363 8
236432 3 6 4 6
236702367823659236722371223713237232370313360
13452
13339
13359
13336 2361113380
13446
23658236622365113476 1349213355
13312
13332 2361623629236212363023662236932368323709236922370213336/40
134 1 2
13440
13455
13390
13458
13470 13
4
8
8
13423
13435
2360513406
2362323639236512366723698236792 3 7 3 8GRANITE WAY236 ST.B
O
ULD
E
R PLAC
E235 ST.BRYANT DRIVE
ROCK RIDGE DRIVE
26
8
PP X4138
P 3007
6
16
17
19
17
17
8
LMP 50571*6
13 EPP 900120 15
10
13
20
30
27
25
30
31
9
13
14
2
10
6
PARK
EPP 90017
11
2
15
16
13
20
11
L
MP
5
2
3
3
7
12
19
23
22
7
L
MP
4
5
7
2
4
*
25
3
7
16
12
5
3
5
1
1
5
3
22
23
BCP 29631
26
21
9
5
29
7
23
7
4
27
4 3
2
10
14
7
18
7
14
15
10
29
10
BCS 577
5
14
9
7
Rem 3
8
13
15
17
14
6
12
21
11
25
28
8
28
26
6
LMP 45724*
11
3
6BCP 423551
4
12
EPP 121893
4
6
5
4
8EPP 1124919
16
12
18
24
27
4
24
L
M
P 45724*
1
15
11
2
9
PARK
1
21
18LMP 434058 9EPP 1218916
2
13
14
Re m. 8
L
MP
5
2
3
3
7
LMP 52337
12
SUBJECT PROPERTIES
´
SCALE 1:2,000
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2012-086-AL
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Application to Exclude Land fro m the Agricultural Land Reserve
23623 105 Avenue
EXECUTIVE SUMMARY:
An application has been received under Section 30 (1) of the Agricultural Land Commission Act to
exclude 8.085 hectares (20 acres) of land from the Agricultural Land Reserve (ALR). The subject
property is within the Albion Flats, and was included in the study area for the Albion Flats Concept
Plan. The Applicant’s submission conforms with the notice of application requirements of t he
Agricultural Land Commission. This is the second such application and this report follows a similar
outline to the first application report.
In 2005, Council adopted a process on how to deal with ALR exclusion applications. On February
14, 2005, Council passed the following Resolution:
“That the process for referring applications to the Agricultural Land Commission as
resolved at the July 19, 2004 Council Workshop be amended to include the following
options only:
a) The application not be authorized to go forward to the Agricultural Land Commission.
b)The application be authorized to go forward to the Agricultural Land Commission with
a summary of Council’s comments”.
This is the process followed for the Pelton exclusion and non-farm use application in 2010.
In analyzing the application this report considers the history of the development of the Albion Flats
Concept Plan, the staff report of January 23, 2012, the merits of the application with regard to
benefits for agriculture and especially the comments received from the Agricultural Land
Commission in correspondence dated November 29, 2011.
In advance of formal applications (for exclusion or non-farm use), the Agricultural Land Commission
was willing to provide preliminary comments following the completion of the draft Concept Plan. The
District of Maple Ridge (DMR) followed the Commission’s advice and submitted the Concept Plan to
the Commission for comments in May, 2011. The Commission’s response, by Resolution #
2635/2011, stated:
“THAT the Commission not endorse the draft concept plan entirely as submitted,
but only in part;
1109
- 2 -
That DMR be advised that while the Commission is prepared to cooperate towards
future commercial or industrial development at Albion Flats, it will do so in
conjunction with restoration of an agricultural future for that part of Albion Flats
lying to the north of 105 Avenue;
AND THAT focusing on the area north of 105 Avenue the Commission will expect
DMR to undertake a comprehensive review of drainage and stream flow conditions
in the Road Thirteen Dyking District with a view to resolving issues identified in the
Golder Associates overview agricultural assessment and the HB Lanarc
environmental baseline report, that review to include
preliminary consultation with Fisheries and Oceans Canada;
preparation of an agricultural remedial action plan in consultation with the
Commission, the Ministry of Agriculture, Fisheries and Oceans Canada and
the land owners, such a plan to address all relevant issues including but not
limited to drainage, long term access, buffering or consolidation; and
design to ensure that traffic patterns enable practical access and use by farm
vehicles;
AND THAT the Commission will expect DMR to submit an application under section
29 of the Agricultural Land Commission Act to exclude from the ALR the land lying
south of 105 Avenue and west of 240 Street together with any remnant areas
elsewhere in DMR identified by the Commission as being unsuitable for Agriculture;
Commission approval of such an application may be in part or in whole conditional
on progress toward the foregoing action plan;
AND THAT this response does not suggest or promote any move to eliminate the
use of land at Albion Flats as an agricultural fairground;
AND THAT the Commission recognizes that any implementation or action to be
taken with respect to the Commission’s response to the concept plan will require
that DMR and land owners be responsible for complying with applicable Acts,
Regulations, and decisions of any authorities that have jurisdiction under an
enactment.”
It is clear from the Commissions comments that drainage issues on the north side of 105 Avenue
need to be addressed. It is also clear that the Commission has directed that the exclusion of the
lands to the south of 105 Avenue are contingent on the agricultural future of lands on the north side
being restored.
With this clear direction from the Agricultural Land Commission it is evident that for the Commission
to change its direction with regard to the lands on the north side, a signific antly persuasive case
would need to be made. In addition the District’s policies require that exclusion applications
demonstrate a net benefit for agriculture.
- 3 -
Following receipt of the Commission’s comments it was understood that property owners on the
north side of 105 Avenue would be preparing detailed exclusion applications that would have merit
and would be defensible. With this understanding, in January 2012, Council considered a report that
gave property owners an opportunity to submit their exclusion applications. If the applications were
deemed to have merit, Council would consider forwarding them to the Commission.
Since that time one of the main property owners on the north side of 105 Avenue has decided that
they will not be submitting an exclusion application at this time. In other words this property owner
does not believe that a case can be made for exclusion and has chosen an alternative approach.
Their revised proposal would retain their property in the ALR.
It is staff’s recommendation, based on the merits of the application with regard to the benefits to
agriculture, and considering the directions provided by the Agricultural Land Commission, that
Council approve option (a) which states “The application not be authorized to go forward to the
Agricultural Land Commission.
An alternative consideration, option (b), is to send the application forward to the Agricultural Land
Commission. The advantages of doing so include providing an opportunity for the applicant to have
an audience with the Commission, and clarifying the status of this property. There may be a sense
that, in forwarding the application, the Agricultural Land Commission decision would bring absolute
certainty to the issue.
RECOMMENDATION:
At the February 14, 2005 Worksho p, Council resolved that the process for referring
applications for exclusion to the Agricultural Land Commission include the following options:
a) The application not be authorized to go forward to the Agricultural Land Commission .
b) The application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments.
DISCUSSION:
a) Background Context:
Applicant: GSS Holdings Ltd.
Glen Bury
Owner: 533014 B.C. Ltd & 610 Investments Ltd.
Legal Description: Lot: B, D.L.: 275, Block: 18, Plan: 9652
OCP Existing: Agricultural
Zoning Existing: RS-3 (One Family Rural Residential)
- 4 -
Surrounding Uses:
North: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation Agricultural
South: Use: Agricultural Fairgrounds & Recreational uses
Zone: RS-3
Designation: Park in the ALR
East: Use: Over 30 properties, urban residential
Zone: RS-1B One Family Urban Residential
Designation: Urban residential
West: Use: Farm
Zone: RS-3 One Family Rural Residential,
Designation: Agriculture
Existing Use of Property: Agriculture
Proposed Use of Property: Not explicitly stated
Site Area: 8.088 hectares (20 acres)
Access: 105th Avenue
b) Project Description:
This application is for the exclusion of the subject property from the Agricultural Land Reserve.
There is no explicit statement of intent for the development of this subject property if excluded from
the Agricultural Land Reserve. However, the applicant acknowledges the need for the future
development of the site to be consistent with the Albion Flats Concept Plan.
c) Albion Flats:
The subject property is within the Albion Flats. The Maple Ridge Official Community Plan, adopted in
2006, notes that the Albion Flats is under municipal, regional and provincial jurisdiction. The area
has been one of municipal interest for several years. Due to its strategic location along the
Lougheed Highway, the lands were designated a special study area of the Regional Growth Strategy
of Metro Vancouver Regional District1. The intent of this designation was for the possible conversion
of these lands for uses that would assist the community in meeting economic development
objectives.
The subject property was part of the Albion Flats Concept Plan, which compiled technical
background research, public input, and Council comments into a draft proposal for the
consideration of the Agricultural Land Commission. This application follows landowner application
#2012-061-AL, pertaining to the 16 hectare (20 acre) parcel to its south. It is anticipated that it will
be the last of the landowner applications to occur since receiving Commission comments in
December 2011.
1, A Special Study Area is a location where a municipality has stated its intent to alter existing land
use in the Metro Vancouver Regional Growth Strategy. On the basis of this prior consultation,
amending a Special Study Area land use is considered to be a Minor Amendment.
- 5 -
Albion Flats Concept Plan
On January 11, 2010 Council directed that a Concept Plan be prepared for the Albion Flats. On
February 15, 2010 Council gave consideration to the “Albion Flats Concept Plan Process” report
dated February 8, 2010 and resolved that the process recommended in that report be approved.
In advance of formal applications (for exclusion or non-farm use), the Agricultural Land Commission
was willing to provide preliminary comments following the completion of the draft Concept Plan. The
District of Maple Ridge followed the Commission’s advice and submitted their Concept Plan to the
Commission for comments in May, 2011. The Concept Plan as submitted proposed the following
land uses:
South Side of 105 Avenue
Commercial (transit oriented mixed use)
Residential (townhouse)
Recreation (including multi-purpose recreation facility)
Community garden and agricultural fields
Agricultural fairgrounds and farm cluster
Conservation/green space
Institutional
Mixed employment node (business & light industrial)
Agri-Industrial
North Side of 105 Avenue
Commercial (auto-oriented regional serving retail)
Business office
Conservation/green space
Commission Review
As stated above, the Commission provided the District with the opportunity to receive written
comments from the Agricultural Land Commission on the Concept Plan. The subject property is
within a portion of the site that the Commission did not endorse for e xclusion, on the basis that the
land north of 105 Avenue has agricultural capability; is suitable for agricultural use; and is
appropriately designated as Agricultural Land Reserve. The Commission would consider exclusion
for the lands south of 105 Avenue, but imposed conditions including improving the agricultural
capability of the properties that would remain within the Reserve. The Commission advised Council
to proceed with a Local Government exclusion application for the properties south of 105 Avenue.
Applications by Land Owner for the Properties North of 105 Avenue
Upon receipt of Commission feedback, Council considered a number of processes. Prior to initiating
the process of an exclusion application by local government, they would give the privat e land owners
on the area north of 105 Avenue the opportunity to apply for exclusion of these lands. These
property owners had indicated that they would be proceeding with exclusion applications. On
January 24, 2012, Council directed staff to advance a “Hybrid Option”, where the owners of land
north of 105 Avenue would submit applications for the lands north of 105 Avenue. As noted in the
staff report dated January 23, 2012, the Council decision to forward such applications would be
- 6 -
based on their merits. After the Commission decision was public, the District would submit an
exclusion application for the lands south of 105 Avenue.
The rationale for this approach was that if the exclusion application on lands to the north was
approved, the conditions binding the District towards agricultural improvements would no longer
apply. In addition, clarifying the available land base gave the District an opportunity to refine its
Concept Plan to maximize the amount of commercial and employment generating lands.
Application by Local Government for the Properties South of 105 Avenue
There are approximately 60.36 hectares (149 acres) of land in the Agricultural Land Reserve on the
south side of 105 Avenue. The Commission comments advise that in return for agricultural
restoration north of 105 Avenue, it will not place any restrictions on the use of lands to the south,
with the added advice that this does not suggest or promote any move to eliminate the use of lands
in the Albion Flats as an agricultural fairground.
On this basis, it appears that Maple Ridge could move forward with an exclusion application for all
60.36 ha (149 acres) on the south side by undertaking the following work and commitments:
A comprehensive drainage analysis;
An agricultural remedial action plan;
Traffic analysis;
A commitment to keep the use of lands in the Albion Flats as an agricultural fairground.
It also appears that no further refinement of the draft concept plan would be required at this time in
order to advance an exclusion application. Assuming the lands are removed from the ALR, the
District would refine the concept plan to accommodate the District’s desired uses including the
commitment to keep the use of lands in the Albion Flats as an agricultural fairground. Based on the
Commission decision, the District would have considerable freedom in the types of land uses it
could permit on the South side of 105 Avenue.
d) Planning Analysis:
Merits of this Exclusion Application
On January 24, 2012, Council passed by resolution an option which gave private land owners an
opportunity to apply for exclusion from the Agricultural Land Reserve for the properties on the
north side of 105 Avenue. It is important to note that the staff report dated January 23, 2012
stated that the Council decision to forward such applications would still be based on their
merits.
On this basis, the merits of this application require consideration. The rationale for converting
the Albion Flats to other uses relates to its strategic location and ability to meet community
needs for commercial and employment generating lands. This potential is recognized by
Council, Metro Vancouver, and the Agricultural Land Commission.
- 7 -
The subject property is within an area that was indicated in the Albion Concept Plan for business
office development. The applicant states an intent to work with the District to develop the
properties in accordance with the Albion Flats Concept Plan.
Official Community Plan
Policy 6-12 of the Official Community Plan applies to land use decisions that affect the
agricultural land base. It states:
Maple Ridge will protect the productivity of its agricultural land by:
a) Adopting a guiding principle of “positive benefit to agriculture” when making land
use decisions that could affect the agricultural land base, with favourable recognition
of initiatives including but not limited to supportive non-farm uses, infrastructure
improvements for farmland, or the inclusion of land elsewhere in the Agricultural
Land Reserve.
The requirement in the Official Community Plan for a net benefit to agriculture indicates that
measures such as supportive non-farm uses, infrastructure improvements for farmland, or the
inclusion of land elsewhere in the Agricultural Land Reserve would be appropriate to
compensate for the loss of agricultural land. This application does not propose compensatory
measures to off-set the loss of agricultural land.
Maple Ridge Agricultural Plan
The Maple Ridge Agricultural Plan, adopted in 2009, discusses the importance of retaining large
tracts of agricultural land within the community. Goal 6 of the Plan states the following:
The primary goal with respect to larger established farming operations in Maple
Ridge is to plan for their retention as farms, rather than watch them languish and
deteriorate, so that the community can optimize the rewards and advantages of
having agriculture in its midst.
Limited to highly specific situations, the secondary goal (if the primary goal is not
feasible) is to explore establishing a policy of compensation from development that
enables funds to be generated and expended so that the net agricultural capability
of the District is enhanced by investment elsewhere.
Key recommendations of the Plan state the following:
a) Explore establishing a drainage and flood control levy
b) Undertake a feasibility study of drainage and flood control to rehabilitate
affected areas
c) Require compensation from unavoidable agricultural land conversion
developments to be used to increase net agricultural capability in the District
This excerpt reveals considerable consistency between the conditions set by the Agricultural
Land Commission for the Albion Flats and the policy statements of the Agricultural Plan.
- 8 -
In summary, the requirement for a net benefit to agriculture has not been met. The
rehabilitation of these lands north of 105 th is a condition that the Commission will require to be
addressed as part of the exclusion application for the lands to the south of 105 Ave nue. Based
on these considerations it is staff’s recommendation that Council approve option (a) which
states “The application not be authorized to go forward to the Agricultural Land Commission.”
e) Alternatives:
Council may wish to consider “option b)”, forward the application to the Agricultural Land
Commission. The advantages of doing so would be to give the applicant an opportunity to be heard
directly by the Agricultural Land Commission. There may be a sense that the Agricultural Land
Commission’s decision would bring clarity and certainty to the issue. It should be noted that r ecent
changes to the Agricultural Land Commission Act include the ability of the Commission to not
reconsider an application for non-farm use or exclusion made by an individual for 5 years following a
refusal.
CONCLUSION:
This application for exclusion occurs in an area of the Albion Flats that the Agricultural Land
Commission has consistently stated should be retained in the Agricultural Land Reserve. The
benefit to agriculture proposed with this application (the transport of soils to agricultural land) does
not appear particularly strong. The community benefit to be served by the conversion of this
strategically located site is not clear. In addition, the rationale for this exclusion relates to the
drainage problems associated with the subject property. It is understood that this information is and
was understood by the Commission when they provided Council with its c omments in 2011. In fact
these are problems that the Commission will require to be addressed as part of the exclusion
application for the lands to the south of 105 Avenue. Based on these considerations, option (a) is
recommended. However this report also identifies an alternative approach. As per Council’s
direction two options are provided for Council’s consideration.
"Original signed by Charles R. Goddard"________________
Prepared by: Diana Hall, Planner 2
"Original signed by Charles R. Goddard"________________
Approved by: Christine Carter M,PL,MCIP
Director of Planning
"Original signed by Frank Quinn"______________________
Approved by; Frank Quinn, MBA, P. Eng
General Manager, Public Works & Development Services
"Original signed by J.L. (Jim) Rule"____________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Appendix A – Subject Map
City o f P ittMeadows
Dist r ic t o fLangley District of MissionFRAS ER R.
^
DA TE : A u g 1 4 , 2 0 1 2 FIL E : 2 0 1 2 -0 8 6 -A L BY : P C
23 62 3 10 5 A VE N U E
CO RPORAT IO N OFTHE DIST RICT O FMAPLE RIDGE
P L A N N I N G D E P A R T M E N T
SU B J EC T P R OP E R T Y
´
SCA LE 1:3,500
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2012-073-AL
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Non-Farm Use Application
9881 280 Street
EXECUTIVE SUMMARY:
A non-farm use application has been received under Section 20 (10) of the Agricultural Land
Commission Act. The purpose of this application is to legitimize a use that has been found non-
compliant by the Agricultural Land Commission and could be subject to bylaw enforcement action.
The site area is approximately 3.9 hectares (10 acres). The applicant has expressed the intent to
use a portion of the site for parking and repair of motor vehicles (tractors) as well as trailers. This
proposal describes an industrial use that is not permitted in the Rural Residential zoning of the
subject property. Under the Zoning Bylaw, the permitted uses on the property must comply with the
RS-3 One Family Rural Residential Zone. Because the uses are not compatible with the
neighbourhood context the recommendation is to not forward this application to the Commission.
RECOMMENDATION:
That non-farm use application 2012-073-AL respecting property located at 9881 280 Street not be
authorized to proceed to the Agricultural Land Commission.
DISCUSSION:
a) Background Context:
Applicant: Stephen C Walker
Owner: Stephen C Walker
Legal Description: Lot: 2, Section: 5, Township: 15, Plan: 3949
OCP :
Existing: 81% Agricultural & 19% Rural Residential
Proposed: No Change
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: No Change
Surrounding Uses
North: Use: Farm and Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation 80% Agricultural & 20% Rural Residential
South: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: 81% Agricultural & 19% Rural Residential
1110
- 2 -
East: Use: Vacant recreational
Zone: RS-3 One Family Rural Residential
Designation: Park in the Agricultural Land Reserve
West: Use: Vacant
Zone: RS-3 One Family Rural Residential
Designation: Rural Residential
Existing Use of Property: Farm, rural residential, & non-conforming industrial
use
Proposed Use of Property: no change, legitimize non-conformity
Site Area: 3.9 hectares (10 acres)
Access: 280th Street
Servicing: On site services only
b) Project Description:
Based on the applicant’s description, the proposal includes parking for approximately 10 flat bed or
hay trailers and several power units (tractors) on a gravel surface. The parking area is 0.6 hectares
(1.5 acres) in size. Tractor and trailer repairs are to be carried out to Provincial CVSA standards
within the existing barn structure.
c) Planning Analysis:
Zoning Bylaw.
Should this non-farm use application be approved by the Commission, it is important to recognize
that this approval does not supersede the prescribed uses within the Zoning Bylaw for the subject
property’s RS-3 (One Family Rural Residentia)l zone. Permitted principal uses in this zone include
agriculture and one family rural residential. It appears that the proposed (existing) use of the land is
to continue the applicant’s vehicle repair business. Such a use is not permitted in this zone.
Furthermore, it is not be permitted as an accessory use.
Home occupation uses are supported in the Maple Ridge Zoning Bylaw but limited in their scope to
avoid potential nuisance effects in residential areas. The following excerpts are particularly relevant:
Where permitted, a Home Occupation use:
(a) shall be clearly an accessory use to the use of a dwelling unit or to the residential use
of a lot occupied by a dwelling;
(b) shall be entirely enclosed within:
(i) the dwelling unit; or
(ii) a building in RS-2, RS-3 or A zones only;
(c) shall not occupy more than:
(i) 20% of the gross floor area of the dwelling unit up to 50 m2 in total; or
(ii) 20% of the gross floor area of the building or buildings up to 50 m2 in total in
all buildings in RS-2, RS-3 or A zones only;
(e) shall not involve the unenclosed storage or display of raw materials, components, or
stock-in-trade;
(f) shall not involve internal or external structural alteration to the principal building, and
there shall be no exterior indication that the building is used for a purpose other than
- 3 -
a residential use except for one sign in accordance with Maple Ridge Sign Bylaw No.
4653-1992;
(g) shall not involve more than one vehicle used in connection with the home occupation
and no such vehicle shall be in excess of 3630 kg gross vehicle weight;
(h) shall not involve:
(i) occupations that discharge or emit odorous, noxious or toxic matter or
vapours, heat, glare, noise or radiation, or recurrently generated ground
vibrations;
(ii) occupations that result in traffic congestion, on-street parking, electrical
interference, fire hazard or health hazards;
(iii) the use of mechanical or electrical equipment except as is ordinarily
employed in purely domestic and household use or recreational hobbies or office
uses;
(iv) the salvage, repair, maintenance or sales of motor vehicles or motor vehicle
engines or parts;
This proposed (existing) use exceeds the permissible footprint of a home occupation use. In
addition, the repair and maintenance of motor vehicles is specifically not permitted as a home
occupation use.
This analysis confirms that this use is not permitted as a principal or an accessory use on the subject
property. On this basis, the proposal cannot proceed without first rezoning the subject property to
an industrial zone. The most appropriate zone would be M-2 General Industrial. A Public Hearing
would be required for a rezoning of this parcel.
Official Community Plan
The portion of the site that is affected by the application is within the Agricultural Land Reserve and
therefore is designated Agricultural. Normally this designation would be considered unavailable for
industrial development. However, Appendix C of the Official Community Plan allows for any zone in
this designation provided it is accompanied by a non-farm approval by the Agricultural Land
Commission. Therefore, should this non-farm use application be forwarded to and subsequently
approved by the Commission, a rezoning application would be required; however, an amendment to
the Official Community Plan would not.
Industrial Policies.
As the property would first require rezoning prior to allowing this proposal to proceed, the suitability
of the site for conversion to industrial uses should be considered. The Official Community Plan
recognizes that additional employment generating industrial lands are needed in the community. It
provides locational criteria for assessing these needs. Policy 6-41 states:
The identification of additional employment generating lands is a priority for the District.
Following the completion of an Agricultural Plan, and as a component of a comprehensive
review of the Urban Area Boundary Maple Ridge will evaluate alternate locations for a
large block or blocks of additional employment generating land to support the growth of
the employment sector in the future. Location parameters for suitable industrial land
may include, but is not limited to:
a) land that is relatively flat;
b) land that is conducive to industrial development;
c) land that is contiguous to a full range of municipal services;
d) land that is strategically located near the Regional transportation network.
- 4 -
The location and servicing constraints associated with this site indicates that it does not meet these
criteria. For servicing, it relies on well and septic. The connectivity to the transportation network is
constrained by its distance to Dewdney Trunk Road. To the south, Lougheed Highway is closer, but
in sections is narrower that the required rural road standard of 20 meters.
In addition, Policy 6-41 emphasizes the identification of significant blocks of land for conversion to
industrial uses, but not on a parcel by parcel basis. The neighbourhood context and compatibility
with these neighbouring uses must be considered carefully.
Agricultural Policies.
Policy 6-12 of the Official Community Plan states the following:
Maple Ridge will protect the productivity of its agricultural land by:
a) Adopting a guiding principle of “positive benefit to agriculture” when making land use
decisions that could affect the agricultural land base, with favourable recognition of
initiatives including but not limited to supportive non-farm uses,…
This application does not provide a demonstration of positive benefit to agriculture. On this basis, it
is concluded that this proposal is not consistent with the pertinent policies of the Official Community
Plan.
d) Environmental Implications:
As noted, in order to realize this proposal, a rezoning application will be required if the Commission
approves this application. A site profile will examine the potential for site contamination concerns.
The subject property is remote from urban services and must comply with the requirements of the
Subdivision and Servicing Bylaw for the M-2 General Industrial Zone. This will involve site upgrades
and demonstration by a qualified professional that the site can physically support this use with on-
site servicing.
e) Citizen/Customer Implications:
A public notification process would be required as part of the rezoning application needed to realize
this proposal. This process will give neighbours an opportunity to voice possible concerns about the
proposal.
f) Alternatives:
This proposal is for the legitimation of a non-compliant industrial use in a rural residential context.
Based on concerns about the appropriateness of this use at this location, the recommendation is to
deny forwarding this application to the Commission. However, if Council would be supportive of
eventually rezoning this agricultural parcel from RS-3 (One Family Rural Residential) to M-2 (General
Industrial) to legalize the current use, they may wish to consider forwarding this application to the
Commission.
- 5 -
CONCLUSION:
This application for a non-farm use has been found to be inconsistent with the Zoning Bylaw, and
with the policies of the Official Community Plan. The proposed use cannot be realized without
rezoning the subject property to an industrial zone. Unless Council is willing to support such an
amendment, the recommendation is to deny the application from proceeding to the Commission.
"Original signed by Diana Hall"
_______________________________________________
Prepared by: Diana Hall
Planner 2
"Original signed by Charles R. Goddard"
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
City of PittMeadows
Di stri ct ofLangley District of MissionFRASER R.
^DATE : Jul 10, 2012 FI LE: 2012-073-AL BY: PC
98 8 1 2 8 0 ST REET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLAN NI NG D EPAR T MEN T
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9811
9935
9934
10049
9980
9781
9881
9991
9711
99 A VE .280 ST.2
P 39 49
P 26 716
P 22 209
1
9
PARK
Rem 2
RP 8334
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PARK
P 26 716
PARK
P 26 716
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P 39 49
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SUBJECT PROPERT Y
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APPENDIX A
1
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: August 27, 2012
and Members of Council
FROM: Chief Administrative Officer ATTN: Committee of the Whole
SUBJECT: Black Sheep Pub - Liquor License Application – Increase in Seating Capacity
EXECUTIVE SUMMARY:
The Liquor Control and Licensing Branch (LCLB) have received an application from the Black Sheep
Pub at 12968 232 Street for an increase in their seating capacity. The purpose of the increase in
seating capacity is to provide service to a wider number of their customers. All other conditions of
their licenses will remain the same.
One of the considerations utilized by the LCLB in reviewing an application for occupancy increases of
a liquor primary license is a resolution from the local government. A number of regulatory criteria
must be addressed in the Council resolution as well as comments pertaining to the views expressed
by area residents. Council may choose to support the application, not support the application or
indicate they do not wish to comment.
While there were limited responses from residents through the public process required by LCLB, it is
acknowledged that residents in the area have previously raised concerns regarding the interface of
the pub with the adjoining residential neighbourhood.
The Black Sheep Pub is located in an area boarding single family residential properties. As a result,
while there is adequate parking on site and while residents may have adequate parking on their
property, a preponderance of non resident vehicles that park within a neighbourhood is seen as an
imposition or detriment to the neighbourhood. For this reason this report recommends that the
request for increased seating capacity not be supported.
RECOMMENDATION(S):
1. That Council not support the application by the Black Sheep Pub at 12968 232 Street Maple
Ridge for an increase in their seating capacity as an amendment to Liquor License No.
213427, the existing Liquor Primary License based on the information contained in the
Council report dated August 27, 2012.
2. That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in
accordance with the legislative requirements.
1111
2
DISCUSSION:
a) Background Context:
In January 13, 2012 the Black Sheep Pub submitted a License Primary Structural Change
application to increase the seating capacity from 155 to 213 seats (Appendix I) and copy of
approved total occupant load attached as Appendix II.
LCLB has completed their initial review of the application and have determined applicant
suitability and eligibility for the establishment type. The Maple Ridge Zoning Bylaw does
permit a liquor primary establishment at this location and the business has a current and
valid Business Licence. The premises in question is fronted in the 12900 block of 232 street
and is primarily surrounded by residentially zoned and utilized property. The attached map
(Appendix III) compares the subject site to the surrounding neighbourhood. The second
phase of the application process is the gathering of public input on the application request.
The LCLB guidelines request a specific Council resolution commenting on the application in
terms of community impacts which may occur as a result of the proposed change to the
establishment operations as a result to the proposed change to the Liquor Primary License
at this particular location. Part of the process requires Council to gather views of the
residents who may be affected by the establishment of the liquor primary license in their
neighbourhood.
In following the public input requirement, on July 5, 2012, 130 letters were sent to owners
and occupants of property within approximately 300 metres of the subject site with the vast
majority of the recipients being residents, one showing as a registered company, one parcel
owned by the School District and one parcel owned by the District of Maple Ridge. None of
the correspondence was returned by the Post Office. There were three responses to the 130
letters sent to surrounding property owners and occupants , one in favour with the other two
opposed. For Council reference, the responses are attached to this report as Appendix IV.
The District also posted a public notice in the local newspaper running two separate editions
in the week of July 6 and 9, 2012. There was one telephone enquiry in response to this
advertisement for the purpose of seeking clarification on whether or not they could respond
to the District’s website and they were informed this was an approved type of response.
Although our records show a response on this topic was not submitted through the website
on this issue.
Notwithstanding the few responses received, it is acknowledged that residents in the area
have previously raised concerns regarding the interface of the pub with the adjoining
residential neighbourhood. The residents in the area have voiced concerns previously about
the imposition caused by non residents parking and the detriment to the neighbourhood.
The Maple Ridge RCMP Detachment was asked for their input on this matter and they have
confirmed they do not have any operational issues with this application.
There is adequate parking, on the subject property to satisfy and meet municipal parking
requirements for this proposed additional use. There is also additional parking on a private
property owned by the same owners across the street from the existing pub that contains
additional space for vehicles. A covenant is in place to preserve these spots for use by the
Black Sheep Pub. There is currently no time limited parking on the street in the area.
Private property lot sizes are large with ample private off street parking availability. Recently
Council adopted a policy for residential permit parking. This is available to residents should
they choose to pursue it.
3
The three closest liquor primary licensed premises to the subject property are:
The Ranch Pub & Grill – 21973 132 Ave
Witch of Endor Pub – 22648 Dewdney Trunk Rd
The Wolf Bar – 22336 Lougheed Highway
The Black Sheep Pub is located in an area boarding single family residential properties. As a
result, while there is adequate parking on site and while residents may have adequate
parking on their property, a preponderance of non resident vehicles that park within a
neighbourhood is seen as an imposition or detriment to the neighbourhood.
b) Desired Outcome(s):
That Council does not support the application from the Black Sheep Pub to increase their
seating capacity as requested.
c) Intergovernmental Issues:
Both local government and the provincial government have an interest in ensuring that liquor
regulations are followed and that licenses establishments have the support of their
communities.
d) Citizen/Customer Implications:
The review of this application has taken into consideration the potential for concerns from
surrounding properties in terms of parking, traffic and noise generation as well as the
proximity of schools and similar establishments.
e) Interdepartmental Implications:
The Licencing, Permits and Bylaws Department has coordinated in the review process and
solicited input from the public, other municipal departments as well as the RCMP.
f) Alternatives:
To approve the application and provide conditions to the approval in the form or
recommendations to forward to the LCB.
4
CONCLUSIONS:
That Council pass the necessary resolution not supporting the application from the Black Sheep Pub
as submitted based upon the staff findings set out in this report.
“Original signed by E.S. (Liz) Holitzki”
_______________________________________________
Prepared by: E. S. (Liz) Holitzki
Director: Licences, Permits and Bylaws
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager, Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Office
/lh
Attachments:
Appendix I – License Primary Structural Change application
Appendix II – Approved total occupant load
Appendix III – Map of subject property and surrounding area
Appendix IV – Resident responses
Page 1 of 4
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin DATE:August 27, 2012
and Members of Council FILE NO:
FROM:Chief Administrative Officer ATTN:Committee of the Whole
SUBJECT:2013 Permissive Tax Exemptions
EXECUTIVE SUMMARY:
The Community Charter provides Council with statutory powers to exempt certain types of properties from
municipal property taxation.Council’s policy direction in this area is based on the fundamental principle that the
Municipality will not grant property tax exemptions to organizations providing services on a private or for profit
basis,where the service is not a service funded through municipal funding, or where the service is the
responsibility of senior governments. If exemptions were granted in these instances then taxpayers would be
funding programs that were not intended to be funded by property taxes.
All applicants being recommended for a permissive tax exemption in 2013 also received the exemption in 2012.
There is one new application for 2013.The North Fraser Therapeutic Riding Association has applied for
permissive tax exemption for property leased at 13345 Park Lane.The recommendation is to deny the
permissive exemption and forward their request to be considered for Community Grants in 2013.
In accordance with the Community Charter and Council Policies 5.16 to 5.23,the properties listed in Bylaw No.
6942-2012 are recommended for property tax exemption for the 2013 taxation year.
RECOMMENDATION:
That “Maple Ridge Tax Exemption Bylaw No.6942–2012” be given first, second and third readings.
DISCUSSION:
a)Background Context:
The Community Charter provides for a general exemption from taxation over which Council does not
have any legislative powers or authority. This includes properties such as schools, public hospitals,
buildings set apart for public worship and provincial and municipally owned public buildings and land.
B.C. Assessment determines which properties qualify for statutory exemption according to the
Community Charter.
Churches and Private Schools receive these automatic exemptions, over which Council has no control.
However, the statutory exemption only provides for the church or school building and the land on which
it stands, leaving any remaining land and improvements as taxable. In 1985 Council adopted a bylaw
which grants automatic permissive exemptions for these properties. Church properties receive
permissive exemption for an additional church hall and the entire parcel of land, to a maximum of
2.0335 hectares (5 acres).Buildings other than the church and church hall are subject to taxation.
Private Schools receive permissive exemption for additional improvements and the entire parcel of land
not included in the statutory exemption.
The Community Charter also provides Council with statutory powers to exempt other certain properties
from municipal taxation. For example, these can be land and improvements that are used by not for
1131
Page 2 of 4
profit organizations that are deemed to contribute to the well being of the community or private
institutions licensed under other legislation such as the Hospital Act, Community Care Facility Act or
parts of the School Act.
Permissive exemptions can also be granted by Council for heritage properties and portions of a property
used for municipal purposes (e.g.parts of Planet Ice, the curling rink and the Ridge Meadows Senior
Society).
Council’s policy direction is intended to prevent the downloading/off loading of services that are the
responsibility of senior governments and to ensure local residents are not subsidizing residents from
other municipalities. They also establish that where a permissive tax exemption is granted that all
residents of Maple Ridge have access to the service provided and make certain that the property tax
exemption does not provide for an unfair competitive advantage.The services provided by the
organization are to be an extension of Municipal services and programs and fall under the responsibility
of local government.
A Tax Exemption Bylaw adopted by Council specifically applies to the “General, Debt & Library”and “Fire
Services Improvement”levies on the Property Tax Notice.However at this time, the School Act and the
Hospital District Act also provide for exemptions from other taxing authorities for properties included in
the bylaw.
The proposed taxation exemption bylaw must be publicly posted and included in a newspaper prior to its
adoption.The notice will include a description of each property and the estimated tax exemption for
2013 plus the following two years.The District’s Annual Report also includes information on the
permissive exemptions granted.
b)Desired Outcome:
Council must adopt the Tax Exemption Bylaw on or before October 31, 2012 to exempt properties from
municipal property taxation for 2013.
c)Strategic Alignment:
The sources of municipal revenue are limited and therefore, the District supports institutions,
organizations and the community at large to enhance the quality of life to its residents. The granting of
property tax exemptions to those applicants meeting the criteria of the policies are strategically aligned
with:
(i)Financial Management –cost effective and efficient delivery of services
(ii)Community Relations –recognize and support the important contribution of volunteers and not for
profit groups that provide services in Maple Ridge
(iii)Safe & Livable Community –in partnership with community groups, assist in the provision of
leisure and cultural services to ensure access by all citizens
d)Citizen/Customer Implications:
Permissive exemptions are designed to support those services that complement District programs.
Inadequate funding from senior governments sometimes results in agencies turning to local government
for assistance. The sources of municipal funding are limited and providing exemptions to those groups
that fall under the responsibility of senior governments is not feasible.
All applicants that were approved for a permissive tax exemption for the 2012 taxation year are being
recommended for a 2013 permissive tax exemption.
One new application was received from the North Fraser Therapeutic Riding Association. This non -profit,
charitable organization provides recreational therapeutic riding opportunities for physically, emotionally
and mentally challenged children and adults.Recreational riding lessons are provided to 80 to 95
participants each week for approximately 30 weeks each year. The programs provide significant
Page 3 of 4
benefits for the participants and approximately 70 volunteers.We recommend denial of this application
for three main reasons. The municipality does not provide recreational equestrian programs as these
are provided through businesses and clubs. If we chose to provide this type of program it would be an
expansion of our services that is not currently funded. Further, occupational and/or physical therapeutic
programs are not the responsibility of local government. As well, there are other organizations in the
community that provide equestrian and other recreational programs and allowing this exemption could
invite other applications resulting in a further increase in the tax burden against taxpayers.
e)Business Plan/Financial Implications:
Based on the 2012 assessed values, and using the estimated tax increase for 2013 from the financial
plan, the estimated amount attributable to the 2013 proposed tax exemptions for the Municipal portion
of taxes is $471,430.The total tax revenue estimate in the financial plan is $63,963,400, putting the
proposed exemptions at less than 1%of that total.
The estimated municipal portion of property taxes for 2013 for the North Fraser Therapeutic Riding
Assocation is $6,360.
f)Policy Implications:
The applicants recommended for exemption are in accordance with the adopted policies.
Council does have the discretion to make exceptions to existing policies on a case by case basis but
doing so may create expectations for other community groups in the future.
g)Alternatives:
Granting tax exemptions leads to a tax shift to other taxpayers, most notably in the Residential Class. An
option for Council is to provide a financial grant to assist those organizations provi ding community
services that Council wishes to support. Grants are an annual budget decision and are limited to one
year. Council has used this option from time to time. Providing grants does not relieve senior levels of
government from their responsibility to the community. Therefore, the potential for downloading costs to
the Municipality is somewhat reduced.
CONCLUSIONS:
In reviewing the requests for permissive exemptions, Council Members should ensure:
1.The use is consistent with Municipal policies, plans, bylaws, codes and regulations. This will ensure the
goals, policies, and general operating principles of the Municipality as a whole are reflected in the
organizations that receive Municipal support.
2.Exemptions are not given to services that are otherwise provided on a private, for profit basis. This
would provide an unfair competitive advantage.
3.The services provided by the organization should be an extension of Municipal services and programs
and must fall under the responsibility of local government. Senior government program costs must not
be transferred to property taxpayers, as this would represent double taxation and an inequitable tax
burden.
4.Primarily Maple Ridge residents should use the services and the organization’s regulations must allow
all Maple Ridge residents to participate.
5.The taxation burden resulting from the exemption must be a justifiable expense to the taxpayers of the
Municipality. The sources of Municipal revenue are limited and request for exemption must be
considered in concert with other needs of the Municipality.
Additional details on the applications are available from the Finance Department.
Page 4 of 4
_______________________________________________
Prepared by:Kathleen Gormley
Manager of Business Systems
_______________________________________________
Approved by:Paul Gill, BBA, CGA
GM –Corp. & Fin. Services
_______________________________________________
Concurrence:J.L. (Jim) Rule
Chief Administrative Officer
:kg
"Original signed by Kathleen Gormley"
"Original signed by Paul Gill"
"Original signed by J.L. (Jim) Rule"
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: August 27, 2012
and Members of Council Committee of the Whole
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended July 31, 2012
EXECUTIVE SUMMARY:
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a
Finance Manager. Council authorizes the vouchers for the following period through Council resolution.
The disbursement summary for the past period is attached for information. Expenditure details are
available by request through the Finance Department.
RECOMMENDATION:
That the “disbursements as listed below for the month ended July 31, 2012 now be approved”.
GENERAL $ 25,155,933
PAYROLL $ 1,816,077
PURCHASE CARD $ 116,748
$ 27,088,758
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1132
c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
City of Pitt Meadows – 2011 & 2012 dyking/drainage costs $ 159,466
Emergency Communications – Dispatch levy – 3rd quarter $ 242,803
G.V. Water District – Barnston/Maple Ridge pump station $ 337,073
G.V. Water District – Main West to connect to Barnston pump stn. $ 1,538,936
G.V. Water District – water consumption Mar 28 – May 1/12 $ 497,508
G.V. Water District – water consumption May 2 – 29/12 $ 471,377
Imperial Paving – 2012 Paving Program $ 373,158
Marten Timmer Excavating Ltd. – Core Park construction $ 152,057
Receiver General – Three payroll remittances $ 1,065,735
Tybo Contracting Ltd. – DTR watermain replacement $ 184,636
The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in July.
1. Albion Dyking District $ 184,215
2. Greater Vancouver Sewerage & Drainage $ 214,919
3. Provincial School Tax $ 15,820,545
4. Road 13 Dyking District $ 112,161
5. Tretheway Edge Dyking District $ 35,265
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended July 31, 2012 have been reviewed and are in order.
______________________________________________
Prepared by: G’Ann Rygg
Accounting Clerk II
_______________________________________________
Approved by: Trevor Thompson, BBA, CGA
Manager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, CGA
GM – Corporate & Financial Services
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
gmr
"Original signed by G'Ann Rygg"
"Original signed by Trevor Thompson"
"Original signed by Paul Gill"
"Original signed by J.L. (Jim) Rule"
VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT
0891551 BC Ltd Town centre investment incentive - 22308 Lougheed Hwy.40,484
775983 BC Ltd Roadside mowing 30,497
A & A Testing Ltd Storm sewer inspections 49,193
A T & H Industries Inc Gravel & dump fees 15,053
Albion Dyking District 2012 collections 184,215
Anderson & Thompson Security refunds 133,332
Aplin & Martin Consultants Ltd Capital water projects 4,844
Multi-use pathway design 122 Ave. from 216 St. to 222 St.26,208 31,052
Avenue Machinery Corp Kubota tractor c/w loader/backhoe/4X4 109,956
BC Hydro Electricity 113,493
BC SPCA Contract payment June 27,527
BFI Canada Vancouver Waste disposal May & June 23,007
Boileau Electric & Pole Ltd Maintenance: Banners 9,839
Edge St poles 3,370
Haney House 209
Install hanging baskets 1,965
Library 385
Memorial Park 1,709
Pitt Meadows Family Rec. Centre 1,248
Signal @ 232 St & DTR 4,290
Street lights 654
Sewage Pump Station @ Anderson Place 6,735
Sewage Pump Station @ 249 St & 118A Ave 4,791
Sewage Pump Station @ 236 St 4,637
Sewage Pump Station @ Wharf St 3,880
Telosky Park 951
Traffic head @ 256 St.564
Tunnel visors @ Rosewood & DTR 144 45,372
CUPE Local 622 Dues - pay periods 12/13 & 12/14 23,416
Canada Pipe Company Ltd Watermain replacement 94,211
Chevron Canada Ltd Gasoline & Diesel fuel 71,943
City Of Pitt Meadows 2012 dyking/drainage costs due as per budget 98,823
2011 dyking/drainage costs based on actual 60,643
Business internet services - Rec. Centre 2,094 161,560
Columbia Bitulithic Ltd Duraphalt 43,052
Co-Pilot Industries Ltd Gravel & dump fees 21,300
Eagle West Truck & Crane Inc EOC Freshlet - Tamarack & Lougheed 18,239
Emergency Communications Dispatch levy - 3rd quarter 242,803
Eva Intertrade Com Security refund 17,500
Falcon Homes Joint Venture Town centre investment incentive - 11882 226 St.50,000
Fred Surridge Ltd Waterworks supplies 19,850
Golden Ears Ortho & Sports Weight room supervision & personal training 16,026
Gr Vanc Sewerage & Drainage DCC collection Jan-Jun'12 214,919
Greater Vanc Water District Water consumption Mar 28 - May 1/12 497,508
Water consumption May 2 - 29/12 471,377
Maple Ridge Main West to connect to Barnston Pump Station 1,538,936
Barnston Pump Station 337,073 2,844,894
Imperial Paving 2012 Paving Program 373,158
Roadworks 2,432 375,590
Jacks Automotive & Welding Fire Dept equipment repairs 18,631
Keywest Asphalt Ltd 232 Street road improvements 131,647
Maclean Homes Brown Road Ltd Town centre investment incentive - 12075 Edge St.47,076
Manulife Financial Employee benefits premiums 134,829
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - JULY 2012
Maple Ridge & PM Arts Council Arts Centre contract payment July 48,007
Program revenue June 12,983
Artist fee 34 61,024
Maple Ridge Historical Society Quarterly contract payment 32,559
Maridge Properties Ltd security refund 137,718
Marten Timmer Excavating Ltd Core Park construction 152,057
Medical Services Plan Employee medical & health premiums 32,912
Metro Motors Ltd 2012 Ford E250 Cargo Van 27,804
Minister Of Finance School tax remittance 15,820,545
RCMP cell block blankets 816 15,821,361
Municipal Pension Plan BC Employee benefits premiums 356,614
Newlands Lawn & Garden Mainten Grass cutting 18,060
Open Storage Solutions Inc CVault annual software maintenance 20,793
Paletar, Miroslav & Alena Compensation for road dedication 15,073
Paul Bunyan Tree Services Roadside overhead brushing 15,842
Pitt Meadows Heritage & Museum Semi-annual fee for service 38,195
Raincity Janitorial Serv Ltd Janitorial services:
Firehalls 6,637
Library 6,423
Heritage Hall 489
Municipal Hall 3,130
Operations 3,151
Randy Herman Building 4,638
RCMP 3,320
South Bonson Community Centre 5,540 33,328
Receiver General For Canada Employer/Employee remit PP12/13, PP12/14 & PP12/15 1,065,735
RG Arenas (Maple Ridge) Ltd Ice rental June 55,509
Curling rink operating expenses May 2,549 58,058
Ridge Meadows Seniors Society Quarterly operating grant 49,018
Ridge Meadows Recycling Society Monthly contract for recycling July 104,180
Weekly recycling 315
Litter pick-up contract 1,848 106,343
Road 13 Dyking District 2012 collections 112,161
Rodgers, Simon J Security refund 20,320
Shanahan Ltd Library toilet partitions 13,430
Randy Herman Building coin locker hinges 1,688 15,118
Strohmaiers Excavating Ltd Ansell St sanitary sewer local area service 80,177
Surrey Fire Service Dispatch operating charges - Fire Dept.74,074
Dispatch operating charges - Public works 12,081 86,155
Surtaj Construction Ltd Security refund 46,896
Targa Contracting Ltd 119 Ave road & drainage improvements (York St to 221 St)142,412
The Birks Company AquaLoader bulk water station 45,968
Tretheway Edge Dyking District 2012 collections 35,265
Tybo Contracting Ltd Dewdney Trunk Road watermain replacement (Laity to 216)184,636
Valley Traffic Systems Inc Traffic control 18,069
Warrington PCI Management Advance for Tower common costs 60,000
Workers Compensation Board BC Remittance 2nd qtr 2012 86,763
Young, Anderson - Barristers Professional fees May 18,007
Disbursements In Excess $15,000 24,345,107
Disbursements Under $15,000 810,826
Total Payee Disbursements 25,155,933
Payroll PP12/14 & PP12/15 1,816,077
Purchase Cards - Payment 116,748
Total Disbursements July 2012 27,088,758
GMR
\\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2012\[Monthly_Council_Report_2012.xlsx]JUL'12
District of Maple RidgeDistrict of Maple RidgeDistrict of Maple RidgeDistrict of Maple Ridge
TO:TO:TO:TO: His Worship Mayor Ernie Daykin DATE:DATE:DATE:DATE: Aug. 27, 2012
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: T21-212-003
FROM:FROM:FROM:FROM: Chief Administrative Officer ATTN: ATTN: ATTN: ATTN: C.O.W.C.O.W.C.O.W.C.O.W.
SUBJECTSUBJECTSUBJECTSUBJECT: Adjustments to 2012 Collector’s Roll
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
BC Assessment (BCA) has revised the assessed value for the 2012 Collector’s Roll through the
issuance of Supplementary Rolls 04 and 05. The Collector is required to make all the necessary
changes to the municipal tax roll records and reports these adjustments to Council.
RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):
The report dated The report dated The report dated The report dated Aug. 27Aug. 27Aug. 27Aug. 27, 2012, 2012, 2012, 2012 is submitted for information.is submitted for information.is submitted for information.is submitted for information.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Eight folios were adjusted in total:
A commercial/residential mix property on River Road at 223rd St. has been awarded heritage status
and is therefore exempt from property taxes and three properties had their farm status reinstated. A
correction was made to a residential property that had been incorrectly assessed for improvements
which no longer existed. A successful appeal to the Property Assessment Appeal Board (PAAB) by
the owners of a residential property in the Webster’s Corner area resulted in a reduction of the
assessed value of their land. A sawmill in the Albion area appealed their assessment and was also
awarded a reduction to land value. An appeal that was started in 2011 has resulted in a reduction
to the land value of approx. 8 acres east of 248th at 106th, adjacent to the gravel pit, for both 2011
and 2012.
(Municipal tax revenue changes: Decrease in Class 1 (Residential) $21,259; Decrease in Class 5
(Light Industrial) $14,395; Decrease in Class 6 (Business) $4,766; Increase in Class 9 (Farm) $741)
b)b)b)b) Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:
There is a total decrease of $ 39,679 in municipal tax revenue.
1133
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
Corrections by BC Assessment and an appeal settled by PAAB resulted in a decrease of $2,888,700
to the Residential assessment base, a decrease of $1,630,600 to the Commercial assessment
base, and an increase of $27,556 to the Farm assessment base.
This report dated Aug. 27, 2012 is submitted for information and is available to the public.
_______________________________________________
Prepared by: Silvia RutledgeSilvia RutledgeSilvia RutledgeSilvia Rutledge
ManagerManagerManagerManager,,,, Revenue & CollectionsRevenue & CollectionsRevenue & CollectionsRevenue & Collections
_______________________________________________
Approved by: Paul Gill, B.B.A.; C.G.A.Paul Gill, B.B.A.; C.G.A.Paul Gill, B.B.A.; C.G.A.Paul Gill, B.B.A.; C.G.A.
General Manager: Corporate & Financial ServicesGeneral Manager: Corporate & Financial ServicesGeneral Manager: Corporate & Financial ServicesGeneral Manager: Corporate & Financial Services
_______________________________________________
Concurrence: J.L. (Jim) RuleJ.L. (Jim) RuleJ.L. (Jim) RuleJ.L. (Jim) Rule
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
"Original signed by Silvia Rutledge"
"Original signed by Paul Gill"
"Original signed by J.L.. (Jim) Rule"