Loading...
HomeMy WebLinkAbout2013-01-08 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge COUNCIL MEETING AGENDA January 8, 2013 7.•00 p.m. Council Chamber MEETING DECORUM Council would like to remind all people present tonight that serious issues are decided at Council meetings which affect many people's lives. Therefore, we ask that you act with the appropriate decorum that a Council Meeting deserves. Commentary and conversations by the public are distracting. Should anyone disrupt the Council Meeting in any way, the meeting will be stopped and that person's behavior will be reprimanded. Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca The purpose of a Council meeting is to enact powers given to Council by using bylaws or resolutions. This is the final venue for debate of issues before voting on a bylaw or resolution. 100 CALL TO ORDER 200 MOMENT OFREFLECT/ON 300 INTRODUCTION OFADDITIONAL AGENDA ITEMS 400 APPROVAL OF THE AGENDA 500 ADOPTIONAND RECEIPT OF MINUTES 501 Minutes of the Regular Council Meeting of December 11, 2012 502 Minutes of the Public Hearing of December 11, 2012 503 Minutes of the Development Agreements Committee Meetings of December 6, 10(3), 14, 17(2) and 21, 2012 Page 1 Council Meeting Agenda January 8, 2013 Council Chamber Page 2 of 6 600 PRESENTA TIONS A T THE REQUEST OF COUNCIL 700 DEL EGA TONS 701 Tyler Ducharme - CEED Centre Concerns 800 UNFINISHED BUS/NESS 900 CORRESPONDENCE 1000 BYLAWS Bylaws for Final Reading 1001 2011-008-RZ, Ansell Street, North of 124 Avenue Maple Ridge Official Community Plan Amending Bylaw No. 6903-2012 Staff report dated January 8, 2012 recommending final reading To designate from Suburban Residential to Estate Suburban Residential to harmonize the municipal sewage system and service with the land use designation Final reading 1002 2011-008-RZ, 12640 and 12610 Ansell Street Maple Ridge Zone Amending Bylaw No. 6794-2011 Staff report dated January 8, 2013 recommending final reading To rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit subdivision of each lot into two single- family lots Final reading 1003 2013-2017 Financial Plan Bylaw No. 6959-2012 To establish the five year financial plan Final reading Council Meeting Agenda January 8, 2013 Council Chamber Page 3 of 6 COMMITTEE REPORTS AND RECOMMENDA TIONS 1100 COMMITTEE OF THE WHOLE 1100 Minutes - N i I The following issues were presented at an earlier Committee of the Whole meeting with the recommendations being brought to this meeting for Municipal Council consideration and final approval. The Committee of the Whole meeting is open to the public and is held in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting. Public Works and Development Services 1101 RZ/087/08, 23103 136 Avenue, Designated Civic Property Staff report dated January 7, 2013 recommending that Option 3 to amend the Official Community Plan from Civic to Residential to allow residential development on the school site be supported and that a new zone amending bylaw for residential development be considered which will include a discussion on potential amenity contributions. 1102 2012-109-RZ, 24979 108 Avenue, RS -3 to RS -1b Staff report dated January 7, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6961-2012 to rezone from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban [Medium Density] Residential) be given first reading and that the applicant provide further information under Bylaw No. 5879-1999, along with information required for an Intensive Residential Development Permit and a Subdivision application. 1103 2012-051-RZ, 11406 and 11414 205 Street, Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Staff report dated January 7, 2013 recommending that Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 be given first and second readings and be forwarded to Public Hearing. Council Meeting Agenda January 8, 2013 Council Chamber Page 4 of 6 1104 2012 -085 -AL, 12224 240 Street, Non Farm Use Application Staff report dated January 7, 2012 recommending that Non -Farm Use Application 2012 -085 -AL be forwarded to the Agricultural Land Commission. 1105 RZ/028/10, 20623 and 20615 113 Avenue and 11312 206 Street, One Year Extension Staff report dated January 7, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 and Maple Ridge Zone Amending Bylaw No. 6738-2010 to permit future construction of an apartment building with 36 units under the RM -2 zone be granted a one year extension. 1106 2011-037-RZ, 24311 and 24361124 Avenue, One Year Extension Staff report dated January 7, 2013 recommending that rezoning application 2011-037-RZ to allow for future subdivision into 4 lots be granted a one year extension. 1107 2011-008-DVP, 12640 and 12610 Ansell Street Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-008-DVP to reduce the road right-of-way on Ansell Street and the road carriageway width and to reduce the principle building's and the accessory residential use area's rear setback to permit a four lot subdivision. 1108 2012-026-DVP, 23930 and 23950 130 Avenue Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012-026-DVP to reduce road carriageways and frontage standards to an existing gravel width and to reduce lot width for Lot A to permit a subdivision of two RS -2 (One Family Suburban Residential) lots. Financia/ and Corporate Services (including Fire and Police) 1131 Disbursements for the month ended November 30, 2012 Staff report dated January 7, 2013 recommending that the disbursements for the month ended November 30, 2012 be approved. Council Meeting Agenda January 8, 2013 Council Chamber Page 5 of 6 1151 Community Development and Recreation Service Correspondence 1171 Labour Relations Service Bylaw No. 1182, 2012 Letter dated December 5, 2012 from Greg Moore, Chair, Metro Vancouver Board, requesting that Council consent to the terms and conditions of the withdrawal of the Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 and that Council approve the adoption of the Greater Vancouver Labour Relations Service Bylaw No. 1182, 2012. Other Committee Issues 1181 1200 STAFFREPORTS 1300 RELEASE OF ITEMS FROM CLOSED COUNCIL 1400 MAYOR'S REPORT 1500 COUNCILLORS' REPORTS 1600 OTHER MATTERS DEEMED EXPEDIENT 1700 NOTICES OFMOTIONAND MATTERS FOR FUTURE MEETING Council Meeting Agenda January 8, 2013 Council Chamber Page 6 of 6 1800 QUEST/ONS FROM THE PUBLIC 1900 ADJOURNMENT QUESTION PERIOD The purpose of the Question Period is to provide the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws which have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to ask their question (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to individual members of Council. The total Question Period is limited to 15 minutes. Council reserves the right to defer responding to a question in order to obtain the information required to provide a complete and accurate response. Other opportunities are available to address Council including public hearings, delegations and community forum. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca. Mayor and Council at mayorandcouncil@mapleridge.ca. Checked by: "Original signed by Ceri Marto" Date: 2012/01/03 District of Maple Ridge COUNCIL MEETING December 11, 2012 The Minutes of the Municipal Council Meeting held on December 11, 2012 at 7:25 p.m. in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular Municipal business. PRESENT Elected Officials Appointed Staff Mayor E. Daykin J. Rule, Chief Administrative Officer Councillor C. Ashlie K. Swift, General Manager of Community Development, Councillor C. Bell Parks and Recreation Services Councillor J. Dueck P. Gill, General Manager Corporate and Financial Services Councillor A. Hogarth F. Quinn, General Manager Public Works and Development Councillor B. Masse Services Councillor M. Morden C. Carter, Director of Planning C. Marlo, Manager of Legislative Services A. Gaunt, Confidential Secretary Other Staff as Required C. Goddard, Manager of Development and Environment Services Note: These Minutes are also posted on the Municipal Web Site at www.mapleridge.ca The meeting was filmed by Shaw Communications Inc. 100 CALL TO ORDER 200 MOMENT OFREFLECTION 300 INTRODUCTION OFADDITIONAL AGENDA ITEMS • Item 801- 2013-2017 Financial Plan Bylaw No. 6959-2012 • Item 802 - Resolution re: Licensed Medical Marihuana Producers Council Minutes December 11, 2012 Page 2 of 13 400 APPROVAL OF THE AGENDA The agenda was approved as amended 500 ADOPTIONAND RECEIPT OF MINUTES 501 Minutes of the Regular Council Meeting of November 27, 2012 R/2012-540 501 Minutes Regular Council It was moved and seconded November 27, 2012 That the minutes of the Regular Council Meeting of November 27, 2012 be adopted as circulated. CARRIED Note: Councillor Ashlie requested a housekeeping amendment under Item 1500 Councillors' Reports. A notation indicating the requested revision will be added to the minutes of the November 27, 2012 meeting. 502 Minutes of the Development Agreements Committee Meetings of November 21 and 27, 2012 R/2012-541 502 Minutes Development Agmt It was moved and seconded Committee That the minutes of the Development Agreements Committee Meetings of November 21 and 27, 2012 be received. CARRIED 600 PRESENTA TIONS A T THE REQUEST OF COUNCIL 601 2013-2017 Proposed Financial Plan - P. Gill, General Manager of Corporate and Financial Services The General Manager of Corporate and Financial Services provided a PowerPoint presentation which outlined details of the proposed 2013- 2017 Financial Plan. Council Minutes December 11, 2012 Page 3 of 13 700 DEL EGA TIONS - N i I 800 UNFINISHED BUSINESS 801 2013-2017 Financial Plan Bylaw No. 6959-2012 Staff report dated December 11, 2012 recommending that Maple Ridge 2012-2017 Financial Plan Bylaw No. 6959-2012 be given first, second and third readings. R/2012 - BL No. 6959-2012 Three readings It was moved and seconded That Bylaw No. 6959-2012 be given first, second and third readings. CARRIED 802 Resolution re: Licensed Medical Marihuana Producers Councillor Morden spoke to the resolution. R/2012-543 Licensed Medical Marihuana Producers Forward to FCM It was moved and seconded That the following resolution be submitted to the Federation of Canadian Municipalities: WHEREAS there are inherent risks to licensed medical marihuana producers including break-ins and invasions due to the value of marihuana, health issues for all those living or working in locations where marihuana is grown, no regard for life health and safety features installed in buildings as required by building codes, installations of regulated devices by unqualified and uncertified persons, fire, chemical spills, injury to producers or others involved in production from the use of chemicals and fertilizers and their disposition; AND WHEREAS no information of the location of licensed medical marihuana producers is provided to emergency responders and law enforcement putting them at risk when Council Minutes December 11, 2012 Page 4 of 13 responding to emergency events or investigating complaints at those locations thereby creating barriers to the investigation of suspected grow operations; THEREFORE BE IT RESOLVED THAT the Federation of Canadian Municipalities lobby Health Canada to provide the legal and usual civic address of all production licenses issued under the Medical Marihuana Access Regulations, together with specific details on production quantities, to the jurisdictional local Government for dissemination to emergency responders and law enforcement. CARRIED Councillor Ashlie, Councillor Dueck - OPPOSED 900 CORRESPONDENCE Note: Items 1001 to 1002 are from the Public Hearing of December 11, 2012 Bylaws for Third Reading Note: The Manager of Legislative Services advised that due to an error in Bylaw No. 6852-2011 the motion for Item 1001 has been revised. 1001 2011-097-RZ, 12025 203rd Street and 20337 Dewdney Trunk Road Maple Ridge Zone Amending Bylaw No. 6852-2011 To rezone from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit the future construction of a four - storey apartment building with 22 units and an underground parkade R/2012-544 2011-097-RZ BL No. 6852-2011 It was moved and seconded Rescind 2nd reading Second reading Forward to PH 1. That Second Reading to Bylaw No. 6852-2011 be rescinded; 2. That Bylaw No. 6852-2011 be amended to replace RM -1 with RM -2; Council Minutes December 11, 2012 Page 5 of 13 3. That Bylaw No. 6852-2011 as amended be given second reading and be forwarded to Public Hearing; and 4. That the following terms and conditions be met prior to final reading; i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road and lane dedication as required; iv. Consolidation of the development site; V. Registration of a consolidated Geotechnical Report as a Restrictive Covenant at the Land Title Office which explicitly states (in accordance with Section 86(1)d of the "Land Title Act') that the land maybe used safely for the use intended, vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking vii. Removal of the existing building; 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. Pursuant to the Contaminated Site Regulations of the Environmental ManagementAct, the property owner will provide a Site Profile for the subject lands. CARRIED 1002 RZ/013/10, 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue 1002.1 Maple Ridge Official Community Plan Amending Bylaw 6724-2010 To amend conservation boundaries, add a neighbourhood park and relocate an equestrian trail Third reading The General Manager Public Works and Development Services advised on the work currently being carried out along the 132 Avenue corridor. Council Minutes December 11, 2012 Page 6 of 13 The Manager of Development and Environmental Services advised on concerns pertaining to floodplain and provided clarification on the horse trail development, connectivity of subdivisions and trails in the area and the use of buffers within the proposed development. He also provided clarification on the piece of property to remain in the Agricultural Land Reserve. R/2012-545 RZ/013/10 BL No. 6724-2010 It was moved and seconded Third reading That Bylaw No. 6724-2010 be given third reading. CARRIED 1002.2 Maple Ridge Zone Amending Bylaw No. 6725-2010 To rezone from RS -3 (One Family Rural Residential) and CD -3-98 (Comprehensive Development) to R-1 (Residential District), R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), RS -1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School) to permit the future subdivision of 76 lots in two phases for the development of single family residential, street townhouse, one agricultural lot and a neighbourhood park Third reading R/2012-546 RZ/013/10 BL No. 6725-2010 It was moved and seconded Third reading That Bylaw No. 6725-2010 be given third reading. CARRIED Bylaws for Final Reading 1003 RZ/044/09, 11213 and 11247 240 Street 11213 and 11247 240th Street Housing Agreement Bylaw No. 6954-2012 To authorize the District of Maple Ridge to enter into a housing agreement with Gold Leaf Enterprises Ltd. for property at 11213 and 11247 240 Street to allow apartment as a principal use on condition that all of the proposed 16 residential units remain as rental housing Final reading Council Minutes December 11, 2012 Page 7 of 13 R/2012-547 RZ/044/09 BL No. 6954-2012 It was moved and seconded Final reading That Bylaw No. 6954-2012 be adopted. CARRIED 1004 RZ/044/09, 11213, 11247, 11299, 11333 and 11263 240 Street Staff report dated December 11, 2012 recommending final reading 1004.1 Maple Ridge Official Community Plan Amending Bylaw No. 6684-2009 To change the commercial designation and to define the conservation boundary of Rainbow Creek Final reading R/2012-548 RZ/044/09 BL No. 6684-2009 It was moved and seconded Final reading That Bylaw No. 6684-2009 be adopted. CARRIED 1004.2 Maple Ridge Zone Amending Bylaw No. 6685-2009 To rezone from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) to permit development of 167 townhouses R/2012-549 RZ/044/09 BL No. 6685-2009 It was moved and seconded Final reading That Bylaw No. 6885-2009 be adopted. CARRIED 1004.3 Maple Ridge Zone Amending Bylaw No. 6696-2009 To rezone from RS -3 (One Family Rural Residential) to C-1 (Neighbourhood Commercial) to permit a commercial/mixed use building Council Minutes December 11, 2012 Page 8 of 13 R/2012-550 RZ/044/09 BL No. 6696-2009 It was moved and seconded Final reading That Bylaw No. 6696-2009 be adopted. CARRIED 1005 Maple Ridge Intermunicipal Business Licence Bylaw No. 6957-2012 To enter into an Intermunicipal Business Licence Scheme to permit certain categories of businesses to operate across municipal jurisdictions within the Fraser Valley region while minimizing the need to obtain a separate Municipal Business Licence in each jurisdiction Final reading R/2012-551 BL No. 6957-2012 Final reading It was moved and seconded That Bylaw No. 6957-2012 be adopted. CARRIED 1006 Maple Ridge Vacant/Abandoned Building Bylaw No. 6958-2012 To control the condition of vacant/abandoned buildings to reduce risk Final reading R/2012-552 BL No. 6958-2012 Final reading It was moved and seconded That Bylaw No. 6958-2012 be adopted. CARRIED Councillor Hogarth - OPPOSED COMMITTEE REPORTS AND RECOMMENDA TIONS 1100 COMMITTEE OF THE WHOLE Minutes - December 3, 2012 Council Minutes December 11, 2012 Page 9 of 13 R/2012-553 Minutes COW December 3, 2012 It was moved and seconded That the minutes of the Committee of the Whole Meeting of December 3, 2012 be received. CARRIED Public Works and Development Services 1101 DVP/DP/045/09, 11213 and 11247 240 Street Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/045/09 to vary setbacks and building heights and that the Corporate Officer be authorized to sign and seal DP/045/09 to permit construction of a mixed use building. R/2012-554 DVP/DP/045/09 Sign and seal It was moved and seconded That the Corporate Officer be authorized to sign and seal DVP/045/09 respecting property located at 11213 and 11247 240 Street; and further That the Corporate Officer be authorized to sign and seal DP/045/09 respecting property located at 11213 and 11247 240 Street. CARRIED 1102 DVP/DP/046/09, 11213, 11247, 11263, 11299 and 11333 240 Street Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/046/09 for setback and height variances and that the Corporate Officer be authorized to sign and seal DP/046/09 to permit construction of a phased strata development for 167 townhouse units. Council Minutes December 11, 2012 Page 10 of 13 R/2012-555 DVP/DP/046/09 Sign and seal It was moved and seconded That the Corporate Officer be authorized to sign and seal DVP/046/09 respecting property located at 11213, 11247, 11263, 11299 and 11333 240 Street; and further That the Corporate Officer be authorized to sign and seal DP/046/09 respecting property located at 11213, 11247, 11263, 11299 and 11333 240 Street. CARRIED 1103 DVP/091/10, 24371 and 24417 112 Avenue Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/091/10 to vary building height for the R-1 and RS -1b zoned buildings. R/2012-556 DVP/091/10 Sign and seal It was moved and seconded That the Corporate Officer be authorized to sign and seal DVP/091/10 respecting property located at 24371 112 Avenue and 24417 112 Avenue. CARRIED Financia/ and Corporate Services (including Fire and Police 1131 Adjustments to the 2012 Collector's Roll Staff report dated December 3, 2012 submitting information on changes to the 2012 Collector's Roll through the issuance of Supplementary Roll 09. For information only No motion required Community Development and Recreation Service - N i I Council Minutes December 11, 2012 Page 11 of 13 Correspondence - Nil Other Committee Issues - N i I 1200 STAFFREPORTS 1201 2013 Acting Mayor, Committee and Commission Appointments Staff report dated December 11, 2012 recommending that the Acting Mayor schedule and appointments to Government agencies, advisory and/or legislated committees, special committees, community groups and organizations and standing committees be approved. R/2012-557 2013 Appointments It was moved and seconded That the Acting Mayor schedule and appointments to Government Agencies, Advisory and/or Legislated Committees, Special Committees, Community Groups and Organizations and Standing Committees as attached to the staff report dated December 11, 2012 be approved. CARRIED 1300 REL EASE OF ITEMS FROM CLOSED COUNCIL - Nil 1400 MAYOR'S REPORT Mayor Daykin advised that the CP Rail Holiday Train will stop at the Billy Miner Pub on River Road on December 18, 2012 at 7:30 p.m. He thanked the staff at the Operations Centre for the work done particularly during the continuous rainy days. Mayor Daykin extended wishes for a healthy and successful 2013. Council Minutes December 11, 2012 Page 12 of 13 1500 COUNCILLORS' REPORTS Councillor Dueck Councillor Dueck thanked District staff for the work done around business planning as well as during the year. She wished all the best of the season and encouraged everyone to take the time to spend with family during the break. Councillor Masse Councillor Masse attended meetings of the Maple Ridge Agricultural Advisory Committee and the Maple Ridge/Pitt Meadows Social Planning Advisory Committee. He attended the Salvation Army Caring Place first annual Dignity Breakfast fundraiser. He wished all a very Merry Christmas and a Happy New Year. Councillor Morden Councillor Morden attended all his committee meetings. He spoke to a sign to be handed out by Maple Ridge merchants to remind residents to be careful of leaving merchandise in their vehicles. He wished all a happy holiday and advised that he will volunteer at the Maple Ridge/Pitt Meadows Christmas Haven on December 24. Councillor Hogarth Councillor Hogarth visited the Allco Fish Hatchery. He wished staff, colleagues and citizens the very best for Christmas and the New Year. Councillor Bell Councillor Bell attended a dinner with the Township of Langley and a meeting of the Lower Mainland Local Government Association Board. She wished a Merry Christmas to all and advised that the Maple Ridge -Pitt Meadows Christmas Haven is still accepting donations and that these can be dropped off at the Maple Ridge Leisure Centre or at Curves. Councillor Ashlie Councillor Ashlie attended the kickoff of Operation Red Nose and encouraged residents to use the service. She also attended the Salvation Army Caring Place 1St Annual Dignity Breakfast, a Meals -On -Wheels fundraiser and a Ridge Meadows Education Foundation fundraiser for the local food bank and the Education Foundation. She also attended the Office of MLA Marc Dalton to speak with Minister Margaret MacDiarmid. Councillor Ashlie wished all citizens a Merry Christmas. Council Minutes December 11, 2012 Page 13 of 13 1600 OTHER MA TIERS DEEMED EXPEDIENT - N i I 1700 NO OF MO TION AND MATTERS FOR FUTURE MEET/NGS - N i I 1800 QUEST/ONS FROM THE PUBLIC 1900 ADJOURNMENT- 9:50 p.m. E. Daykin, Mayor Certified Correct C. Marlo, Corporate Officer CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 6, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. SD/O81/O6 LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 8, Section 28, Township 12, New Westminster District, Plan EPP11249 23621 Rock Ridge Drive Landmark Enterprises Ltd. Release of CA2058822 & CA2058823 (No Build Covenants) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO SD/O81/O6. CARRIED Mfr Er kin, Mayor J.L. Jim) Rule, Chief Administrative Officer air Member 503 4 w � 3 2 1 4 r m3 3007 X4138 1 N Scale: 1:1,500 No 13435 16 X13423 0)15 (-13415 W 14 13409 1313379 1213375 1113371 1013367 913363 813359 pit f Pitt Meadows District of Langley 7 ! 23621 ROCK RIDGE DRIVE 13446 i i 6 f 13438 M CORPORATION OF 5 THE DISTRICT OF 13432 pelm 4 SUBJECT PROPERTY 13426 W 3 FRASFi4 {�- 13418 2 8 13412 1 N 13406 N c 18 25 0 10 M 23654 1 co 2 N 3 �� �` °� 19 'r 26 6� 00 04 13388 4 12�a��ON G W 13382 1 � 'Z21 328-, Sl < 13380 6 �1 606 2366'{ 22 � * 29�� 0 13376 7 13g6� 61� �f �j2s M 4 8 9 10 W 1 The Corporation of the District of Maple Ridge 0- LOr --� makes no guarantee regarding the accuracy 2 0 ti 11 or present status of the information shown on J co N M ry this map.12 f ! 23621 ROCK RIDGE DRIVE i i f CORPORATION OF THE DISTRICT OF .t f'lo MAPLE RIDGE { PLANNING DEPARTMENT DATE: Nov 29, 2012 FILE: Untitled BY: PC FRASFi4 {�- CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 10, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule. Chief Administrative Officer Member 1, SD/075/10 LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 1, Section 10, Township 12, New Westminster District, Plan EPP16544 10512 245 Street Mangal & Tanbir Sindhar Release of Covenant CA264820; Tree Protection Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO SD/075/10. CARRIED i 'L J.L. (Jim) Pule, Chief Administrative Officer Member/` U') N ILL] 10536 6 LUBJECT PROPERTY 10526 10582 N 7-� 8 i ? 10580 ED 10583 � 10512 10570 10579 8- 10558 62 M to 10565 1 2d. 11 10548 U 0- 3 U 10543 U') N ILL] 10536 6 LUBJECT PROPERTY 10526 Lu 4 — 10529 i ? 1 10512 U) 2d. 11 m 10502 10481 LO 10492 3 (D N 4 w 10486 10 10476 5 10469 10458 7 10450 8 10578 10530 1 1 11, I. 1 L10470 9 + � I i W 10455 I f I l f I . 10512 245 STREET o CORPORATION OF 5 N THE DISTRICT OF �, fufAt]i F D1i"if:F PLANNING DEPARTMENT DATE: Dec 10, 2012 FILE: SD/075/10 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 10, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chtef Administrative Officer Member 1. 2011 -079 -SD LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lots 1, 2 & 3, all of Section 19, Township 15, New Westminster District, Plan EPP24229 26565 126 Avenue Bosa Development Corporation Covenants: Sewage Disposal; Watercourse & Habitat Protection THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2011 -079 -SD. Ernie bay , Ma_ or J.L. (Jim) R e, Chief Administrative Officer Chair Member m LMP 18834 a 12 12756 127^ 15 2717 N W u7 N a CL 12728 J 16 127 AVE. 3 LMP 19841 2 Cif Pitt � , -' ` Mea ows SW corner of 266 St & 126 Ave M _' 73613-0512-0 co �Y CORPORATION OF THE DISTRICT OF N District of - y Y� I MAPLE RIDGE Langley t I PLANNING DEPARTMENT SCALE 1 2,500 FRRSEA q. DATE: Jun 30, 2011 2011 -079 -SD BY: JV CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 10, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012 -015 -SD LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot A, Section 33, Township 12, New Westminster District, Plan BCP51083 13870 232 Street Jaskar Developments Ltd. Release of Covenant BB1293628; Statutory Right -of -Way; Slope Protection Area Covenant; Subdivision Servicing Agreement; Enhancement and Maintenance Agreement; Statutory Right -of -Way (Sanitary & Storm Sewer) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2012 -015 -SD. CARRIED J.L. (Jim)ule, Chief Administrative Officer Member Rem 4 / N N � Q • 1391 �i y\�� IM , ■ 18 13897 q 1/' 3926 PARK °1 �r SUBJECT PROPERTY 13894 13872 13893 3CP 46658 PARK 1 BCP 51083 ;7 A r BCP 46658 z° Lu N �a 13868 2 1396 5 2213a67 r38sr5 2 21 3 .1'42 6 13841 / 3831 20 rye 13822 7 13825 ! 13828 4 v 19 r38o$ r3g�2 8 r38rr i 0 X37 18 s3 r1�2 8 rs795 J j r3so 588 z 717&2 10 17 73791 l l �37g3 r37 16 3 2 8 72 1 1376 r.1 1 2 13771 15 6 / 37�3 �4 75 j �3T72 4 13762 12 5 7 7 �� ': • ! 1'82 3763 73j. 13752 13 �� �375i SILVER VALLEY RD Clt #Pitt Mea op = y-1"_ 13870 232 STREET L r i M CORPORATION OF THE DISTRICT OF N District of � - MAPLE RIDGE f `� � � ; Langley I PLANNING DEPARTMENT Scale: 1:2,500 - FAASFH R. DATE: Dec 10, 2012 FILE: 2012 -015 -SD BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 14, 2012 Mayor's Office PRESENT. Ernie Daykin, Mayor Chairman J. L. (Jim) Rule, Chief Administrative Officer Member 1. SD/075/10 LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen. Recording Secretary Lot 1 - 11, all of Section 10, Township 12, New Westminster District, Plan EPP16544 10481, 10469, 10455 245B Street, 10512, 10502, 10492, 10486, 10476, 10466, 10458, 10450 245 Street B. & J. Ahonen, G. Abebe, N. Johnson, R. Awram Release of Covenant CA2648011(Infiltration) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO SD/075/10. CARRIED J.L. (Jim) ule, Chief Administrative Officer Member 7 10588 m 10587 - — 10586 5 r 9 10585 6 rn 5 10582 Cq 8 7 U P 75957 10580 10583 10578 10570 9 1 P 72100 $ 10579 105587 2 F0 c(o 10565 10570 70- 10548CL 3 cc U 10543 6 BCP 5562 10536 � 4 $ LO 5 A N 110526 10529 10530 1 10512 � 2 11 10502 m LO � 10481 N Subject Properties 10492 3 4 w 0486 10 9 0476 562 5 10469 P 18280 K 0466 6 LO g 10470 7 9 10450 0458 $ W 10455 P 72100 zQ p 10445 10 >Y 1 P 72100 co 10441 m N 104 AVE. 28 o 70 96 N rasya2 ra 63 x037-83 103?23 103x63 1 3 CI f Piwtt _-�_, j , Mea as - -- ' _�- -� .. rJ r" f = Lots 1-11, EPP 16544 o -I I CORPORATION OF � � THE DISTRICT OF I -� IJ MAPLE RIDGE N District of Langley �I - PLANNING DEPARTMENT DATE: Dec 11, 2012 FILE: Untitled BY: PC Scale: 1:2,000—SER - Ff#ASF� �, CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 17, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule. Chief Administrative Officer Member Amanda Allen, Recording Secretary 1. RZ/044/09 LEGAL: Lots 5 & 6, both of Section 16, Township 12, New Westminster District, Plan 26163; Lots A & B, both of Section 16, Township 12, New Westminster District, Plan EPP25279; North Half Parcel "B" (Reference Plan 3659) of the South East Quarter Section 16, Township 12, New Westminster District; North Half of the South Half Parcel "B" (Reference Plan 3659)of the South East Quarter Section 16, Township 12, New Westminster District; South Half of the South Half Parcel "B" (Reference Plan 3659) South East Quarter Section 16, Township 12, New Westminster District. LOCATION. 11213, 11247, 11263, 11299, & 11333 240th Street OWNER: Gold Leaf Enterprises Ltd. REQUIRED AGREEMENTS: Rezoning Servicing Agreement; Rental Apartment Parking Covenant; Visitor Parking Covenant; Geotechnical Covenant; Statutory Right -of -Way for access to Northern properties; Housing Agreement THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO RZ/044/09. CARRIED J.L. (Jim) R��le, Chief Administrative Officer Member f 11406 1 1 L P 131304 1 M 4_ LN R 337 7 n 11413 v~ 11414 2 46 M 45 44 43 41 3 N 42 a v `� m 11409 11410 8 11396 N N o 40 39 _ 2 m 1 11405 11402 113 B AVE "� N 21 R v Pd.2 N31 N 32 02 33 N 34 "35 36 R 33 97 w 37 Pm 38 18 11370 0 18 33797 113so 19 � 17 �� - 113516 2 29 8 ti Z3gg5 20 11340 r, 235 N 1/2 B 27ar8 15 3326 21 14 23878 s gs8 14 RP 3659 22 24 23 13 aQ 12 g { Subject Properties 11 -- RP 3659 N 1/2 of S 1/2 B pd. 'P' RP 1224 LMP P 2472.2 G PARK RP 3659 S 1/2 of S 1/2 B 6 P 26163 5 P 26163 C P 19825 1735Q 2 $ pF 77, o ryp � 11416 7 7 '2g9 2 26 SPP 6 p BC 20686 LO 11328 Ln A 045 U 14 15 v c6 11325 7 LPARK84 11403 N m RP 8357 m 1$315 1j4p3 1 2� 11394 11333 11 11303 9 1306 31 113977 22 71 13 P 31331 113aF g 11376 Q 5 n 12 11379 1 RP 6761 i3Cl. '1 11372 4 O 11373 RP 6260 11362 4 0_ U 1Q 11363 911355 11363 113563 11340 r, 235 N 1/2 B 27ar8 15 3326 21 14 23878 s gs8 14 RP 3659 22 24 23 13 aQ 12 g { Subject Properties 11 -- RP 3659 N 1/2 of S 1/2 B pd. 'P' RP 1224 LMP P 2472.2 G PARK RP 3659 S 1/2 of S 1/2 B 6 P 26163 5 P 26163 C P 19825 11299 11300 r M CV 11263 IL 11247 11250 11213 1 2 L NWP5589 11213/11247/11263/11299/11333 I.N 240 St o #t CORPORATION OF I'L THE DISTRICT OF MAPLE RIDGE A PLANNING DEPARTMENT F ° DATE: Dec 6, 2012 RZ/045109 BY: DT 1735Q 2 $ pF 77, o ryp � 113 A AVE. 7 7 '2g9 2 26 113365 6 p 1133 LO 11328 Ln A 2 11332 U 4 Q 11316 CV c6 11325 7 2$ iq326 N m 11310 {.7 m 1$315 1137,9 1 2� 30 71312 11333 11302 1 11303 9 1306 31 11299 11300 r M CV 11263 IL 11247 11250 11213 1 2 L NWP5589 11213/11247/11263/11299/11333 I.N 240 St o #t CORPORATION OF I'L THE DISTRICT OF MAPLE RIDGE A PLANNING DEPARTMENT F ° DATE: Dec 6, 2012 RZ/045109 BY: DT CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 17, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012 -014 -SD LEGAL: LOCATION: OWNER: Amanda Allen, Recording Secretary Lot B, Section 33, Township 12, New Westminster District, Plan BCP51083 13870 Silver Valley Road Silver Valley Projects Ltd. REQUIRED AGREEMENTS: Subdivision Servicing Agreement; Release of Covenant BB1293628 (No Build); Statutory Right -of -Way; Slope Protection Covenant; Enhancement & Maintenance Agreement THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2012 -014 -SD. CARRIED J.L. (Jim) ule, Chief Administrative Officer Member 13960 8 P2 09 13992 1 Rem 4 139 13962 �P 1 3917 �1�,$ P 26 32 13948 14 15 13920 13897 O 13926 PARK Subject Property 1 13912 CO 13906 2 ^ C0 B 46657 BCP 48824 13894 3 q0 Q0 BCP 46658 13x72 I 13900 B 4 UU 13890 m 13893 1 BCP 46658 Rax 13880 PARK A 13870 BCP 51083 P 13776 2 13860 00 cc A e 3uD ( 3 13856 5 4 CL a BCP 46658 S1 13852 U i ] 5 a J 13848 ,Q 13868 2 13856 22 13g62 5 1138S,,�� 21 _J i 3 x3842 6 13841 2 63 cn CQ 13831 C/)20 13 N �NQ 13822 7 13826 13828 195 4 138p5 N 1 380 8 1913g11 13812 1 107 13;,921 8137 1 311 93 96 j BCS 3588 13> 9 17 95 13802 2�� r378.3 0 713 12 m BCP 428 82 10 1300 d� CI f Pitt Mea 13870 Silver Valley Road CORPORATION OF L t5 P THE DISTRICT OF N;> District of - _j0 MAPLE RIDGE Langley J T PLANNING DEPARTMENT Scale: 1:2,000 — a DATE: Dec 17, 2012 2012 -014 -SD BY: JV Fi4A3ER A- CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 21, 2012 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2011-008-RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lots 72 & 73, both of Section 22, Township 12, New Westminster District, Plan 43885 12640 & 12610 Ansell Street Dennis & Darlene Dickson and James & Frances Shull Covenants: • Geotechnical; • Agricultural Buffer; • Geotechnical Setback Protection Subdivision Servicing Agreement; Enhancement & Maintenance Agreement THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2011-008-RZ. J.L. (Jim) Rule, Chief Administrative Officer Mernber P 5052 3 SUBJECT PROPERTIES 'LMP 22994 i P 43885 9,304A 71 Go 72 N CL 1 1 2 m 12665 w 12640 i a BCP 4571 2 P 72087 12621 P 43885 73 126 AVE. ss 12610 1 N 2 2 I tzs7o � m P 72 85 �a 12555 P 43885 12550 80 P 43885 75 w , i a i EPP 414 1 2 12530 N N Ci f Pitt t j Mea o I ! 0 12610/40 ANSELL STREET CORPORATION OF ' - THE DISTRICT OF MAPLE RIDGE N District of } rJ PLANNING DEPARTMENT Langley }` _ _ � -�� +[ 3%�- SCALE 1:2,500 ; `— -' 1 DATE: Jan 26, 2011 FILE: 2011-008-RZ BY: PC FRASER R� �� - Deep Roots Greater Heights TO: 9:l[CLVA SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: Chief Administrative Officer lul���l►[�� Final Reading: Official Community Plan Amending Bylaw No. 6903-2012 Various Addresses (Ansel) Street Area) EXECUTIVE SUMMARY: January 8, 2013 2011-008-RZ COUNCIL Bylaw 6903-2012 has been considered by Council and at Public Hearing and subsequently was granted Third Reading. In 2010, Metro Vancouver included the Ansell Street subject area properties into the Fraser Sewerage Area. An OCP amendment is now needed to re -designate the subject area from Suburban Residential to Estate Suburban Residential to harmonize the municipal sewage system and service with the land use designation. This is a required step for establishing a Local Area Service agreement for Ansell Street (Academy Park Phase 2). RECOMMENDATION: That Official Community Plan Amending Bylaw No. 6903-2012 be adopted. DISCUSSION: a) Background Context: In 2010, the District received approval from Metro Vancouver to include 19 properties in the Ansell Street area into the Greater Vancouver Sewer and Drainage District (GVS&DD) Fraser Sewerage Area. The property owners filed a petition for a sewer to be installed under a Local Area Service process, and this work was completed in August 2012. The OCP land use designation differentiates between properties designated Estate Suburban Residential that are within the Fraser Sewerage Area, and properties designated Suburban Residential, that are outside of the Fraser Sewerage Area. Given the inclusion of these sites into the Fraser Sewerage Area, and completion of the sanitary sewer extension, an OCP amendment is required to harmonize the service level with the land use designation. b) Project Description: Council considered this rezoning application at a Public Hearing held on April 17, 2012. Or April 24, 2012 Council granted Third Reading to Maple Ridge Official Community Plar Amending Bylaw No. 6903-2012 with the stipulation that the following condition be addressed: 1001 i. Amendment to Schedule "B" of the Official Community Plan. The following applies to the above: 1. The necessary OCP Amending Bylaw and associated schedules were prepared as instructed. CONCLUSION: As the applicant has met Council's condition, it is recommended that Final Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6903-2012. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by Paul Gill" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer I •• The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Official Community Plan Amending Bylaw No. 6903-2012 'r41 Appendix A 1 r •f SUBJECT PROPERTIES N II � _ j I 1 20 AV E. 120 AV ---------------------I f II If I fl fl W k II II f I �I I� , I I� II I I I, Cit f Pitt Mea ows ' -" ! 124 AVENUE & ANSELL STREET 1.2 I� o �! CORPORATION OF THE DISTRICT OF � fA District of N MAPLE RIDGE I � F Langley PLANNING DEPARTMENT Scale: 1:3,500 DATE: Jan 4, 2013 FILE: 2011-008-RZ BY: PC ERASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6903-2012 A Bylaw to amend Schedule "B" forming part of the Official Community Pian Bylaw No. 6425 - 2006 as amended 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 Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6903-2012." 2. Those parcels ortracts of land and premises known and described as: Lot 2, Section 22, Township 12, NWD Plan 71164 Lot 1, Section 22, Township 12, NWD Plan 71164 Lot 2, Section 22, Township 12, NWD Plan 70674 Lot 1, Section 22, Township 12, NWD Plan 70674 Lot 2, Section 22, Township 12, NWD Plan EPP1414 Lot 80, Section 22, Township 12, NWD Plan 43885 Lot 2, Section 22, Township 12, NWD Plan 72685 Lot 2, Section 22, Township 12, NWD Plan 72087 Lot 1, Section 22, Township 12, NWD Plan 72087 Lot 71, Section 22, Township 12, NWD Plan 43885 Lot 72, Section 22, Township 12, NWD Plan 43885 Lot 73, Section 22, Township 12, NWD Plan 43885 Lot 1, Section 22, Township 12, NWD Plan 72374 Lot 2, Section 22, Township 12, NWD Plan 72374 Lot 75, Section 22, Township 12, NWD Plan 43885 Lot 76, Section 22, Township 12, NWD Plan 43885 Lot 1, Section 22, Township 12, NWD Plan 72831 Lot 2, Section 22, Township 12, NWD Plan 72831 Lot 78, Section 22, Township 12, NWD Plan 43885 and outlined in heavy black line on Map No. 829, a copy of which is attached hereto and forms part of this Bylaw, are hereby redesignated to Estate Suburban Residential. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 271h day of March, A.D. 2012. READ A SECOND TIME the 2711, day of March, A.D. 2012. PUBLIC HEARING HELD the 17th day of April, A.D. 2012. READ A THIRD TIME the 24"h day of April. A.D. 2012. RECONSQERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER P 9364 14 13 12 PART LYING EAST OF ALOUETTE RIVER AND NORTH OF RIGHT-OF-WAY P43885 Q,Pm ? 3pA1 71 CP LMS 3755 A 72 CA 16 9281 1 �2 J�-44'6 1- 67 68BCP 571 2 P 72087 R P 43885 P 43 R R R 3 73 126 AVE. 66 7 8 65 F P 86522 P 86522 � d 2 LMP 123 1 Rem 64 R R R12521 R 2 1 2 BC 47502 P 85 P 43885 120512- 43885 83 80 P7 98 PP 1414 1 2 1 2 12610 1 12570 2 12550 N P 43885 75 W Z Z 1200Q 125 AVE. P43885 76 R tz4 $ 1 P43885 12490 A B 56 55 54 53 1 2 tz4 BCF 28230 BC _,j 2 1-7 LMP 2744 LMP 2745 P43885 P43885 46 1 2 48 49 50 78 2 124 AVE. 21 P 3118 12384 N 190' 12 20 a 12370 12375 LMP 34711 Rem 12 12355 2 0 P 5052 3 'LMP 22994 n P 5052 1 Rem 12 20 Rem 24 0o 16 13 12 9 H to 8 5 12520 4 1 MAPLE RIDGE OEEIC IAL COMMUNITY PLAN AMENDING Bylaw No. 6903-2012 Map No. 829 From: Suburban Residential To: Estate Suburban Residential 9 1 g-, -3 ra T., I= N SCALE 1:5,000 Oeep Roots Greater Heights TO: FROM: SUBJECT District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: Chief Administrative Officer MEETING: Final Reading: Maple Ridge Zone Amending Bylaw No. 6794 - 2011 12640 and 12610 Ansell Street EXECUTIVE SUMMARY: January 8, 2013 2011-008-RZ COUNCIL Bylaw 6794 - 2011 has been considered by Council and at Public Hearing and subsequently was granted Third Reading. The applicant has requested that Final Reading be granted. The purpose of the rezoning is to permit the subdivision of each lot into two single-family lots not less than 0.4 hectares (1 acre) in size. RECOMMENDATION: That Maple Ridge Zone Amending Bylaw No. 6794 - 2011 be adopted. DISCUSSION: a) Background Context: Council considered this rezoning application at a Public Hearing held on April 17, 2012. On April 24, 2012 Council granted Third Reading to Maple Ridge Zone Amending Bylaw No. 6794 - 2011 with the stipulation that the following conditions be addressed: Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; ii. A Restrictive Covenant for preservation of the agricultural buffer must be registered at the Land Title Office, including a disclosure statement regarding neighbouring farming practices; iii. Removal of the existing buildings encroaching on proposed properties; iv. Approval of Local Area Service Bylaw for sanitary sewer to Ansell Street Area; V. An Engineer's report on the water quantity for domestic and fire protection purposes must be received; vi. Council approval for variance for pavement width and road width for portions of Ansell Street; 1002 vii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. The following applies to the above: 1. The applicant has provided a Geotechnical Restrictive Covenant that addresses the suitability of the site for the proposed development. 2. The applicant has provided an Agricultural Buffer covenant which includes a disclosure statement regarding the impacts of adjacent land in the Agricultural Land Reserve. 3. The applicant has removed the garage that would encroach on the proposed lot line. 4. The Ansell Street sanitary sewer extension project was completed in August 2012, and a certificate of Substantial Performance was issued by the Engineering Department on August 31, 2012. It is anticipated that a Charges Bylaw will be considered by Council in early 2013 and the Local Area Service Bylaw will be adopted at this time. 5. A capital works project for increased fire flow protection on 124 Avenue (between 246 and 248 Street) was completed in October. The Engineering Department has confirmed that there is now sufficient water pressure for domestic and fire protection purposes, and therefore the applicant's Engineer is not required to submit a report. 6. Consideration of a number of variances to allow this development as proposed will take place in concurrence with Final Reading of Maple Ridge Zone Amending Bylaw No. 6794 - 2011. 7. The applicant's Engineer has provided a disclosure statement advising that there is no evidence of underground fuel storage tanks on the development site. CONCLUSION: As the applicant has met Council's conditions, it is recommended that Final Reading be given to Maple Ridge Zone Amending Bylaw No. 6794 - 2011. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by Paul Gill" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw No. 6794 - 2011 Appendix C - Subdivision Plan 'r41 APPENDIX A 1 1 P 5052 3 SUBJECT PROPERTIES *LM P 22934 P48885 3pA1 71 P ti 0 CA 72 a_ 1 1 2 r 12665 + w i 12640 � 2 l4 I BCP 44571 2 P 72087 m M 12621 i P 43005 73 -- - --- 126 AVS------- ---- 0 1 12610 ry 1 2 I �. 2 I } 12570 P 72 85 I i l y 2 12555 I P43885 12550 80 - P43885 r I J 1 75 W INI z I 1 L1414 12530 ____ " ___—_...._ ..� Cit f Pitt j Mea ws -" ! 12610/40 ANSELL STREET 1.2 Ig o"ipinErm. CORPORATION OF 1 =THE DISTRICT OF NNMAPLE RIDGE District of ILangleyPLANNING DEPARTMENT DATE: Dec 21, 2012 FILE: 2011-008-RZ BY: PC Scale: 1:2,500 ERASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6794 - 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 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6794 - 2011." Those parcels or tracts of land and premises known and described as: Lot 72 Section 22 Township 12 New Westminster District Plan 43885 Lot 73 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1509 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS -2 (One Family Suburban Residential). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 22nd day of February, A.D. 2011. READ a second time the 27th day of March, A.D. 2012. PUBLIC HEARING held the 171h day of April, A.D. 2012. READ a third time the 241h day of April, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER , A.D. 20 . CORPORATE OFFICER ry 24521 ALOUETTE RD. P 237 0 2 1 P 5052 12734 ALOUETTE RIVER IGHT-OF-WAY 3 12700 'LMP 22994 P 43885 P 30g1 71 12674 0 72 N a 1 1 �-2 �- 12665 12640 68 —� BCP 44571 N 2 P 72087 12621 P 43885 73 126 AVE. 126 AVE. 12610 N 1 2 2 2 1 12570 BC 47502 P 7 85 2 P 43885 12555 P 43885 12550 83 80 P 43885 75 w P 7 98 EPP 1414 u, a MAPLE R DGE ZONE AMEND NG Bylaw No. 6794-2011 Map No. 1509 From: RS -3 (One Family Rural Residential) To: RS -2 (One Family Suburban Residential) MAPLE RIDGE N SCALE 1:3,000 District Of Maple Ridge, NAD83 (CSRS) bet~ amml �W* toy V-md-A6VW hwwf WW 1 Area - a4m ho Pko 4MM 2 Area - a400 ho PAM 4"W 55 74 Rm, 4.MR5 A C1114 APPENDIX C M. DISTRICT OF MAPLE RIDGE BYLAW NO. 6959-2012 Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 WHEREAS, through a public process in an open meeting input was sought from the public with respect to the financial plan and budget guidelines; AND WHEREAS, through a public process in an open meeting the business and financial plans were presented; AND WHEREAS, the public will have the opportunity to provide comments or suggestions with respect to the financial plan; AND WHEREAS, Council deems this to a process of public consolation under section 166 of the Community Charter. NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This Bylaw may be cited as Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012. 2. Statement 1 attached to and forming part of this bylaw is hereby declared to be the Consolidated Financial Plan of the District of Maple Ridge for the years 2013 through 2017. 3. Statement 2 attached to and forming part of the bylaw is hereby declared to be the Revenue and Property Tax Policy Disclosure for the District of Maple Ridge. 4. Statement 3 attached to and forming part of the bylaw is hereby declared to be the Capital Expenditure Disclosure for the District of Maple Ridge. READ a first time the 11th day of December, 2012. READ a second time the 11th day of December, 2012. READ a third time the 11th day of December, 2012. PUBLIC CONSULTATION completed on the day of 201 . RECONSIDERED AND ADOPTED the day of 201 PRESIDING MEMBER ATTACHMENTS: Statement 1, Statement 2 and Statement 3 CORPORATE OFFICER 1003 Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 1 Consolidated Financial Plan 2013-2017 (in $ thousands) REVENU ExWmai Reven uBm Qe4zlopmrril Fpgy f3Pr+er4rP13r 4[Mtn1jNiT8 l 4WSr1- ULENv"ar fast Ghafgns lkwu goer 5—p4xifiocl Pr,3pwm PEI6Wnd Arou.mtwii Lbntrldutlonsfrnrn Ottios L7erelopment Fees Total Wop" iuch Peet Ghmom Fees & Ghsrgas FfilarrSt Brants f0l"I Aovtsj PMPentp Sarss TTV Exlvmal4hFverwLn- E7(PENOITltFIFS 0mratirF,di[ ndRuFE* c4gq ar 1-a.UeF+dAU+aS Lnte►est P"niRru arr DFIW Armrhmtton Ex. mss T¢1a1 FAtmol E 019RAVILift* ANNUAL WR13L1iS 6.icl $0ui &d.%N4IU11UA Pp(sPriv CSU1rNLi8i L&5&: Cap iai E pend.tures Lass DavoloPm Gehtnharad Gapttal CHANGE 411 FINANCIAL POW110114 201:3 2024 201b 2016 2017 1, -. W 12 -All 32-50 19r'250 V.M f1.444) 4fE9 7 7T1 715A 5,889 ❑ 4 4 V 0 ttl4 M1 2170 �r)U 2W u.00I 720� 3 700 3.769 375a 1'2626 27,298 23 966 23.364 22'097 65.1212 61� 199G i3 3cs X8.97'2 TATO t1 3, ' .- At 055 3,395 8,54] 35,011 3G.548 38195 40,360 42,207 41218 LB.43 1.80 3,8A3 U43 7, 7tl 6. i}f 9155 2.46}2 15,361 976 350 250 1,756 ❑ 120141 13 13. 54 7 143 947 14+7 294 E56:039 -91,990 94.444 96,4511 1[12.1}7: lat,214 ?.We 2 711 ? 5.97 2,183 2.3M 18.a88 19.3!1) 24.124 20.029 20,92.9 iia 116.546 12ii8i ?16.024 130.367 u.00I v.14i a�QI a,3;lt TOTAL REVENUES LESS EXPENSM T G42 23.401 21,971 23.272 25,'532 18,6 8 15.3ai 20.Da 2;IM29 24.9:9 17,575 $3, 85 22824 20.1026 19.050 12259 !2250 12250 12254 12.250 J49 '48 #49 E7Ru+Pnwl Relodemrrom ResaN* 2.7w �4.OW 11,477 7.121 11,325 15,361 OtHM REVE4NUk3 4drl Bnrrr wwiR PrrroBF�ds e,�01 r} t7 41 Iw UTITER EXPEF107TURES x.228 7:311 2.431 2.!DW ,1 Lt: 5. M'Imlmil I x'rn6pamfmm 5.01 c, u.00I v.14i a�QI a,3;lt TOTAL REVENUES LESS EXPENSM 7,035 5.4211 9T4 5.0 1 8.82=1 INTfRWiL. TRANSFERS 0 ❑ 0 it 4 Trorsier from Rmurcc FuTraf :W 10 30 ;in :x4 GeplNei 44ak's flmerve 949 1.449 J49 '48 #49 E7Ru+Pnwl Relodemrrom ResaN* 2.7w 1 115 1 276 1495 !,155 Rio aeparbneult CSV" Ressmt- 976 350 250 1,756 ❑ Laid ilE.ra+ a a 0 d.2,+p 4 4 Ltxm1 hrryaramormu RSmpvp 0 0 L} 8 0 San1tary Sews, Ressrue G G b 4 0 Tn5rurer hum RomrvaFund Toksl 4,71@ 2,914 9 -TZ FF 31.794 1. F04 kBrc, Transfer to Reserve fyuods GaplraaWaiksRempruu 620 M5 Sid 5.619 1.4-.8 �gUipm%LnM R"C&H"t Rtsierke x.228 7:311 2.431 2.!DW ,1 Fire DgpL Caplrai Agy151kian LAW 699 714 R34 083 Lana lleslerue 5 4,15 5 5 5 Local Impruvcn*A1 Ro-Apwr 0 ❑ 0 it 4 SrmRe1V Sews+ R&Wve :W 10 30 ;in :x4 TotalTrarxsrar to F6asBrve Funds 3,263 8,t7.io 401111 5,0410 5,098 1 raojmt ffdm 061 cmt FFP-'Arve!5 0211 26 [ {24 11 t L0761 Trarrs4Brfrom(.$P)SU4plus (,2,85771 lam) ;9.94$1 (3,5911 f4.a53) TrBufferfrom {ctrl Swpau!E & own Faeorvas i2 4851 4324] x3.2811 I3,8381 f5.429i TOTAL INT£RTIAI. TWW431FERS {6, x7 MA") 074) (514W4) AM) Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 2 Revenue and Property Tax Policy Disclosure Revenue Disclosure Revenue Proportions 2013 2014 2015 2016 2017 $ (IOOas) % $ COWS) % $ ('OOas) % $ COOOs] % $ CO00si 3c Revenues Property Taxes 65,191 51% 68,890 513c 73,308 51°% 78,022 52% 83,061 53% Parcel Charges 2,825 2% 2,941 2;c 3,065 2% 3,195 2% 3,331 2% Fees & Charges 35,011 27X 36,548 27:` 38,195 27% 40,360 27X 42,207 27X Borrowing Proceeds 9,200 7H - 04� - 0% - OH - 0% Other Sources 17,214 13% 27,318 204 29,484 20% 27,719 19% 27,440 17% Total Revenues 129,441 100% 135,697 100�� 144,052 1003E 149,296 100% 157,039 99% Other Sources include: Development Fees Total 12,826 10% 22,268 164 23,986 173 23,384 16% 22,092 14% Interest 1,818 1% 1,843 13� 1,843 1% 1,843 1% 1,843 1% Grants (Other Govts) 2,570 2% 3,207 23� 2,655 2% 2,492 2% 3,505 2% Property Sales - O% 4,250 3% - 0% - O% - 0% 17,214 13% 27,318 22% 29,484 20% 27,719 19% 27,440 17% Objectives & Policies Property Tax Revenue is the District's primary revenue source, and one which is heavily reliant on the residential class. Diversification of the tax base and generation of non -tax revenue are ongoing objectives, outlined in Financial Sustainability Policy 5.52 section 6. The Financial Plan includes property tax increases totaling 3.5% in 2013, 4.05% in 2014 and 4.55% annually for 2015 through 2017. The annual tax increase includes increases for: general purposes, infrastructure sustainability, drainage, Parks and Recreation Master Plan implementation and Fire Department Master Plan implementation in 2013. Additional property tax revenue due to new construction is also included in the Financial Plan at 1.35% in 2013, 1.65% in 2014 and 2% annually for 2015 through 2016. Additional information on the tax increases and the cost drivers can be found in the 2013-2017 Financial Plan Overview Report dated December 10, 2012. Specific policies discussing the tax increases are included in the Financial Sustainability Plan and related policies which were adopted in 2004. Property tax revenue includes property taxes as well as grants in lieu of property taxes. Parcel Charges are largely comprised of a recycling charge, a sewer charge and, on certain properties, a local area service or improvement charge. Parcel charges are a useful tool to charge all or a subset of properties for a fixed or variable amount to support services. Unlike property taxation the variable amount does not need to be related to property assessment value, but can be something that more accurately reflects the cost of the service. Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 2 (cont.) Revenue and Property Tax Policy Disclosure Fees & Charges The Business Planning Guidelines call for an increase of 5% in fees as a guideline. Actual fee increases vary depending on the individual circumstances, the type of fee and how it is calculated. Fees should be reviewed annually and updated if needed. Recent fee amendments include recreation fees, development application fees, business license fees and cemetery fees. A major amendment to the Development Costs Charges (DCC), recommended no more frequently than every five years, was completed in 2008. Minor DCC amendments are done more frequently. Some fees are used to offset the costs of providing specific services. The utility fees are reviewed annually with a view towards using rate stabilization practices to smooth out large fluctuations in rates, as set out in the Business Planning Guidelines. Borrowing Proceeds - Debt is used where it makes sense. Caution is used when considering debt as it commits future cash flows to debt payments restricting the ability to use these funds to provide other services. The source of the debt payments needs to be considered as does the justification for advancing the project. More information on borrowing previously approved can be found in the 2013-2017 Financial Plan Overview report. Other Sources, will vary greatly year to year as it includes: - Development fees, which is the funding for capital projects from the DCC Reserve, - Contribution from others in relation to capital, - Interest earned on funds invested in accordance with the Investment Policy - Grants, which are sought from various agencies, and may be leveraged with District funds. PROPERTY TAX DISCLOSURE The 2013 property tax revenue and updated rates will be included in a Financial Plan Amending Bylaw that proceeds the Property Tax Rate Bylaw, as the 2013 property assessed values are not yet finalized. For information purposes the 2012 distribution is included. Property Tax Revenue Distribution Property Class Taxation Revenue Assessed Value Tax Rate Multiple ('OOOs) ('OOOs) ($/1000) (Rate/Res.Rate) 1 Residential 43,678 77.3% 2 Utility 467 0.8% 4 Major Industry 611 1.1% 5 Light Industry 2,405 4.3% 6 Business/Other 9,151 16.2% 8 Rec./ Non -Profit 54 0.1% 9 Farm 134 0.2% Total 56,501 100% 11,205,437 91.8% 3.8979 1.0 11,671 0.1% 40.0000 10.3 17,829 0.1% 34.2734 8.8 198,725 1.6% 12.1045 3.1 756,034 6.2% 12.1045 3.1 4,745 0.0% 11.3283 2.9 5,338 0.0% 25.1767 6.5 12,199, 779 100% Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 2 (cont.) Revenue and Property Tax Policy Disclosure PROPERTY TAX DISCLOSURE Objectives & Policies Property taxes are the District's largest source of revenue and are contained by efficient business practices. Annual business planning practices are the mechanism for resource allocation decisions. The District's Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax base. Development of employment related properties is one method of diversification; therefore a key performance measurement in Strategic Economic Initiatives tracks the increased investment and development of non-residential properties. A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the annual increase early in the prior year in the Business Planning Guidelines provides citizens with a more stable and predictable set of cost increases. In some cases costs are phased in over multiple years to stay within the set tax increases. Property Tax Rates It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market values of properties. Tax rates are reduced to negate the market increases. Property tax increases are then applied at the same relative increase for all classes, unless legislation restricts the rates, as with Class 2, Utility. The Business Class and Light Industry Class properties have the same tax rate and are treated as a composite class when setting the tax rates. This is done because the types of businesses in each class of property are quite similar. This alignment was achieved over a long period of time with small incremental adjustments. A review was done on the Major Industry Class rates and the recommendation from the Audit and Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support additional investments in the subject property and to keep rates competitive. In reviewing the tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax burden are considered. The impact that assessed values have when comparing other geographical areas must be considered in a comparison of tax rates. Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 2 (cont.) Revenue and Property Tax Policy Disclosure Permissive Tax Exemptions Council has set policies around the use of permissive tax exemptions. They are Council Policies 5.19 though 5.24. The policies discuss Churches, Community Halls, Heritage Sites, Homes for the Care of Children and the Relief of the Aged, the Poor, the Disabled and the Infirm, Municipal Recreational Services, Private Hospitals and Daycares, Private School and Youth Recreation Groups. Revitalization Tax Exemption A revitalization tax exemption is available within a defined downtown area and provides a financial incentive to encourage development in the town centre. Further financial incentives are available for buildings that qualify; additional information on the town centre incentives can be found on our website. For more information on the tax exemption, please refer to Bylaw 6789-2011. Attachment to Maple Ridge 2013-2017 Financial Plan Bylaw No. 6959-2012 Statement 3 Capital Expenditure Disclosure The sole purpose of this statement is to meet legislative requirements, highlighting the value of the DCC program; no other conclusions should be drawn from the figures as the information could be misleading. This disclosure is required under the Local Government Act s. 937(2); Capital costs attributable to projects to be partially funded by Development Cost Charges (DCC) must be included in the financial plan. The DCC program includes projects as far out as 2030 so the capital expenditures must be extended to match. Certain types of projects are not planned past the five year time horizon of the financial plan. Much less scrutiny is given to projects that are planned in years 2017 through 2030. Projects in these years typically exceed likely funding available. Capital Works Program for 2018 - 2030 (in $ thousands) Capital Works Program 274,732 Source of Funding Development Fees Development Cost Charges 104,590 Parkland Acquisition Reserve 0 Contribution from Others 6,355 110,946 Borrowing Proceeds 9,169 G ra nts 24,204 Transfer from Reserve Funds Capital Works Reserve 11,067 Cemetery Reserve 115 Equipment Replacement Reserve 1,543 Fire Department Capital Reserve 0 Infrastructure Sustainability Reserve 400 Transfer from Reserve Funds 13,125 Revenue Funds 117,288 Source of Funding 274,732 GREATER VANCOUVER REGIONAL DISTRICT LABOUR RELATIONS SERVICE BYLAW NO. 1182, 2012 A bylaw to establish the Labour Relations Service of the Greater Vancouver Regional District WHEREAS: A. Subject to the limitations and conditions set out in the Local Government Act 1996 R.S.B.C. c. 323, a regional district may, pursuant to section 796(1) of the Act, operate any service that the board considers necessary or desirable for all or part of the regional district; B. In order to operate a service, the board of a regional district must first adopt an establishing bylaw for the service as provided for by section 800(1) of the Local Government Act, C. The board of the Greater Vancouver Regional District (the "Board") considers it desirable to provide labour relations services to its member municipalities and Tsawwassen First Nation; D. As required by subsections 800.2(1)(d) and 800.2(3) of the Local Government Act, each participant has approved the terms and conditions for withdrawal from the services established by this Bylaw; and E. In accordance with sections 801(2)(c) and 801.4 of the Local Government Act, each participating area has approved this service establishing Bylaw. NOW THEREFORE the Board in open meeting assembled enacts as follows: 1. CITATION 1.1. This bylaw maybe officially cited for all purposes as the "Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012". 2. DEFINITIONS "Collective Bargaining Service Recipient" means the Regional District and those Participating Areas and Schedule "A" Entities that have retained the Regional District to provide Collective Bargaining Services; "Job Evaluation Service Recipient" means the Regional District and those Participating Areas and Schedule "A" Entities that have retained the Regional District to provide Collective Bargaining Services; "Population" means, for each Participating Area, the population of that Participating Area as recorded in the most recent British Columbia population statistics available from BC Stats within the Ministry of Labour and Citizens' Services, or its successor; "Unionized Employees" means, for each Collective Bargaining Service Recipient, the number of full time equivalent unionized employees that were employed by the Collective Bargaining Service Recipient on the date of its most recent calculation of full time equivalent unionized employees; and Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 Page 1 of 5 "Schedule "A" Entity" means each public body listed in Schedule "A" of this Bylaw. 3. DEFINITION OF PARTICIPATING AREA 3.1. The Greater Vancouver Regional District ("Regional District"), the Tsawwassen First Nation and each member municipality of the Regional District, excluding Electoral Area "A", is a participating area for the purposes of the Base Services (each a "Participating Area"). 4. SERVICE AREA 4.1. The service area for the Labour Relations Services is the area within the boundaries of all of the Participating Areas (the "Service Area"). 5. SCOPE OF SERVICES 5.1. The Regional District will undertake and carry out for all Participating Areas the following services (the "Base Services")- a) ervices"): a) Assisting and facilitating strategic discussions amongst Participating Areas on labour relations issues including compensation, benefits, economic trends and labour negotiations; and b) Researching, collecting data and distributing information to Participating Areas on labour relations issues including compensation, benefits, economic trends and labour negotiations. 5.2. If a Participating Area has retained the Regional District to provide Base Services it may also retain the Regional District to provide collective bargaining and labour negotiation services ("Collective Bargaining Services"). 5.3. If a Participating Area has retained the Regional District to provide Base Services it may also retain the Regional District to provide compensation, job evaluation and related research ("Job Evaluation Services"). 5.4. The Regional District may provide Collective Bargaining Services or Job Evaluation Services to any Schedule "A" Entity by entering into a contract for service containing the same terms regarding apportionment and withdrawal as are applicable to Participating Areas. 5.5. On a fee for services basis the Regional District may provide Collective Bargaining Services or Job Evaluation Services to other public bodies. For the purposes of this section, other public bodies include school boards, health boards, library boards, police boards, museum boards, parks and recreation commission, community associations and other municipalities outside the Regional District other than Schedule "A" Entities. Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 Page 2 of 5 S. COST RECOVERY 6.1. As provided in section 803 of the Local Govemment Act, the annual costs for providing the Base Services, Collective Bargaining Services and Job Evaluation Services (collectively, the "Labour Relations Services") shall be recovered by one or more of the following: (a) property value taxes imposed in accordance with Division 4.3 of the Local Government Act; (b) parcel taxes imposed in accordance with Division 4.3 of Part 24 of the Local Government Act, (c) fees and charges imposed under section 363 of the Local Govemment Act, (d) revenues raised by other means authorized by the Local Govemment Actor another Act; or (e) revenues received by way of agreement, enterprise, gift, grant or otherwise. 7. COST APPORTIONMENT 7.1. The total annual costs of the Labour Relations Services, after deducting from the total annual cost of providing the Labour Relations Services the revenues, if any, raised or received under subsections 5.5, shall be apportioned on the basis of whether they will be incurred for Base Service, Collective Bargaining Services or Job Evaluation Services. 7.2. The Regional District's total budgeted cost of providing the Base Services shall be apportioned among all Participating Areas on the basis of the proportion that each Participating Area's Population bears to the total Population of all Participating Areas. 7.3. For the purposes of calculating the Regional District's apportionment pursuant to section 7.2, the Regional District's population is deemed to be equal to the average population of the City of Burnaby, the City of Richmond, the City of Surrey and the City of Vancouver. 7.4. The Regional District's total budgeted cost of providing the Collective Bargaining Services, after deducting anticipated revenues raised or received under subsection 5.5, will be apportioned as follows among the Collective Bargaining Service Recipients: (a) One half apportioned on the basis of the proportion that the total number of each such Collective Bargaining Service Recipient's Unionized Employees bears to the total number Unionized Employees of all such Collective Bargaining Service Recipients; and (b) One half apportioned on the basis of the proportion that the total number of collective agreements entered into by each such Collective Bargaining Service Recipient bears to the total number of collective agreements of all such Collective Bargaining Service Recipients. Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 Page 3 of 5 7.5. The Regional District's total budgeted cost of providing the Job Evaluation Services, after deducting anticipated revenues raised or received under subsection 5.5, will be apportioned among the Job Evaluation Service Recipients on the basis of the proportion that each Job Evaluation Service Recipient's average annual number of requests for Job Evaluation Services for the most recent five year period bears to the total average annual number of requests for Job Evaluation Services for the most recent five years period requested by all such Job Evaluation Service Recipients. 8. WITHDRAWAL FROM BASE SERVICES AND ADDITIONAL SERVICES 8.1. After January 1, 2014 a Participating Area may withdraw from Base Services by providing notice in writing to the Regional District's Corporate Secretary and such withdrawal shall become effective 24 months after the date that notice was provided to the Regional District's Corporate Secretary, 8.2. After January 1, 2014 a Collective Bargaining Service Recipient may withdraw from the Collective Bargaining Services by providing notice of such intention in writing to the Regional District's Corporate Secretary and such withdrawal shall become effective 24 months after the date that notice was provided to the Regional District's Corporate Secretary. 8.3. After January 1, 2014 a Job Evaluation Service Recipient may withdraw from the Job Evaluation Services by providing notice of such intention in writing to the Regional District's Corporate Secretary and such withdrawal shall become effective 24 months after the date that notice was provided to the Regional District's Corporate Secretary. 9. MAXIMUM REQUISITION 9.1. The annual maximum amount that may be requisitioned for the Labour Relations Services is the amount equivalent to $0.03425 for each $1,000.00 of net taxable value of land and improvements included in the service area. READ A FIRST TIME this day of 2012. READ A SECOND TIME this day of /1�8'tl�rn�O.� 2012. READ A THIRD TIME this _day of %V6'UPYrr p , 2012. APPROVED BY THE INSPECTOR OF MUNICIPALITIES this day of , 2012. RECONSIDERED, PASSED AND FINALLY ADOPTED by an affirmative vote this day of • 2012. Paulette A. Vetleson Secretary Greg Moore Chair Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 Page 4 of 5 Schedule "A" Burnaby Public Library Coquitlam Public Library Delta Police Board New Westminster Police Board New Westminster Public Library North Vancouver City Public Library North Vancouver District Public Library Port Moody Police Board Richmond Public Library Surrey Public Library Vancouver Public Library Vancouver Police Board West Vancouver Police Board West Vancouver Library Board Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 Page 5 of 5 PROPOSED COST MODEL - LABOUR RELATIONS FUNCTION 34581 Cost Allocation Method Population aGA's I % of Reviews TOTALS 1 $2,672,9691 $947,5031 $518,3261 $527,1191 $1,992,947 $1,992,947 Notes: 1. For purposes of the above the 2010 requisition has not been adjusted down based on other revenue in the budget which included money from surplus and other sources. These requisitions are higher than those actually assessed. 2. For 2010 it is assumed that Burnaby was in for the full year even though they withdrew in the last quarter 3. The 2013 budget figure for the 'Municipal Levy' was used for cost allocations. 4. Base Services are Admim., Research, 50% of Central Services, and 10% of each of Collective Barg. and JE. 5. JE (Compensation) budget reduced by moving 0.5 FTE cost of Administrator to Research. 6. Both CB and JE have been allocated 25% of the Central Service costs. 7. Each of the 4 programs have been credited with 25% of the other revenues in the 2013 Budget - $82,930 total. 8. Costs for North Vancouver Recreation Commission (NVRC) are split 60%140% between the District and City of North Vancouver. 9. Others include Anmore, Belcarra, Bowen Island, Electoral areas and the Tsawwassen First Nation. 2010 Adjusted Requisition' Base Contribution 2013 Collective Bargaining 2013 JE Services 2013 Sub Total By ER 2013 Total By Muni 2013 Difference in $ from 2010 Burnaby2 $302,456 $77,851 $77,851 $77,851 -$224,605 -Bumaby Pub. Lib. C uitlam $137,970 $43,354 $33,918 $73,041 $150,313 $158,519 $20,548 C uitlarn Pub. Lib. $6,674 $1,532 $8,206 Delta $132,360 $33,959 $31,787 $29,625 $95,371 $127,073 -$5,287 fJelfa Pol. Board $17,400 $14,302 $31,702 Langley City_$26.940 $8,861 $12,946 $6,640 $28,447 $28,447 -$493 Langley Twp. $133,123 $35,877 $26,655 $71,508 $134,041 $134,041 $917 Lions Ba $3,I -IH $478 $5,304 $5,782 $5,782 $2,634 Maple Ride $67.300 $26,260 $21,104 $39,330 $86,694 $86,694 $19,395 New Westminster $r,:° '•F;', $23,030 $30,960 $33,711 $87,701 $102,386 $40,221 Ncw Wes! Polke fart $8,654 $8,654 Now West Pub. Lib. $6,031 $6,031 [North Vancouver C $72,345 $17,331 $19,833 $42,905 $80,069 $105,524 $33,180 NVCPub. Lib. $6,026 $12,769 $18,796 North Vancouver Dist. $127,370 $30,086 $27,352 $33,200 $90,638 $130,880 $3,510 NVD Pub. Lb $6,760 $17,877 $24,637 Northhuids Gnil $5,616 $5,616 NVRC - 60140" $11,541 $5,108 $16,649 Pitt Meadows $17,224 $6,227 $11,942 $4,086 $22,256 $22,256 $5,032 Port C uitlarn $11,642 $19,558 $19,047 $7,151 $45,755 $45,755 $34,113 Port Moody $36,628 $11,701 $15,871 $27,572 $39,920 $3,292 Port Mooqy Pol. Bd. $12,347 $12,347 Richmond $58,098 $67,051 $67,051 $81,438 $23,340 Richmond Pub. Lib $7,748 $6,640 $14,388 Surrey $84,344 $160,556 $0 $160,556 $160,556 $76,213 Surrey Public Lib. Vancouver $1,060,573 $220,882 $220,882 $328,282 -$732,292 Van,. Pub. Lib. , Van. Police Board $67,559 $39,840 $107,400 West Vancouver $118,310 $14,961 $30,527 $26,560 $72,048 $97,284 -$21,026 West Van. Poi. Bd.. $13,261 $511 $13,771 West Van Lib. Bd,. $6,357 $5,108 $11,465 White Rock $24,664 $6,552 $13,273 $18,3881 $38,213 $38,213 $13,549 Metro Vancouver $187,1081 $131,585 $41,831 $37,266L__$210,702 $210,702 $23,594 Others9 1 $7,2001 $11,344 1 $11,344 $11,344 $4,144 TOTALS 1 $2,672,9691 $947,5031 $518,3261 $527,1191 $1,992,947 $1,992,947 Notes: 1. For purposes of the above the 2010 requisition has not been adjusted down based on other revenue in the budget which included money from surplus and other sources. These requisitions are higher than those actually assessed. 2. For 2010 it is assumed that Burnaby was in for the full year even though they withdrew in the last quarter 3. The 2013 budget figure for the 'Municipal Levy' was used for cost allocations. 4. Base Services are Admim., Research, 50% of Central Services, and 10% of each of Collective Barg. and JE. 5. JE (Compensation) budget reduced by moving 0.5 FTE cost of Administrator to Research. 6. Both CB and JE have been allocated 25% of the Central Service costs. 7. Each of the 4 programs have been credited with 25% of the other revenues in the 2013 Budget - $82,930 total. 8. Costs for North Vancouver Recreation Commission (NVRC) are split 60%140% between the District and City of North Vancouver. 9. Others include Anmore, Belcarra, Bowen Island, Electoral areas and the Tsawwassen First Nation. District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA January 7, 2013 1:00 P.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DEL EGA T/ONS/S TA FFPRESENTATIONS - (10 minutes each) 1:00 P.M. 1.1 2. PUBLIC WORKS AND DEVELOPMENT SER VICES Note: Owners and/or Agents of Development Applications maybe permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/087/08, 23103 136 Avenue, Designated Civic Property Staff report dated January 7, 2013 recommending that Option 3 to amend the Official Community Plan from Civic to Residential to allow residential development on the school site be supported and that a new zone amending bylaw for residential development be considered which will include a discussion on potential amenity contributions. Committee of the Whole Agenda January 7, 2013 Page 2 of 4 1102 2012-109-RZ, 24979 108 Avenue, RS -3 to RS -1b Staff report dated January 7, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6961-2012 to rezone from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban [Medium Density] Residential) be given first reading and that the applicant provide further information under Bylaw No. 5879-1999, along with information required for an Intensive Residential Development Permit and a Subdivision application. 1103 2012-051-RZ, 11406 and 11414 205 Street, Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Staff report dated January 7, 2013 recommending that Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 be given first and second readings and be forwarded to Public Hearing. 1104 2012 -085 -AL, 12224 240 Street, Non Farm Use Application Staff report dated January 7, 2012 recommending that Non -Farm Use Application 2012 -085 -AL be forwarded to the Agricultural Land Commission. 1105 RZ/028/10, 20623 and 20615 113 Avenue and 11312 206 Street, One Year Extension Staff report dated January 7, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 and Maple Ridge Zone Amending Bylaw No. 6738-2010 to permit future construction of an apartment building with 36 units under the RM -2 zone be granted a one year extension. 1106 2011-037-RZ, 24311 and 24361124 Avenue, One Year Extension Staff report dated January 7, 2013 recommending that rezoning application 2011-037-RZ to allow for future subdivision into 4 lots be granted a one year extension. 1107 2011-008-DVP, 12640 and 12610 Ansell Street Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-008-DVP to reduce the road right-of-way on Ansell Street and the road carriageway width and to reduce the principle building's and the accessory residential use area's rear setback to permit a four lot subdivision. Committee of the Whole Agenda January 7, 2013 Page 3 of 4 1108 2012-026-DVP, 23930 and 23950 130 Avenue Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012-026-DVP to reduce road carriageways and frontage standards to an existing gravel width and to reduce lot width for Lot A to permit a subdivision of two RS -2 (One Family Suburban Residential) lots. 3. FINANCIAL AND CORPORA TESERVICES (including Fire and Police) 1131 Disbursements for the month ended November 30, 2012 Staff report dated January 7, 2013 recommending that the disbursements for the month ended November 30, 2012 be approved. 4. COMMUNITY DEVEL OPMENTA NO RECREATION SERVICES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda January 7, 2013 Page 4 of 4 8. COMMUN/TYFORUM COMMUNITY FORUM The Community Forum provides 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 that 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 speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: District of Maple Ridge J:rr• .�an_ TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: RZ/087/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Designated Civic Property at 23103 136 Avenue EXECUTIVE SUMMARY: At the Council meeting on April 24, 2012 Council deferred First Reading for Zone Amending Bylaw No. 6900 - 2012, which is one of two zone amending bylaws for the proposed development of 23103 136 Avenue (Appendix A). The proposal for the site was to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School). The deferred Zone Amending Bylaw No. 6900 - 2012 is to rezone land that is identified for a school site in the Blaney Hamlet of the Silver Valley Area Plan to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Council and senior staff have been in discussion with the School Board for some time over the status of this school site. The developer has been seeking the purchase of the site, by either the School District or District of Maple Ridge, to allow him to proceed with the broader residential development planned for the site. On November 15, 2012 School District No. 42 provided the District with a letter stating they do not intend to proceed with the purchase of the property located at 136 Avenue, Blaney Hamlet, Silver Valley (Appendix B). The letter indicates that the School District will only need two elementary schools in Silver valley and that this Blaney Hamlet site will not be one of them. This decision runs counter to the Silver Valley Area Plan and will likely be perceived negatively by area residents. New residential development has been promoted and developed for more than a decade in Silver Valley with a school at the heart of the Blaney Hamlet. This report identifies a number of options with regard to the future use of this site for Council's consideration. They are as follows: Option 1: (Status Quo) This option would maintain the current OCP designation of this site as a future School/Park site and not approve any alternative residential use of the site. The option would likely be legally challenged by the property owners. Based on previous experience it is probable that the legal challenge could be successful. Given that the School District has decided not to pursue this site, this option is not recommended. 1101 Option 2: (Purchase the Site) Under this option the acquisition of the site would continue to be pursued, either by the District of Maple Ridge or in conjunction with the School Board. Given that the School Board has decided not to pursue this site for a school, this option is not recommended. Option 3: (Allow Residential Use) Bring forward a new Zone Amending Bylaw for proposed residential development on the school site. This option is recommended given the stated position of the School District. RECOMMENDATION: It is recommended that Option 3 of the staff report dated January 7, 2013 be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration, and; That the staff report include a discussion on potential amenity contributions. DISCUSSION: Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District of Maple Ridge has been actively pursuing the acquisition of the school site for an elementary school in collaboration with the School District. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. Council passed a Loan Authorizing Bylaw to acquire the school site if the School District could commit to a future purchase of the site. Recently however, School District staff have indicated that the Province is considering moving towards a model that would see fewer but larger elementary schools built. In the absence of an agreement to purchase, the applicant is now seeking re -designation of the school site for residential use. The school site represents 1.534 ha (3.79ac), approximately 26% of the site. This OCP amendment request is the critical issue regarding this application. If approved by Council, it will negate the possibility of a school in this part of Silver Valley, and will have a negative impact on the existing Area Plan and the recent development in the area. On April 24, 2012 this application RZ/087/08 was presented to Council for First Reading of Zone Amending Bylaws No. 6899 - 2012 and 6900 - 2012. The First Reading Report is attached as Appendix C to this report. The Planning Department recommended approval of First Reading for Bylaw No. 6899 - 2012. Council approved First Reading of Bylaw No. 6899 - 2012. The Planning Department did not recommend approval of First Reading for Bylaw No. 6900 - 2012, to permit residential development (RM -1 Townhomes) in the area identified for a school site, as the proposal conflicted with the policies of the Silver Valley Area Plan and its designation for Civic use. Council deferred First Reading of Zoning Amending Bylaw No. 6900 - 2012. -2- Discussions on development of the school/park site continued between the District staff and the applicant, and with the School District. An appraisal was undertaken to establish the land values of the various park lands. On October 21, 2012 the District sent a letter to the Superintendent of School District 42 requesting the School Board provide definitive direction on the purchase of the school site. On November 15, 2012 the School District responded that the Maple Ridge - Pitt Meadows Board of Education has given the matter careful consideration and has decided not to proceed with the purchase of the 1.534 ha (3.79 ac) school site property. Reasons given for not proceeding with acquisition of this site are: declining enrollment figures in the School District; the existence of two other designated school sites in the Silver Valley area; and the lack of financial commitments on the part of the Province to build a school on this site. Project Description: The applicant is proposing to rezone the subject site utilizing two distinct Zone Amending Bylaws (6899 - 2012 and 6900 - 2012) to provide a variety of residential lot sizes and housing types. Bylaw No. 6899 - 2012 was given First Reading on April 24, 2012. Bylaw No. 6900 - 2012 is the subject of this report and proposes a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). At this time the current application has been assessed only to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require additional development applications. Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for the bulk of the property, with the exception of the "Civic" designated portion of the site. This "Civic" site is divided into a 0.405 ha (1 ac) "park" portion, which will be purchased by the District of Maple Ridge to be amalgamated with the existing park to the north for use as a future neighbourhood park, and the 1.534 ha (3.79 ac) school site. Some of the area on the school site is designated for Conservation and the boundaries will need to be adjusted as a result of ground truthing. The applicant is proposing a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). Zoning Bylaw: This application to develop the property located at 23103 136 Avenue is comprised of two Zone Amending Bylaws, Bylaw No. 6899 - 2012 and Bylaw No. 6900 - 2012. The first bylaw, No. 6899 - 2012, proposes to rezone the property from A-2 (Upland Agricultural) to R-2 (Urban Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School) to permit the development of single family -3- residential and townhouse residential with park lands for Civic and Conservation uses. This represents all the land except that portion identified as a future school site. The second bylaw, Bylaw No. 6900 - 2012, was separated from the first bylaw so that the other lands could potentially proceed with the rezoning and development process while the issues related to the school site could be resolved. When Council considered this bylaw in April 2012 the applicant proposed to rezone land that is identified for a school site to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Development Options for the School Site: Since the School Board has determined that they will not purchase the school site and the developer is eager to proceed with a proposal for residential use of the site, the District is left in the position of deciding what the best use for the site is. What follows below is a discussion of the possible options for the site and implications of each: Option 1: (Status Quo) Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use. Not supporting this rezoning request would still allow the bulk of the site to develop for residential uses and permit the District of Maple Ridge to purchase the 0.405 ha (1 ac) park site. The developer would be able to build one single family dwelling on the 1.534 ha (3.79 ac) site with the A-2 (Upland Agriculture) zoning and sell the parcel as such. This approach could preserve the site for future consideration and would also allow Council to re-evaluate the status of the site periodically. The risk with this approach is that the applicant could seek legal action against the District of Maple Ridge by arguing, as has been done in the past, that a parcel designated for Civic use must be able to be purchased within a certain period of time. Option 2: (Purchase the Site) Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District. This approach would preserve the integrity of the Silver Valley plan with the thought that the site will be used for a Civic use in the future as the area matures. The applicant has indicated he would be willing to sell the site at fair market value to either the District of Maple Ridge or the School District. The downside to this approach is that, given the School District's position, it is the District of Maple Ridge that would have to purchase the site in anticipation of a future school that will in all likelihood never happen. This would place a burden on the District of Maple Ridge that is a provincial responsibility. -4- Option 3: (Allow Residential Use) Amend the OCP from Civic to Residential to allow residential development on the school site. This option is proposed by the developer to allow him to proceed with residential development of the entire parcel at one time. The suggested use fits well with the overall neighbourhood. This option would eliminate the possibility of a school site in the heart of Blaney Hamlet. This site was originally chosen for a school because of its relative flatness and central location to the emerging neighbourhoods. Area residents have purchased homes in the area in anticipation of the future elementary school locating near them. There are no other comparable sites in the Blaney Hamlet where a school could be accommodated. Should Council favour this option, then a new Zone Amending Bylaw would be brought back for consideration. Amenity Contribution: An amenity requirement in exchange for the necessary OCP re -designation is similar to the approach being contemplated by Council in Albion. The exact nature of what the amenity would be in this case is still undetermined. There is also some debate as to whether or not there is any significant "lift" associated with an OCP re -designation from "Civic" to "Medium/High Density Residential". Land purchase prices are generally determined by a highest and best use calculation. Since land value cannot be determined by looking at the limited land value for "Civic" uses, a fair market value would have to be the going rate of the residential lands nearby. Thus, the lift value on this land may be limited. Council, however, could still make the case that the requested OCP designation is a significant enough change to warrant an amenity contribution. The developer has indicated to staff they are not in favour of an amenity contribution for the OCP re -designation request. Council would therefore have to make it a condition of zoning approval. Neighbourhood Context: There have been numerous comments received from area residents at Public Hearings noting the need for a local elementary school. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of an elementrary school eventually being located there. CONCLUSION: The proposed zone amending bylaw to allow residential development on the school site is not in compliance with the policies of the Silver Valley Area Plan. The School District's decision not to acquire the 1.534 ha (3.79 ac) school site presents a challenge to the District of Maple Ridge and the existing neighbourhoods which have developed in anticipation of this school use. The developer is willing to sell the land for this purpose to either the School Board or the District of Maple Ridge but also seeks a residential use if a sale is not possible. -5- Based on the history of the OCP, three options are presented for Council's consideration. Staff recommends Option 3 based on the reality that the School District has decided that it does not want the site any longer. A new Zone Amending Bylaw would be brought back for consideration of First Reading. Staff also recommend that the First Reading report include a discussion on amenity contributions for consideration. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for 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 J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - November 15, 2012 Letter from School District 42 Appendix C - April 16, 2012 First Reading report M APPENDIX A 22912 - ','' •yS,o ii �P-,y,� m ,. 2 3 3s �T 910X30 PARK 5 84 gg� 37a� �,s2p2s 8 1 s02 6 U 38 °S ° 86 110 �Q� BCP 43237 38 16 87 '3�sy Ca L ey ' m 22910 88 113r�s zzf rye' 4 PARK Q' �zs2290r,11 3 7 39 89 741 22897 90 11 3735 BCP 235 l 8 4203 91 114373141 220 9 �33 92 115 z� 2993 9 3 1 42Sy� 4 3 PA 15� [ y3 44 Z 119k 45 97 12013701 22866 137 AVE. 137 AV E. Zp12 11 m 10 13673191 I BLAKE; LOOP SUBJECT PROPERTY 8 13680 P 38408 13670 7 13660 Rem- 10 13653 ' A 136505 136AAVE. C ' RP 17234 --- --- 136 ----------- m ----- 26 25 24 13630 ANE 1363 U f rr� RP 1726 P 18410 10 21 2223 m — — f 13610 i q Rem 6 1 � 'E. 75 74 73 7 136 AV E. P 11173 49 003 PARK y� 1m 7 13 12 �P 14 ry 13589 1 135 8 C) 13$75 P 43 a67 13572 151356913568 7� '0 2 PAR 4 13565 BCP 4 906 6 1613563 r 6'Z 6U 6p 3 55 13547 1713557gs 17 18 19 4 yE ��50 �3yB P 1813545 4045 5 1913537 3g 04^37 to 0 63� N 1g`'e2 }42 79 1352 Y 13536 Cit f Pitt Mea ws ' "-"" 23103 136 AVENUE 1.2 o CORPORATION OF THE DISTRICT OF • , MAPLE RIDGE N District of Langley _ PLANNING DEPARTMENT DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT Scale: 1:2,500 ERASER R. As per the October 21, 20124 District Of Maple Ridge request, School District No. 42 staff brought the matter of the purchase of the Blaney Hamlet property as a potential school site before the School Board at its November 7, 2012 closed meeting, After careful consideration and review, the Maple Ridge — Pitt Meadows Board of Education has decided not to proceed with the purchase of the property located at 136 th Avenue, Blaney Hamlet, Silver Valley. This decision was guided by the report and recommendations prepared by Mr. Les King, a consultant with extensive experience in school site planning. Several key factors were taken into consideration as the final determination was made, and we outline these below. First, enrollment in the District declined this year by 398.5 full time equivalent students, which is a higher decline than had been anticipated. Second, if the student yield at the elementary level continues at the current rate, it is expected that of the 1,245 school age elementary students that m.ay live in Silver Valley, only 747 will need to be placed in schools in that region while the remaining balance of 498 students will be accommodated at Yennadon Elementary. The District will therefore need only two elementary school sites in Silver Valley. Finally, while a school in Silver Valley may be desirable, proceeding with the purchase of the Blaney Hamlet property would not guarantee that a school would be constructed at this location in the future. Over the next twelve months, the Maple Ridge — Pitt Meadows School District will prepare a comprehensive School District Facilities Plan in consultation with stakeholders, educators, the community ----------and the -two mAinicipaJities. -Once completed, -this-Pian wilt--provide-a critical context for discussions with municipalities regarding eligible school sites, and will ultimately also form the basis of future strategic property -acquisition decisions. We thank you for bringing the Blaney Hamlet property to our attention and look forward to working with the District of Maple Ridge on the development of our long-term facilities plan. rs Coughlan, a= School District No. 42 Maple Ridge - Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463,4200 Fax: 60 4.463.4181 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6899 - 2012 Maple Ridge Zone Amending Bylaw No. 6900 - 2012 23103 136 Avenue EXECUTIVE SUMMARY: APPENDIX C April 16, 2012 RZ/087/08 C of W An application has been received to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM-1(Townhouse Residential), and P-1 (Park and School). Two zone amending bylaws are proposed. The first, Zone Amending Bylaw No. 6899 - 2012, is to permit the development of approximately 36 single family lots, 18 townhouse units, a neighbourhood park, a municipal park and a linear park for a trail. As this development proposal is consistent with the Silver Valley Area Plan policies for residential development in the Official Community Plan and an amendment to such is supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6899 - 2012 be given First Reading. The second zone amending bylaw is to rezone the land identified for a school/park site. When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with the Civic land use designation. At the time of writing of this report the matter is under consideration by the School District in conjunction with the Provincial Government. The District of Maple Ridge is awaiting the outcome of that consideration. The applicant is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development, as shown on Zone Amending Bylaw No. 6900 - 2012. As the development proposal is not in compliance with the Official Community Plan and an amendment to such is not supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6900 - 2012 not be given First Reading. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that additional consultation with the School District be required in respect of this matter, and no further consultation be required beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6899 - 2012 be given First Reading; That Zone Amending Bylaw No. 6900 - 2012 not be given First Reading; and That if the bylaw(s) is/are given First Reading, the applicant provide further information as described on Schedules A, C, D, F and G of the Development Procedures Bylaw No. 5879 - 1999, along with Intensive Residential Development Permit and Subdivision applications. DISCUSSION: a) Background Context: Applicant: Joel Lycan, Campton Services Corp. Owner: Campton Services Corp. Legal Description: Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 OCP: Zoning: Existing: Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, Neighbourhood Park Existing: A-2 (Upland Agricultural) Proposed: R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) Surrounding Uses: North: Use: Park, Neighbourhood Park, Conservation, Townhouse, Single Family Residential Zone: P-1 (Park and School), A-2 (Upland Agricultural), RM -1 (Townhouse Residential), R-3 (Special Amenity Residential District), R-1 (Residential District), Designation Civic, Neighbourhood Park, Conservation, Med/High Density Residential, Medium Density Residential South: Use: Park, Single Family Residential Zone: RS -3 (Rural Residential), RS -1b (One Family Urban (Medium Density) Residential), Designation: Conservation, Low/Medium Density Residential East: Use: Single Family Rural Residential Zone: RS -3 (Rural Residential), A-2 (Upland Agricultural) Designation: Med/High Density Residential, Medium Density Residential, Civic, Conservation West: Use: Single Family Residential Zone: CD -3-98 Designation: Low Density Urban, Eco -Clusters, Existing Use of Property: Rural Residential Proposed Use of Property: Single Family Residential, Townhouse, Park, Conservation Site Area: 5.896 HA. Access: 136 Avenue, Gilbert Drive, 230A Street and 232 Street Servicing requirement: Urban Standard b) Site Characteristics: Promect Description: The subject site slopes down on three sides towards the middle of the site at 136 Avenue. There are two tributaries of Cattell Brook on the site: one crossing the eastern portion from north to south; and the headwaters of a second tributary in the middle of the site, north of the proposed intersection of 136 Avenue and 230A Street. Both tributaries continue south from the site. The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and housing types within the development, in accordance with the Silver Valley Area Plan, and to permit the future subdivision and development of approximately 36 single family lots, an 18 unit townhouse site, and a 68 unit townhouse site. 136 Avenue will be constructed through the site and will connect with the existing portion to the west, and Gilbert Drive and 230A Street will be constructed through the site from the north to connect with 136 Avenue. Park lands are proposed comprising of: a Municipal Park site of approximately 0.405 hectares (1 acre) abutting the Municipal Park site to the north; a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) at Gilbert Drive and 137 Avenue; linear Park strips will be dedicated for a trail along the 137 Avenue right-of-way between Gilbert Drive and 232 Street; and conservation areas for the protection of Cattell Brook will be dedicated. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for residential development and works towards the desired community pattern within the Blaney Hamlet, with the exception of the 1.534 hectare portion in the center of the site. This portion is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District has been actively pursuing the acquisition of the school site for an elementary school, but has not been able to collaborate with the School District or the Ministry of Education for its purchase. The property owners, frustrated in their attempts to sell or develop their property, have sought legal council. In the absence of a clear purchase agreement, the District's abilty to retain the Civic designation on this site is legally tenuous. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process, and, through this process, the District has identified these sites up -front in collaboration with the School District. Although this collaborative process is pro -active, it has caused problems for property owners, due to the delays in acquiring these sites for school use. The expectation in designating these sites was that they would be purchased for school use. This matter is presently under consideration by the School District in conjunction with the Provincial Government. In the area plan, the civic designation in the Blaney Hamlet consisted of three contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use designations, including residential, conservation and civic are associated with these properties. The civic designation reflects the District's intent to develop parks adjacent to school sites in order to maximize the efficiency of these complimentary uses. The northern portion of the civic designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for Municipal Park. The portion of that property with a civic designation was identified for park (not school) and the Distrcit was able to secure a satisfactory purchase arrangement with the applicant. It is important to note that Council is under no obligation to approve a rezoning application that could undermine community need, and an Approving Officer could deny any subdivision application deemed not in the community's best interest. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of a school eventually being located there. Proposed amendments to the Official Community Plan: The applicant for this development is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development. This represents 1.534 hectares, approximately 26% of the site, that is designated for civic uses. This OCP amendment, in support of Zone Amending Bylaw No. 6899 - 2012, to re -designate 1.534 hectares from Civic use to Medium/High Residential use is not supportable under the OCP policies, as discussed above. Although the proposed development of the rest of the site is in accordance with the policies of the Silver Valley Area Plan of the Official Community Plan, the applicant has requested an OCP amendment in support of Zone Amending Bylaw No. 6899 - 2012 to adjust the boundaries of the land use designations on the site. There are several land use designations on the site and the results of careful evaluation of the topographic conditions are that adjustments to the land use boundaries are needed. This means the proposed density and housing forms will better fit the terrain, a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) is proposed at Gilbert Drive and 137 Avenue, and a linear park trail will provide neighbourhood connectivity via the 137 Avenue right-of-way. The boundaries of the area designated Med/High Density Residential will be adjusted to where it is best suited for a townhouse development and the Low/Medium and Medium Density Residential areas will be adjusted for single family development. The areas designated for Neighbourhood Park will be amended to accommodate the most suitable areas for the playground and linear park and the area identified for the Municipal Park site will designated Civic. Environmental assessment of the designated Conservation areas has determined that the watercourse in the middle of the site has its headwaters just north of the proposed intersection of 136 Avenue and 230A Street and the second watercourse crosses the east side of the site from north to south. The boundaries of the Conservation areas will be amended to align with the required setbacks from the watercourses. Since the development of the rest of the site is in accordance with the policies for residential development in the Silver Valley Area Plan, and an amendment to such is supportable under the OCP Policies in support of Zone Amending Bylaw No. 6899 - 2012. Zoning Bylaw: The current application proposes to rezone the property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) to permit the development of single family residential and townhouse residential with park lands for civic, neighbourhood and conservation uses. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity 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; All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4. Advisory Design Panel: A Multi -Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. 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; and e) School District. 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) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that additional consultation is required with the School District, in addition to the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. It is recommended that Council not require any further additional consultation. f) Development Applications: In order for this application to proceed, if First Reading is approved, the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Multi -Family Residential Development Permit Application (Schedule D); 4. Watercourse Protection Development Permit Application (Schedule F); 5. Natural Features Development Permit Application (Schedule G); 6. Intensive Residential Development Permit Application; 7. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The proposed development is in compliance with the policies of the Silver Valley Area Plan, with the exception of the 1.534 hectare portion in the center of the site that is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Justification has been provided to support an Official Community Plan amendment in support of Zone Amending Bylaw No. 6899 - 2012. It is, therefore, recommended that Council grant First Reading to Zone Amending Bylaw No. 6899 - 2012, subject to additional information being provided and assessed prior to Second Reading. In regard to the proposal for a townhouse development in the area designated as Civic for a school/park site, the RM -1 (Townhouse Residential) zone conflicts with the policies of the Silver Valley Area Plan and is not supported by the Official Community Plan designation of Civic use, as outlined in this report. It is, therefore, recommended that Council not grant First Reading to Zone Amending Bylaw No. 6900 - 2012. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. Prepared by: Ann Edwards, CPT Senior Planning Technician Approved by. Christine Carter, M.PL, MCIP Director of Planning Approved by. Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6899-2012 Appendix C - Zone Amending Bylaw 6900-2012 Appendix D - Proposed Subdivision Plan 22912 - ','' •yS,o ii �P-,y,� m ,. 2 3 3s 0T 910 3 D,0�aa9 PARK 913 3037 �G 5 fp 84 gg� sj "10 37s 8 1 102 �� 6 038 110 �Q� BCP 43237 16 87 Ca 22&° L sy ey ' m 22910 88 113r� zzf rye' 4 PARK 7Q' 39 2290r,89 112 741 22897 90 11 3735 BCP 235 l 8 4203 91 114373141 22 A 9 �33 $a9 92 115 z� 9 3 1 42 b43 Via$ 15� �� PA [ y3 44ZQ 119k 45 97 12013701 22866 137 AVE. 137 AVE. rip1211 m 10 13673191 BLAKB LOOP SUBJECT PROPERTY 8 13680 P 38408 13670 7 13660 Rem- 10 13653 13650 ' A 136AAVE. 5 m ' RP 17234 136 __—_— --- --- m ----- 26 25 24 136330 NE 1363 (J f RP 1726 P 18410 0212223 2 m __ 13610 f A Rem 6 1 E. m m rn 75 74 73 72 136 AV E. P 11173 49 003 PARK 7 13 12 �P 14 ry 13589 1 13s?,,13572 8 0 13$75 P 43 67 1513569 7� 'v` 2 PAR 13568 4 13565 BCP 4 906 6 1613563 r 6'Z 6U 6p 3 55 5 �'� 13547 171,3557 1256 17 18 19 4 E 1813545 �3 40,45 5 1913537 39 0413.5 ,w2 0 631 N 135" 38 }42 29 13527 r 13538 ^oo Cit f Pitt Mea ws ' "-"" 23103 136 AVENUE 1.2 o CORPORATION OF THE DISTRICT OF • , MAPLE RIDGE N15 District of Langley _ PLANNING DEPARTMENT DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT Scale: 1:2,500 ERASER R. APPENDIX B to April 16, 2012 Report CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6899-2012 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 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6899-2012." That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), P-1 (Park and School), and RM -1 (Townhouse Residential). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 24th day of April, A.D. 2012. READ a second time the day of A.D. 20 . PUBLIC HEARING held the day of A.D. 20 . READ a third time the day of A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER ,A.D. 20 . CORPORATE OFFICER 4 -q oro r b9a �� 63 13771 30 5 ti 3r A. fQ9 6 \, 8 c4ix 2sr 6 /11� a : ��` BCP 43237 W r 11T T � v,0 88 rarer ,1� 4 R4RK i1�112 VLV6IMLLEYNO 7 E 39 �ooa 89 * yr I1 1313735 9CP 43235 8 40 .moo mr1M 91 \114.ss~ Si 9 n441 92 115, v 1 Rem 1 42 116 0 4 117. 3 P 13738se, 43 X51 18R4RK 44 �6; p' 119, p va 46 10, X997 120,ym 3 12 $ 11 _ 10 ` / 1357]/1" A �a 9 � r "E LOOP 13702 B 1368D P 38408 13670 7 13660 6 Rem- 10 13653 136AAVE 13550 5 A RP 17234 13880 t36a3 53 4 n �213TA 2 24 13530 A RP10274 n 13640 nRP 17287 2 u P18410 =L1 13610 1 A Rem 8 \\\ AVE eCA 13618 ?7 ii •772 13102 PLYP 9fA1aM1 8 75 74 73 eeT 1x AVE 136 AVE. — • •. / $ e PARK /1 70 y P1f173 \� 13 12 it F BCP 42569 I J 14 \ ?� 13588 13586 \ \ 13M 13" 151 Base 7: m 2 PARK ; U565 DCP $ ��i 8 u 16 lylq , oF+ 3 1 17 ,15s7 5 3Yfi / / 1 4 / 17 18 19 73W d t4Y`° ,,P0 ' a 18 Q 133 a \ 19 39 4 m \ a \ 5 13527 135y6 %21.,,, 38 9 � yx CP49 3 \\� 21 0 37 \ 'Mm $ ,i'ri \ P413 ? �n,v PARK \ \ y MAPLE RIDGE ZONE AMENDING Bylaw No. 6899-2012 Map No. 1558 From: A-2 (Upland Agricultural) To: 0 RM -1 (Townhouse Residential) ®P-1 (Park and School) Q R-1 (Residential District) ® R-3 (Special Amenity Residential District) ® RS -1b (One Family Urban (Medium Density) Residential) F N SCALE 1:3,000 APPENDIX C TO APRIL 16, 2012 REPORT CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6900-2012 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. 6900-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1559 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Urban 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 . RECONSIDERED AND FINALLY ADOPTED, the PRESIDING MEMBER day of , A.D. 20 . CORPORATE OFFICER 4 Q 3 '� s� Z 22910 f �V N �� 22973 229�o e8 PARK \ \ 3771 f 36 8 � 926 a� 9� zzsos 5 9°s zzs02 `ry 37 ?zy2 1�9 U 22g°5 ° 2 0 8 /110 sus BCP 43237 6 �m 38 a ?97e 87 73j y� zy°j _� zzst 88 11737459°P 4 PARK SILVER VALLEY R 7 z2sos /112 22896 139 ro 8 13741 m 22897 in 28 8 40 M 229 00 90 3735 BCP 43235 s2 m 91 \114 Q1 22893 13731 OL s9s 9 AIS ZZ�g m 22 92 115 7 y Rem 1 °' ZZg90 3 1163 1 Oi/ W 612 Bay 22�g 4 \�1 �2 3 13738 P 2 1,206 X43 as1 Z2aa0 \ PARK \u+22 ``3311 2i�. 3'1 22a3 9�S'1\ \ 4422s -Iff 7 zZa�0 p 3862 4522873 97 120 22as6 13701 _ 137 AVE. 37 AVE. �p 3 861 12211 10 13673/91 13 ; M � m 9 sBs BLAKE LOOP 13702 g3 s 13680 P 38408 13670 7 1366 0 Rem. 10 6 13653 4 136 AAVE. 13650 N 6 °D A RP 17234 13660 13640 rn rn rn r m Q co 13630 X27 X14 A RP 10274 2625 N 3 LANE V 13620 U RP 17267 P 18410 19 20 21 22 23 m 2 m 1361. A Rem 6 N 1 N 13616 eCA 6 AVE. A89� 9 13602 (PUMP STATION) N 6 N75 N74 N 73 N72 136 AVE. 7887 0 7 P11173 \� 13 12 19 0� 9 PARK �� N N f I 7 \�61� BCP 42569 14 N � 306 ti f I 13589 \ BGp 1 3586 13573 801 0 13575 f f P 43 67 13572 m 15 rn -It 2 PARK 13569 d 13565 BCP 4 906Q p$gii 1 6 6U �Gii 1613563 13562 0]3 / . 5 55 / 1713557 13556 5 4 3 m 1 / 17 18 19 13547 13550 ye PJE w m / 1813545 d \ 5 13546 1913537 39 410 m 52 \ \ 13527 X20 531 AS 6 38 \ 353 BCP 49303 \ \ 1 `O X213525 37 \ \ p 13528 P 4 567 co 13519 PARK \ \ MAPLE R DGE ZONE AMEND NG Bylaw No. 6900-2012 Map No. 1559 From: A-2 (Upland Agricultural) To: R-2 (Urban Residential District) 91 REMAND= N SCALE 1:3,000 Tel. 224-6827 Fax9-M80 r y'Ct�i x cf-� L-0-t—s. Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: Chief Administrative Officer MEETING: First Reading Maple Ridge Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: January 7, 2013 2012-109-RZ CofW 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) Residential). To proceed further with this application additional information is required as outlined below. This application does not propose any change to the current OCP land use designation. It conforms to the current land use provisions of the Albion Area Plan and pursuant to Council's direction, can proceed through the approval process. RECOMMENDATIONS: That Zone Amending Bylaw No. 6961-2012 be given First Reading; and; That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Aplin & Martin Consultants Ltd. - Sandi Drew Owner: Stanley R Stanowski & Cheryl L Stanowski Legal Description: Lot: A, Section: 11, Township: 12, Plan: 23702 OCP: Existing: Low/Medium Density Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Residential Zone: RS -3 (One Family Rural Residential) Designation: LMRES (Low Medium Density Residential) 1102 South: Use: Residential Zone: R-1 (Residential District) Designation: MIRES (Medium Density Residential) East: Use: Residential Zone: RS -3 (One Family Rural Residential) Designation: SUBRES (Suburban Residential) West: Use: Residential Zone: RS -1b (One Family Urban (Medium Density Residential) Designation: LMRES (Low Medium Density Residential) Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Residential Residential 0.823 Ha (2.15 acres) 108th Avenue and Morrisette Place Urban Standard The site is located at the eastern edge of the Albion area. It currently has one home at the southern end of the property. To the west are single-family RS -1b (One Family Urban (Median Density) Residential) lots; to the east are larger single family RS -1 (One Family Urban Residential) lots. A larger RS -3 (One Family Urban Residential) lot is situated north of this property; to the south are several R-1 (Residential District) lots. c) Project Description: The applicant proposes to rezone the subject site to allow for future subdivision into 13 lots. All of the lots would be accessed from Morrisette Avenue. 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 a full application package has been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Low/ Medium Density Residential. This application complies with the District's Official Community Plan. This land use designation provides for a single detached housing form on lots ranging in size from 557m2 to 891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Area Plan, and the application is in compliance with OCP policies. The District is undergoing a review to consider increasing the permitted density in the Albion Area Plan. Earlier this year Council passed a resolution addressing how in -stream and new applications would be dealt with. Given that no OCP -2- amendment is required for this application, it is able to proceed through the development approvals process. Zoning Bylaw: The current application proposes to rezone the property located at 24979 108 Avenue from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. 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; and C) Fire Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. 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 required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule B); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is to rezone the subject site from RS -3 (One Family Rural Residential) to RS1-b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 residential lots. The application can proceed as it is incompliance with the Albion Area Plan and accompanying zoning matrix. Therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. "original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "original signed by Jim Charlebois" 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 Appendix B - Zone Amending Bylaw 6961-2012 Iii 1 ' BCP 49693 11 P 84 54 O I OD rn 10941 I PA K 2 1 n I BCP 4 594 I 19 Ni a i BC 496 3 10 9 s ,7 �6 SUBJECT PROPERTY 10921 149AVE. 1 A2 3 4 P 2370 20 I BC 496 3 ry Rem B B P 332 1 0 18 17 m 16 15 i ti I 10813 AVE. 14 CO 10872 M 10891 I n 19 N 20 N 1086013 P 23702 I r w 1 P 34411 a i 12 w' 10848 A 27 i �22 m21 �I 21 N N y106 & 11 � 1 o�� 1 r 108AAVE. 10 1 i o m7 � 9 1 '13 9C 320D 1 i 3 4 5 i i m 1 m 2 m m m —_____108AVE. N W77 1a1� 21 N N N 301079320 23 24 25 26 27 28 29 31107185 7879 1gC P 43 44 3210777 mo �1815a14 1h�T 12 331o7s9 2 m17 341o7s1 3816 10715 351076310711 10745 37 7 ��,� 10 36 N Scale: 1:2,500 Pitt District of I ' Langley j\ F APPENDIX A P 23F02 P 854105 E 24979 108 AVENUE 1.2 U) 0 CORPORATION OF ~` THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT J DATE: Nov 13, 2012 FILE: 2012-109-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RID BYLAW NO. 6961-2012 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. 6961-2012." 2. That parcel or tract of land and premises known and described as: Lot "A" Section 11 Township 12 New Westminster District Plan 23702 and outlined in heavy black line on Map No. 1578 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of A.D. 20 READ a second time the day of A.D. 20 PUBLIC HEARING held the day of AD. 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 ISO I 111104=4m bo N 10941 PARK 2 1 F E a BCP 47594 11 \e-CP'4969 19 — BC 1496 )3 010 �9 N8 M7 �6 m V V V V V N N N N N N 10921 109 AVE. m 0 p N O O O I N1 N2 N3 N4 N5 o P23702 I N N 20 BC 496 )3 N Rem B N B P332 0 18 17 N 16 15 Rw28597 N N N 'p, n 7'/ 00 108B AVE. Ge 14 M 10891 10872 J a N 19 N 20 of 10860 13 P 23702 W P 34411 1 a 9GR 3200 M 12 W N N 10848 A 022 X21 27 21 11 O N N 10,936 O _ 08 22 2 RW 28597 108AAVE. 4�A 10 W°' P 65z 05 00 7 8 9 N N g BCP 3200 2 4 5 3 o � M m 1 m 2 nvi v v v v m N � V N N N 108 AVE. 2 30 10792 45 mN rnN Np 21 N N 1o�1g06 $62 23 24 N N 27 28 29 10782 4410793 79 M20 m OIII N N N N 31 19 CP 43 44 3210777 10776 43 — — al 0�-16 _ 3 ��1 1o�y6 18 15, oN4 1 ory 12 3310769 m 42 41 40 3 9 BCP 333181m1 y N ,j 17 17 0� 10719 M j o^ti a, 3410761 38 o q� �O�y 16 11 zy 10715 3510753 1o�yl A2 1\y 1O�A9 10711 10 10745 107X137 7 1 A 36 8°10" �y 9 MAPLE RIDGE ZONE AMENDING Bylaw No. 6961-2012 Map No. 1578 From: RS -3 (One Family Rural Residential) To: RS -1b (One Family Urban (Medium Density) Residential) N SCALE 1:2,500 District of Maple Ridge Ooep Aoats Cfwfx;%ghao TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2012-051-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 11406 and 11414 205 Street EXECUTIVE SUMMARY: An application has been received for a Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw (HRA Bylaw), at the northeast corner of 114 Avenue and 205 Street, in historic Hammond. This site known as the Whitehead property, is made up of two lots with two heritage houses that encroach across the interior lot line of these lots. The larger of the two houses known as the Whitehead residence, is located towards the street corner and is proposed to be revitalized and added to. The interior is to be modernized in a way that will retain historical features inside of the residence. There are also other buildings, including a garage and accessory buildings, that are not sited in accordance with the Zoning Bylaw and will require variances as part of this HRA Bylaw. The HRA Bylaw contains the Heritage Conservation Plan (HCP), which is based on the Standards and Guidelines for the Conservation of Historic Places in Canada, describing the Heritage Place associated with the Whitehead residence, the Heritage Value that is embodied in the Heritage Place, and the Character Defining Elements to be retained to preserve its Heritage Value. The actual physical works to achieve the rehabilitation and restoration specified by this HCP will be governed by a Heritage Alteration Permit (HAP). An HAP contains plans, elevations and other details that is issued by Council in a similar fashion as a Development Permit, before a building permit is issued. Consolidating the two lots forming the site into a single lot is a condition of receiving Final Reading of this bylaw. The HRA Bylaw will supersede the regulations of the existing RS -1 Zone as necessary to accommodate the existing houses, accessory buildings and existing lane standard, including allowing the two single family residential uses (e.g. the Whitehead residence and the Whitehead cottage) on one lot. RECOMMENDATIONS: 1. That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 be given First and Second Readings and be forwarded to Public Hearing; and 1103 2. That the following term(s) and condition(s) be met prior to Final Reading: i. Registration of a Rezoning (or equivalent) Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Registration of a Restrictive Covenant in lieu of road dedication for a corner truncation at the Land Title Office; iii. Consolidation of the two lots into one parcel; and iv. 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. DISCUSSION: a) Background Context: Applicant: James Rowley Owner: Leanne H. Koehn and James M. Rowley Legal Description: Lot 650 & Lot 649, D.L 279, Plan 2180 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: South: Existing: RS -1 (One Family Urban Residential) Proposed: RS -1 (One Family Urban Residential) Surrounding Uses North: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation Urban Residential South: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential East: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential West: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential -2- Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Single -Family Residential (2 dwellings) Single -Family Residential (2 dwellings) 0.126 Ha. (0.31 acres) 114 Avenue and 205 Street Urban Standard none The owner proposes to restore, add to, retain interior features and modernize the Whitehead residence located in Hammond. This residence has been continuously owned by the descendants of Carl Whitehead, who originally built the house ca. 1923. Mr. Whitehead purchased all the properties along the north side of 205 Street, from 115 to 114 Avenue. Each was a rental property, except for the subject house which was built as his family residence. Rather than fronting the houses on the two westernmost lots to 114 Avenue like the other houses (e.g. all the front lot lines were toward 114 Avenue), the two houses at the western end were oriented to 205 Street to have western solar exposure. Thus, both houses encumber the interior lot line of these two westernmost lots. A Heritage Conservation Plan (HCA) has thoroughly researched and documented the Heritage Value and Heritage Character of the house to form the basis of guidelines described by the consultant as: "rehabilitation with most of the interior and exterior elements being preserved, except for those areas disturbed for the rear additions." The additions involve extending the basement and first floor at the rear and adding a second floor dormer also at the rear to create a more useable second floor. The interior will be modernized while preserving the interior detailing identified as Character Defining Elements (CDE), including such details as wainscoting, fireplace, kitchen ceiling work, etc. The mature landscaping and fence along the street complement the Heritage Character and are being retained. Green design strategies, incorporated in a fashion compatible with the Heritage Character, are proposed to be employed at a later date. This may include: capture of rainwater for domestic use, on-site storm water and rain water infiltration, which would be concealed and would not impact the Heritage Character or Heritage Value; and infrastructure for solar hot water collection and/or using ground sourced heat, which may require future approval if there are physical changes to the Character Defining Elements of the property or the Whitehead residence. Recommendations have been provided on how to undertake this work, so that the Heritage Value and Heritage Character of the building are protected throughout the process. The HCP and architectural plans attached thereto also describe the known historical details and architectural relevance of the site. This plan is attached as Schedule "B" to the HRA Bylaw (see Appendix "B"). c) Planning Analysis: Official Community Plan: This site is located in historic Hammond, on a property that is designated Urban Residential in the Official Community Plan. The Whitehead residence, including the proposed addition, is in keeping with the historic character of the housing in the area as articulated in the OCP and supplementary guidelines prepared by the Planning Department entitled "Hammond Design Characteristics." -3- The proposal to revitalize and expand the Whitehead residence strengthens the prominence of this dwelling on the lot. The character and density continues to be consistent with the surrounding neighbourhood. This proposal for heritage conservation is in accordance with the following OCP Policies related to heritage management: 4-43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. 4-44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. The Heritage Character and Heritage Value of these heritage buildings and the property has been thoroughly assessed and the appropriate conservation strategy established in the HCP forming part of the Heritage Revitalization Agreement that applies to this site. The Standards & Guidelines for the Conservation of Historic Places in Canada were used by publicLAB Research in association with Birmingham & Wood Architects, the consultants preparing this HCP for the Whitehead property and residence in accordance with these OCP policies. Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Bylaw Background: This proposed bylaw will provide for the following in a single bylaw and associated agreement: • Heritage Designation - Under Section 967 of the Local Government Act (LGA), Council may designate real property in whole or in part that is considered to have Heritage Value and Heritage Character on terms and conditions it considers appropriate for heritage protection by way of a bylaw. This designation enables, among other things, establishment of terms for financial or other support for the conservation of designated properties. Designation also means protected buildings and landscaping may not be altered or changed nor any excavations or building take place on protected sites without prior District approval as may be set out in the bylaw. A Heritage Designation Bylaw requires a Public Hearing under Section 968 of the LGA, which follows the same process as for rezoning bylaws. Designation also allows the owner to take advantage of the `equivalency' provisions contained in the BC Building Code and exemptions under the Energy Efficiency Act and Homeowners Protection Act. Use of `equivalencies' allows for Code compliance to be done in a way that is more sympathetic to the structural realities of heritage buildings, making building upgrades more feasible and lessening the impacts that Code upgrading may have on the heritage fabric of heritage buildings. For example, original doors and windows could M be exempted from energy upgrades that could alter or destroy them as key Character Defining Elements. • Heritage Revitalization Agreement (HRA) - Under Section 966 of the LGA, Council may authorize the District to enter into an agreement with a property owner for the following: to establish terms and conditions for undertaking heritage conservation, detailed within a Heritage Conservation Plan (HCP) and Statements of Significance (SOS) attached to and forming part of the HRA; to set out the phasing and timing on the start and the finish of heritage conservation works; and to vary or supplement thus superseding the regulations a number of District bylaws, including the Zoning Bylaw. Variances enable unique opportunities and maximum flexibility to accommodate best practices for heritage conservation. The HRA works in concert with Designation by detailing the alterations, changes and other actions that are agreed to as being permitted to achieve the envisioned heritage conservation and any necessary long-term maintenance. • Tax Exemption - Under Section 225 of the Community Charter Act, Council may pass a bylaw and enter into an agreement to exempt a property owner from payment of municipal property taxes, to the extent and under terms and conditions established in an agreement. The intent of the legislation is to encourage heritage conservation by mitigating the costs involved in revitalization and restoration of the building's Heritage Value. The usual Council terms for tax exemption agreements granted (or in process to be granted) to date include an exemption period of five (5) years provided all agreed to heritage conservation work is completed, all fees are paid and there is no contravention of any District bylaw. These heritage properties include: Miller Residence (28594 104 Avenue), Billy Miner Pub (22355 River Road), Daykin Residence (22031 Dewdney Trunk Road), and Turnock Residence (22309 St. Anne Avenue). A designation bylaw requires an affirmative vote of at least 2/3 of all Council members. The municipal portion of property taxes (General Levies) for the Whitehead property for 2012 was $1,467.14. Rationale for Designation: The issues of having two heritage houses that encroach across the interior lot line of these lots as well as other siting non -conformities are preventing the owners from undertaking their envisioned addition and conservation works to the Whitehead residence. Therefore, an HRA application has been submitted to resolve these impediments and to facilitate the conservation of the Whitehead residence. This also gives the opportunity for Council to have the property designated thus becoming protected heritage property under the LGA. Where properties are designated, the LGA requires that the rational for the designation be specified. The reasons for designating the Whitehead residence and property on which it is situated include the following: 1. Heritage character - The Whitehead residence exemplifies the prominence and prosperity of Port Hammond in the early 20th century due to the operation of the Hammond Cedar Mill, -5- one of the major mills along the Fraser River. It is also associated with Carl Whitehead, a Finnish immigrant and mill worker, who built and resided in the house. The house is a well maintained and excellent surviving example of the Craftsman bungalow style of house in the community from the 1920's. Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule "B" to the HRA bylaw (see Appendix "B"). 2. Compatibility of Conservation with Community Plan and Adjoining Land Use - The planning associated with the management of heritage resources is provided for in policies 4-41 through 4-45 of the Maple Ridge Official Community Plan (OCP). These Policies define a clear process for evaluating applications with heritage -related issues and standards to be applied to aid in conservation, interfacing with adjacent properties, and building public awareness. The conservation of this exemplary heritage house is considered to be compatible within its neighbourhood context of single family dwellings, and complies with the heritage management policies of the OCP. 3. Condition and Economic Viability of the Property - The Whitehead residence is in sound physical condition as it has been well maintained and has been in continuous ownership by the original family. The continued condition and economic viability of the property is considered assured given the building's good physical condition, the current owners' strong commitment to its rehabilitation and maintenance, its suitability for its continued use as a single-family residence and the market value of the property within an established residential neighborhood. 4. Possible Need for Financial Support to Enable Conservation - The building will continue to be used as a private dwelling and maintained accordingly. Adoption of the HRA Bylaw by Council will allow for the property to be consolidated and allow a sensitive addition to be built to enhance livability in the home. A Five-year property tax exemption is being recommended as an economic incentive to assist in offsetting some of the costs to revitalize the Whitehead residence, and to help to ensure its continued protection and conservation. The terms and conditions of this incentive are described in Section 14 of the Heritage Revitalization Agreement attached as Appendix "1" to the HRA Bylaw (see Appendix "B" to this report). Heritage Revitalization Agreement (HRA): The applicant is seeking to enter into an Heritage Revitalization Agreement (HRA) with the District for the long term conservation of the Whitehead Residence and its associated cottage. The proposed conservation works are to be based on a Heritage Conservation Plan (HCP) and Statement of Significance (SOS) prepared by publicLAB Research in association with Birmingham & Wood Architects. As permitted by the ACT, the HRA Bylaw contains a schedule specifying Zoning Bylaw variances to reflect "as -is" siting of the buildings. The 230 m2 (2,486 ft2) Whitehead residence is proposed to be restored and added to in a sympathetic manner. Based on preliminary numbers, the residence will be expanded by about 20% or 49.6 m2 (534 ft2), to have a floor area of 280.5 m2 (3,020 ft2) when work is completed. The foundation will be upgraded to improve the habitability of the basement and extended to M accommodate the proposed addition to the rear. The basement will be expanded by 27.6 m2 (297 ft2). The addition on the main level will add 9.8 m2 (106 ft2) of floor area, a second floor dormer and floor addition will add 12.2 m2 (131 ft2). The HCP proposes to restore the exterior of the house, salvage and reuse exterior materials and windows for the extension, and to use new wood siding, trim, windows and porch elements with the same profile as the original in the extension or to replace damaged materials in the original portion of the residence. Because the residence has been recently painted, the requirement to do a paint scraping analysis to determine the original colour was not required. The Agreement allows the house to be repainted using the current colour or a formal process to repaint it with a different colour based on a paint colour analysis. Further details are contained in the Heritage building plans and Specifications attached as Schedule "C" to the HRA Bylaw (see Appendix "B" to this report). Heritage Conservation Plan (HCP A Heritage Conservation Plan (HCP) was prepared for the Whitehead residence and the associated Whitehead cottage by publicLAB Research in association with Birmingham & Wood Architects. The main provisions of the Heritage Conservation Plan (HCP) are the following: • An Introductory section about the historical context and elements proposed to be conserved; • A Design Rationale section describing the form and character, and architectural expression of the two existing heritage buildings (e.g. the Whitehead residence and the Whitehead cottage), and the proposed conservation and Whitehead residence building extension proposal; • The Statement of Significance (SOS) section follows. The property together with the Whitehead residence and the Cottage are identified as part of the Historic Place. The Character Defining Elements (CDE) are as follows: For the Whitehead property: o Parcel size and dimensions o Frontage of three buildings onto 205 Street o Frontage of fourth building onto the lane o Mature trees and garden o The street fence along the lot line For the Whitehead residence: o Cross -gabled form with gabled porch o Shed roofed rear extension o Front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window openings, shingled skirting, wood stair and railings o Wood doors and windows, original stained-glass transom lites -7- o Shingle sided wall areas below and above main floor wall area o Beveled sided main wall area o Generous wood water table boards, belly boards and other miscellaneous trim o Brick chimney o Original interior detailing, such as wainscoting, fireplace, kitchen ceiling work For the Whitehead cottage: o Simple gabled -roof form (both house and outbuilding) w/gabled front porch element o Building extensions o Wood windows, including those with wood divided upper lites o Bevel -sided pediments, with regular short lengths of siding, covered by battens o Wood shingled main floor wall areas o Drop -sided skirting between main floors and grade Description of the applicable Standards and Guidelines from The Standards & Guidelines for the Conservation of Historic Places in Canada used in developing the conservation recommendations of the Plan; and • The recommended conservation strategy for the property. The recommended conservation strategy, includes works or actions related to the Character Defining Elements of the property and those related to the Whitehead residence, include the following: Strategies related to property o consolidating the site as a single lot o adjusting the path to the rear door to accommodate the proposed extension o retaining the picket fence with minor changes for the new gate location and truncation. Strategy related to the Whitehead residence: o repairing (and where deteriorated replacing with matching new materials) of the exterior character defining building elements o allowing for a rear extension with minimal physical intervention and impact on the heritage value of the building by salvaging for reuse of displaced elements (e.g. doors, windows, exterior siding, trims, etc.) o reproducing the detail of the front porch in the proposed new rear porch o expanding the usability of the second floor by adding a second floor shed dormer which preserves the dominance of existing main roof area, and is not visible from the front of the building. o Adopting an approach for the additions that use the same finishes as the historical building, while incorporating elements to allow the additions to be distinguishable such as minimal glazing associated with the rear porch and other details to be determined when detailed building plans are submitted for the Heritage Alteration Permit to be issued. M Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule "B" to the HRA Bylaw (see Appendix "B" to this report). Zoning Bylaw and HRA Bylaw Variances: The subject site consists of two lots, each of which is zoned RS -1 (One Family Urban (Medium Density) Residential). Because the two lots face 114 Avenue but both dwelling units were built to face 205 Street, they each encroach across the lot line common to the two lots. Historically, the Whitehead residence and the associated Whitehead cottage have been treated as a single site, including a single tax notice. This encroachment and nonconformity (e.g. 2 houses on one lot) is a historical anomaly preventing the Whitehead residence for being modified or extended. To accommodate the owner's desire to revitalize and add to the Whitehead residence, the historical anomaly is proposed to be solved by having the two lots consolidated into a single parcel. This requires the provision of the RS -1 Zone allowing only a single one family residential use to be superseded by a variance included in the HRA Bylaw allowing the two heritage buildings (e.g. 2 one - family residential uses) on the consolidated lot. This is justified by a number of reasons. Firstly, is the historic presence of the two dwelling on what was effectively a single lot or site. Secondly, there is no change in the density thus no resulting impacts on the surrounding context of the single family residential neighbourhood. Finally, the variance will facilitate the conservation of these heritage buildings. Two setback variances are required for the houses on the proposed consolidated lot. The Whitehead cottage is sited too close to the lane along the north of the site. There is also an accessory structure built at the front lot line along 205 Street between the two heritage houses. Therefore, the following variances are proposed to be granted through the HRA Bylaw: Part 6 Existing Proposed Justification or Purpose: Residential Zones Regulation Variance C. (3) (a) Permitted limited to 1 2 To allow for the two existing heritage houses to be sited number of dwellings per lot together on one consolidated lot. C. (3) (c) (ii) Setbacks a minimum of a minimum of To accommodate the existing siting of the Cottage, which (interior lot line) 1.5 metres 1.03 metres is closer than allowed to the lot line common to the lane. C. (5) (c) (ii) Setbacks a minimum of a minimum of To accommodate the existing siting of the accessory (front lot line) 3.0 metres 1.03 metres building, which is flush to the lot line common to 205 St. This application is being processed like a rezoning application and thus it triggers a review of compliance with servicing, road and other municipal standards. This site is in Hammond, which possesses a "village -like" character. In the interest of preserving the heritage context of the site, Schedule "A" Services and Utilities for the RS -1 Zone the Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 is proposed to be varied or the provision of certain requirements delayed as follows: • A corner truncation at the northeast corner of 114 Avenue and 205 Street will not be required as no additional traffic is being generated by the proposal. In lieu of this dedication, a Restrictive Covenant is to be registered at the corner, permitting the historic picket fence, a M Character Defining Element, and associated plantings to be retained, provided that they do not impede vision across the corner; • The 7.5 metre right-of-way width and the 6.0 metre wide driving surface is reduced to a 4.6 metre right-of-way width and a 4.6 metre wide driving surface, thus preserving the historical lane specification of the area as no additional traffic is being generated by the proposal; and • Sidewalks and associated curbs, gutters and lighting will not be required. Instead, the applicant will deposit moneys in trust towards their share of constructing a sidewalk along the full length of 205 Street, similar to the "village -like" standard provided for on other streets in the Hammond Area. These variances have been reviewed and are acceptable to the Engineering Department. The variations to the Zoning Bylaw and the Subdivision and Development Servicing By-law are identified in Schedule "F" to the HRA Bylaw (Appendix "B" to this report). d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the application and advised the existing concrete lane curbing is to be replaced and separate service and underground utility (e.g. Hydro/Tel) connections are required for each house. Engineering has reviewed and supports other engineering -related requirements being varied (e.g. corner truncation), lane width and payment in trust for undertaking sidewalk/curb/gutter upgrading, as part of the variance being to encourage the conservation of this heritage site. An agreement equivalent to a Rezoning Servicing Agreement will be required. The applicant has been given a copy of the Engineering Comments outlining the requirements in detail. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the lot consolidation is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional tree required which is based on one tree per lot. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $25.00. Fire Department: The Fire Department has advised that sprinklering may be required for the project. The Maple Ridge Sprinkler Bylaw requires the installation of an Approved Fire Sprinkler System, to service the Whitehead residence, as a part of the construction of an addition or renovation to any building if the value of the work exceeds 50% of the market value of the building. According to the Sprinklering Bylaw, this value would be based on the value of the building as established by the BC Assessment Authority. -10- The requirement for sprinklering is assessed at the time an application is made for a Heritage Alteration Permit. If sprinklering is determined to impact the interior Character Defining Elements, other less intrusive measures (Code equivalency) and/or exemption will sought from the Fire Chief or the Manager of Inspection Services as provided for in the Building Code. e) Building Comments: All new construction is to comply with the current BC Building Code. The owners may need to retain a qualified professional to submit a report to the Manager of Inspection Services for alternative solutions (Code equivalencies) as sanctioned in the BC Building Code, to lessen Code impacts on buildings such as Whitehead residence having protected heritage status. The requirement for sprinklering will be assessed in conjunction with the Fire Department at the time a Heritage Alteration Permit is made. CONCLUSION: It is recommended that First and Second Reading be given to Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012, and that the application be forwarded to February 19, 2013 Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original si ned by Charles R. Goddard" for 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 - HRA Bylaw - 11 - l 1471 U 0 2 0-12 11386 Q11474 v N (D co 2 m A 11415 11479 7 6 671 672 675 1451 11450 O NI P 11876 N 11405 7 1 C 11445 11446 Brillsh ColumbiaPLANNING 11463 DEPARTMENT NN P 1 4 7 588 589 590 591 Ln , M W P 11416 N N N *PP044 \�� 10 \ X00) kob �o CP 1 0 co 11 0 Qs 2� N N 3 �o 2 0 0-12 11386 c„ v N (D co 2 ON A 11415 Lo O 7 668 671 672 675 NI 3 O NI CD N N 11405 DISTRICTTHE 11395 C 6 8 Brillsh ColumbiaPLANNING ■ _ .C' DEPARTMENT NN ,0, 7 SIIQ B \'\ 577 \ \�� 10 \ ,o576 575 0 N '7s> 574 U) Lo Cl N ""U 114 B Lo 54 AVE. Lo O ti a U � d ti��o CD 55 56 57 74898 11443 P 1 4 04 593 594 595 596 Lo Lo(D 2 co Lo N CD O O O Cl N N N N N *PP044 *PP044 742 � o o 0 0 0 0 P 2180 APPENDIX A 11460 2 11450 11440 i 1 P 597 598 599 Lo o rl- Lo Lo Lo 0 0 0 N N N WESTFIELD 11424 coo � LoLo 0 0 640 639 636 114 114 641 638 637 Lo Lo Lo Lo Lo Lo 0 0 Cl ii[FIX, /2 PCI. B w PARK U) P 55931 LORNE AV o o o N N P 2180 11386 c„ v N (D co o 7 ON Lo O Lo O Lo O 667 668 671 672 675 *PP044 742 � o o 0 0 0 0 P 2180 APPENDIX A 11460 2 11450 11440 i 1 P 597 598 599 Lo o rl- Lo Lo Lo 0 0 0 N N N WESTFIELD 11424 coo � LoLo 0 0 640 639 636 114 114 641 638 637 Lo Lo Lo Lo Lo Lo 0 0 Cl ii[FIX, /2 PCI. B w PARK U) P 55931 LORNE AV o o o N N P 2180 666 669 670 673 674 P 2180 r --Lo CD Lo Lo co � �U')O NI O clil O NI CD N N *PP044 742 � o o 0 0 0 0 P 2180 APPENDIX A 11460 2 11450 11440 i 1 P 597 598 599 Lo o rl- Lo Lo Lo 0 0 0 N N N WESTFIELD 11424 coo � LoLo 0 0 640 639 636 114 114 641 638 637 Lo Lo Lo Lo Lo Lo 0 0 Cl ii[FIX, /2 PCI. B w PARK U) P 55931 LORNE AV o o o N N P 2180 .... 205 STREET .11406/14 CORPORATION OF DISTRICTTHE ■ ■ �� RIDGE MAPLE RIDGEMAPLE Brillsh ColumbiaPLANNING ■ _ .C' DEPARTMENT DATE:Apr 27, 2012 FILE: 2012-051-RZ BY: PC SCALE 1:1,500 APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6962-2012 A Bylaw to designate a property as a heritage property under Section 967 of the Local Government Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local Government Act and to grant a Tax Exemption under Section 225 of the Community Charter WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge considers that the properties located at 11406 and 11414 205 Street, Maple Ridge, BC have heritage value and that the property and certain buildings on the property should be designated as protected under section 967 of the Local Government Act; AND WHEREAS the District of Maple Ridge and Leanne Helen Koehn and James Maxwell Rowley wish to enter into a Heritage Revitalization Agreement for the property; AND WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt the property from municipal property taxation subject to the terms of an exemption agreement; AND WHEREAS the District of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: Citation 1.1 This Bylaw may be cited as "Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012". Interpretation 2.1 In this Bylaw, the terms "heritage value", "heritage character" and "alter" have the corresponding meanings given to them in the Local Government Act. Heritage Revitalization and Tax Exemption Agreement 3.1 The District of Maple Ridge enters into a Heritage Revitalization and a Tax Exemption Agreement (the "Agreement") with the registered owner of the property located at 11406 and 11414 205 Street, Maple Ridge and legally described as: PID: 012-547-069 Lot 649 District Lot 279 Group 1 New Westminster District Plan 2180; and PID: 012-547-077 Lot 650 District Lot 279 Group 1 New Westminster District Plan 2180 (collectively the "Property") 3.2 The Acting Mayor and Corporate Officer are authorized on behalf of the District of Maple Ridge Council to sign and seal the Agreement in the form attached as Appendix "1" to this Bylaw. 3.3 Subject to all of the terms and conditions set out in the Agreement, the Property and the Whitehead residence and the Whitehead cottage (the "Existing Heritage Buildings"), as described in the Agreement, shall be exempt from District property taxation for a term of five (5) years effective from the date on which the Agreement comes into force. Heritage Designation 4.1 Council hereby designates the Property and the "Existing Heritage Buildings", as described in the Agreement, as protected heritage property for the purposes of section 967 of the Local Government Act of British Columbia. Exemptions 5.1 The following actions may be undertaken in relation to the Existing Heritage Buildings without first obtaining a heritage alteration permit from the District: (a) non-structural renovations or alterations to the interior of the building or structure that do not affect any protected interior feature or fixture and do not alter the exterior appearance of the building or structure; and (b) non-structural normal repairs and maintenance that do not alter the exterior appearance of a building or structure. 5.2 For the purpose of section 5.1, "normal repairs" means the repair or replacement of elements, components or finishing materials of a building, structure or protected feature or fixture, with elements, components or finishing materials that are equivalent to those being replaced in terms of heritage character, material composition, colour, dimensions and quality. READ A FIRST TIME this day of 2013. READ A SECOND TIME this day of 2013 PUBLIC HEARING held this day of 2013. READ A THIRD TIME this day of 2013. APPROVED by the Minister of Transportation this ADOPTED this day of , 2013. PRESIDING MEMBER day of , A.D. 2013. CORPORATE OFFICER APPENDIX "1" - HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT THIS AGREEMENT dated for reference the day of , 20 is BETWEEN: Leanne Helen Koehn and James Rowley Maxwell 11406 - 2051h Street Maple Ridge, B.C. V2 X 1S4 (Collectively the "Owner") AND: THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE 11995 Haney Place Maple Ridge, British Columbia V2X 6A9 (the "District") WHEREAS: A. The Owner is the registered owner in fee simple of the land and all improvements located at 11406 and 11414 205 Street, Maple Ridge, B.C. and legally described as: PARCEL IDENTIFIER: 012-547-069 LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 PARCEL IDENTIFIER: 012-547-077 LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 (the "Land"); B. There are two principal building currently situated on the Land, known as the Whitehead residence and the Whitehead cottage, as shown on the sketch map attached as Schedule "A" to this Agreement (the "Existing Heritage Buildings"), and the District and the Owner agree that the Existing Heritage Buildings have heritage merit and should be conserved; C. The Owner intends to apply to the District for approval to construct an addition to the Whitehead residence, as shown on the sketch map attached as Schedule "A"; D. Section 966 of the Local Government Act authorizes a local government to enter into a Heritage Revitalization Agreement with the owner of heritage property, and to allow variations of, and supplements to, the provisions of a bylaw or a permit issued under Part 26 or Part 27 of the Local Government Act; E. Section 225 of the Community Charter authorizes a local government to enter into an agreement with the owner of eligible heritage property that is to be exempt from municipal taxation, respecting the extent of the exemption and the conditions on which it is made; F. The Owner and the District have agreed to enter into this Heritage Revitalization and Tax Exemption Agreement setting out the terms and conditions by which the heritage value of the Land and the Existing Heritage Buildings are to be preserved and protected, in return for specified supplements and variances to District bylaws and the exemption of the Land and the Existing Heritage Buildings, from District property taxation for a specified term; H. The date of final adoption of the bylaw to which this Agreement is attached is the "Effective Date"; THIS AGREEMENT is evidence that in consideration of the sum of ten dollars ($10.00) now paid by each party to the other and for other good and valuable consideration (the receipt of which each party hereby acknowledges) the Owner and the District each covenant with the other as follows: Conservation of the Existing Heritage Buildings 1. The Owner shall, promptly following the Effective Date, commence and complete the restoration, renovation and conservation of the Character Defining Elements of the Land and the Existing Heritage Buildings (the "Work"), as identified in the Statement of Significance attached as Schedule "B", which Work shall be done in accordance with the approved plans and specifications attached as Schedule "C" to this Agreement (the "Conservation Plans"). 2. The Owner shall not alter the Character Defining Elements except in accordance with the Conservation Plans. 3. Prior to commencement of the Work, the Owner shall obtain from the District all necessary permits and licences, including a heritage alteration permit. 4. The Work shall be done at the Owner's sole expense in accordance with generally accepted engineering, architectural and heritage conservation practices. If any conflict or ambiguity arises in the interpretation of the Conservation Plans, the parties agree that the conflict or ambiguity shall be resolved in accordance with the Standards and Guidelines for the Conservation of Historic Places in Canada, Second Edition, published by Parks Canada in 2010, or any future update to this edition. 5. The Owner shall, at the Owner's sole expense, engage a member of the British Columbia Association of Heritage Professionals (the "Registered Professional") to oversee the Work and to perform the duties set out in section 6 of this Agreement. 6. The Owner shall cause the Registered Professional to: (a) prior to commencement of the Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached as Schedule "D" to this Agreement; (b) erect on the Land and keep erected throughout the course of the Work, a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering onto the Land that the Work involves protected heritage property and is being carried out for heritage conservation purposes; (c) throughout the course of the Work, effectively oversee the work of all contractors and tradespersons and inspect all materials leaving and arriving at the site to ensure that the Work is carried out in accordance with the Conservation Plans; (d) obtain the District's approval for any changes to the Work, including any amended permits that may be required; (e) upon substantial completion of the Work, provide to the District an executed and sealed Certification of Compliance in the form attached as Schedule "E" to this Agreement; and (f) notify the District within one (1) business day if the Registered Professional's engagement by the Owner is terminated for any reason. Timing of Restoration 7. The Owner shall commence and complete all actions required for the completion of the Work in accordance with this Agreement within 12 months following the Effective Date. Ongoing Maintenance 8. Following completion of the Work, the Owner shall (a) in perpetuity, maintain the Existing Heritage Buildings and the Land in good repair in accordance with the maintenance standards set out in Maple Ridge Heritage Site Maintenance Standards Bylaw No. 6710-2009; and (b) prior to the having the Existing Heritage Buildings repainted to a different colour, retain a Registered Professional to determine through a suitable analysis, the original colours and a painting scheme acceptable to the District for the repainting of the Existing Heritage Buildings. Damage to or Destruction of the Existing Heritage Buildings 9. If the Existing Heritage Buildings is damaged, the Owner shall obtain a heritage alteration permit and any other necessary permits and licences and, in a timely manner, shall restore and repair the Existing Heritage Buildings to the same condition and appearance that existed before the damage occurred. 10. If, in the opinion of the District, the Existing Heritage Buildings is completely destroyed and the Owner wishes to construct a replacement building on the Land, such replacement building must be constructed in compliance with the District's Zoning Bylaw, in a style that is acceptable to the District and substantially similar to that of the destroyed Existing Heritage Buildings, after having obtained a heritage alteration permit and all other necessary permits and licences. 11. The Owner shall use its best efforts to commence and complete any repairs to the Existing Heritage Buildings, or the construction of any replica or replacement buildings, with reasonable dispatch. Variations to District's Zoning Bylaw 12. District of Maple Ridge Zoning Bylaw No. 3510-1985 (the "Zoning Bylaw") is varied and supplemented in its application to the Land and the Existing Heritage Buildings in the manner and to the extent set out in Schedule "F" to this Agreement. Heritage Designation 13. The Owner hereby irrevocably agrees to the designation of the Land and the Existing Heritage Buildings as a municipal heritage site in accordance with section 967 of the Local Government Act, and releases the District from any obligation to compensate the Owner in any form for any reduction in the market value of the Land or the Existing Heritage Buildings that may result from the designation. Tax Exemption Conditions 14. The District hereby exempts from District property taxation, for five (5) years following the Effective Date, the Land and the Existing Heritage Buildings on the following conditions: (a) all items agreed to within this Agreement must be met; (b) any other fees and charges related to the Land, the Existing Heritage Buildings, and securities or moneys in trust due to the District of Maple Ridge are paid or provided in full; and (c) the Owner is not in contravention of any other District of Maple Ridge bylaw. 15. If any condition set out in section 14 above is not met to the satisfaction of the District, acting reasonably then the Owner must pay to the District the full amount of tax exemptions received, plus interest, immediately upon written demand. Interpretation 16. In this Agreement, "Owner" shall mean the registered owner of the Land or a subsequent registered owner of the Land, as the context requires or permits. Conformity with District Bylaws 17. The Owner acknowledges and agrees that, except as expressly varied by this Agreement, any development or use of the Land, including any construction, restoration and repair of the Existing Heritage Buildings, must comply with all applicable bylaws of the District. Statutory Authority Retained 18. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of the District, all of which powers may be exercised by the District from time to time and at any time to the fullest extent that the District is enabled. Indemnity 19. The Owner hereby releases, indemnifies and saves the District, its officers, employees, elected officials, agents and assigns harmless from and against any and all actions, causes of action, losses, damages, costs, claims, debts and demands whatsoever by any person, arising out of or in any way due to the existence or effect of any of the restrictions or requirements in this Agreement, or the breach or non-performance by the Owner of any term or provision of this Agreement, or by reason of any work or action of the Owner in performance of its obligations under this Agreement or by reason of any wrongful act or omission, default, or negligence of the Owner. 20. In no case shall the District be liable or responsible in any way for: (a) any personal injury, death or consequential damage of any nature whatsoever, howsoever caused, that be suffered or sustained by the Owner or by any other person who may be on the Land; or (b) any loss or damage of any nature whatsoever, howsoever caused to the Land, or any improvements or personal property thereon belonging to the Owner or to any other person, arising directly or indirectly from compliance with the restrictions and requirements in this Agreement, wrongful or negligent failure or omission to comply with the restrictions and requirements in this Agreement or refusal, omission or failure of the District to enforce or require compliance by the Owner with the restrictions or requirements in this Agreement or with any other term, condition or provision of this Agreement. No Waiver 21. No restrictions, requirements or other provisions of this Agreement shall be deemed to have been waived by the District unless a written waiver signed by an officer of the District has first been obtained, and without limiting the generality of the foregoing, no condoning, excusing or overlooking by the District on previous occasions of any default, nor any previous written waiver, shall be taken to operate as a waiver by the District of any subsequent default or in any way defeat or affect the rights and remedies of the District. Inspection 22. Upon request, the Owner shall advise or cause the Registered Professional to advise the District's Planning Department of the status of the Work, and, without limiting the District's power of inspection conferred by statute and in addition to such powers, the District shall be entitled at all reasonable times and from time to time to enter onto the Land for the purpose of ensuring that the Owner is fully observing and performing all of the restrictions and requirements in this Agreement to be observed and performed by the Owner. Enforcement of Agreement 23. The Owner acknowledges that it is an offence under section 981(1)(c) of the Local Government Act to alter the Land or the Existing Heritage Buildings in contravention of this Agreement, punishable by a fine of up to $50,000.00 or imprisonment for a term of up to 2 years, or both. 24. The Owner acknowledges that it is an offence under section 981(1)(b) of the Local Government Act to fail to comply with the requirements and conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement and section 972 of the Local Government Act, punishable in the manner prescribed in the preceding section. 25. The Owner acknowledges that, if the Owner alters the Land or the Existing Heritage Buildings in contravention of this Agreement, the District may apply to the B.C. Supreme Court for: (a) an order that the Owner restores the Land or the Existing Heritage Buildings to its condition before the contravention; (b) an order that the Owner undertakes compensatory conservation work on the Land or the Existing Heritage Buildings; (c) an order requiring the Owner to take other measures specified by the Court to ameliorate the effects of the contravention; and (d) an order authorizing the District to perform any and all such work at the expense of the Owner. 26. The Owner acknowledges that, if the District undertakes work to satisfy the terms, requirements or conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement upon the Owner's failure to do so, the District may add the cost of the work and any incidental expenses to the taxes payable with respect to the Land, or may recover the cost from any security that the Owner have provided to the District to guarantee the performance of the terms, requirements or conditions of the permit, or both. 27. The Owner acknowledges that the District may file a notice on title to the Land in the land title office if the terms and conditions of the Agreement have been contravened. 28. The District may notify the Owner in writing of any alleged breach of this Agreement to the Owner shall have the time specified in the notice to remedy the breach. In the event that the Owner fails to remedy the breach within the time specified, the District may enforce this Agreement by: (a) seeking an order for specific performance of this Agreement; (b) any other means specified in this Agreement; or (c) any means specified in the Community Charter or the Local Government Act, and the District's resort to any remedy for a breach of this Agreement does not limit its right to resort to any other remedy available at law or in equity. Headings 29. The headings in this Agreement are inserted for convenience only and shall not affect the interpretation of this Agreement or any of its provisions. Appendices 30. All schedules to this Agreement are incorporated into and form part of this Agreement. Number and Gender 31. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be construed to mean the plural or feminine or body corporate where the context so requires. Successors Bound 32. All restrictions, rights and liabilities herein imposed upon or given to the respective parties shall extend to and be binding upon their respective heirs, executors, administrators, successors and assigns. Severability 33. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the invalid portion shall be severed and the decision that it is invalid shall not affect the validity of the remainder of this Agreement. IN WITNESS WHEREOF the Owner and the District have executed this Agreement on the dates set out below. by its authorized signatory(ies): Authorized Signatory: Authorized Signatory: Date The Corporate Seal of DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: Mayor: Corporate Officer: Date C/S SCHEDULE "A" PROPOSED PLAN %PP nye g PLAN � 2180 I 651 648 647p } v i ASPHALT LANE CN x3232 yp� 18.293 18.293 LANE D FE _. CN #3230 .;1''w n. if132'+ DE 9D �' 89' S5' 56" Sr RD- ? ,. ,r. ,y �g• + ,5'h � 0 °T0,42 uE�10 j 1 p 11414 205th —` kEPS y p ygL ' SPRD=10 �,,� ��: ��.' 1 LEVEL HOUSE 16';' , ��"5 ,•5� '` 2.82 } GRAVF� fie.,,... _..,..._ ..,. ' x - i 55eP. 4,42 420 DECID "_..� .�....,..a. .,_..,g.,_. � D 9Q .. :,�,•�r % ti'S. SPRD= 10 GRASS � f f. - ,y qQ a"PETE \ GARAGE us tv 6, t „ ,i— E -tom-x '> o RIM= 12.15 6'S 1 0-240 DECID WOOD FENCE •yp`4 ,y;.'` �`� ri GARAGE M SPRD.— S GRASS j z ..61 S `r in - Ota '!• 646 630.2.,n2 PLAN 630.Om2 �� s 2180 'y`1 � .°S' CHIMNEY � gyral � +� � 0.330 DECID � r u t 15X0.41 �,5p GRASS -�-'` !` ,�— EdaCt`A �^ `4 �?d41 \SPRD= 6 ,,.. �17 9,34 u7 9.76. r p' n rn + Lo �`1•� 5" < & I ' WALKWAY L ELEV. AT DOOR SELL yR , 11406 305th �. N p� ,a t /112 STORE( HOUSE I �� .,• ! �Q Std s g 1 0.180 DEC11,07 ID �p SPRD= 7 q N r 9=� is +- a�� FCEA Q'h Cpl GRASS GARDEN i 6.73411 �'�' ,��- 0.286 DECIDE r f + 'i GRASS �!b PAY �"5` SPRD= 6 ry r ` 2.43XO.61 1 50t M x. is % La JEClO n / IH 4F • SSP CLOTHES LINE 1 � � � x CB 18g SPRD= 50. 180 DECID a 52 �ti �ti' 4 55"ti "s 1 p M101=11591 _ a pn 1pp I �, t x 6 X PICKET FENCE x Q1 CD ea o�a--- EM 726�x.1— �a� PP 1t...?''1 SPI Leh �`i n'heta < PP �ry�` ,,yC>° p" GRAVEL CN 32214-.^".�.—..�"�.`��. g 8.'794 1 �. 18.294 ASPHALT ROADWAY IQs SCHEDULE "B" HERITAGE CONSERVATION PLAN AND STATEMENT OF SIGNIFICANCE • � ! . `� � � . - ���\ � �� 44� ����� � � • - t;3. �- .����. � | ����. � �� � , . ■ � � �\ �' � � �, / � � \`� `, \ k� � � ^\� � } _• \.. . \ ��.� |,,�\ \,§•, .� ate. . . _�� � / z�i, > ■ ■ a-- �|,■■�;���\ 2 \ ■ ■. j } t * z \ § f '/� - :�..�\ \ � � � } 2 e � � s w hit e h e a d - Pro pe rty\� Co ��-� � � . � < �� n 11406 +11414 205th Street, M a plAA M Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge CONTENTS Carl [Walkeapaa] Whitehead retires ProjectIntroduction...........................................................................................................01 DesignRationale................................................................................................................02 2.1 The Existing Buildings 2.2 The Context 2.3 Architectural Expression 2.4 Architectural Expression SiteIntroduction.................................................................................................................06 Descriptionof the Site.........................................................................................................07 4.1 Brief Historical Context 4.2 Description + Site Context Statements of Significance..................................................................................................08 5.1 The Whitehead Property, 11406 + 11414 205th Street 5.2 The Whitehead Residence, 1 1406 205th Street 5.3 The Whitehead Cottage, 11414 205th Street Conservation Guidelines......................................................................................................1 1 6.1 National Standards and Guidelines Conservation Recommendations.........................................................................................13 7.1 General Conservation Strategy 7.2 Conservation Strategy for the Whitehead Property, 11406 + 11414 205th Street 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street 7.4 Conservation Strategy for The Whitehead Cottage, 11414 205th Street Supporting archival material................................................................................................1 5 Conservation plan photo documentation [exterior + interior of existing] ............................1 7 9.1 The Whitehead Residence, 11406 205th Street 9.2 The Whitehead Cottage, 11414 205th Street ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge Project Introduction The Whitehead property, which contains the Whitehead Residence and the Whitehead Cottage, is situated on a large corner lot in the Hammond neighbourhood of Maple Ridge. The corner lot and buildings on the site are typical of a number of heritage houses in the neighbourhood and add to the contextual and character value contributing to the historic character of the streetscape and surrounding area. The Hammond neighbourhood is primarily residential with an RS -1 zoning designation. The intent of the Heritage Revitalization Agreement is to benefit the community through the long-term legal protection of the heritage value of a property and to benefit the property owner by enabling flexibility that would not be permitted under existing municipal regulations. The proposal for The Whitehead Residence at 11406 205th Street includes consolidation of the existing lots, individual engineering services for both properties, and a modest addition to the rear of the Whitehead Residence to modernize and retain interior historical detailing, enhance the livability and create a more usable second floor, upgrades to the main floor bathroom and to create a larger basement storage area. Mature landscaping and picket fencing on the site will be retained. publicLAB RESEARCH + DESIGN INTRODUCTION • 11406 205th Street [The Whitehead Residence] • 11414 205th Street [The Whitehead Cottage] ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS K Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge DESIGN RATIONALE 2 Design Rationale 2.1 The Whitehead Property The Whitehead Residence at 11406 205th Street will undergo a renovation. An addition to the rear of the house will maintain -- historic proportions and massing while allowing for a modern - update of the interior living space. A small dormer will be added' to the second floor to allow for an upstairs bathroom. Services will be separated and upgraded for the site. - — -� The Whitehead Cottage on the north side of the property has been recently renovated and no further upgrades are anticipated. In 11406205th Street- proposed massing from south order to facillitate upgrading site services the cottage will have independent water, electricity and sewer upgrades. 2.2 The Context The Whitehead property includes two historic houses and two - outbuildings on the northeast corner of the intersection of 205th Street and 1 14th Avenue in Hammond, Maple Ridge, B.C. The continued existing use as residences is in keeping with the District of Maple Ridge zoning intentions for this area. • 11406 205th Street -proposed massing from east 2.3 Architectural Expression The Whitehead Residence at 11406 205th Street is a good example of residential building that used generous wood detailing to achieve a delightful, sound design. The second house, the Whitehead Cottage is a small bungalow, at 11414 205th Street is probably the earliest structure on the site, and is typical of early wood residential buildings on cleared land. The building used pre -manufactured building fabric, hallmarks of early mill building -kit products, and possibly produced at the Hammond Cedar Mill itself. Original wood siding, shingles and gable end details are intact, as well as generous wood water table boards, belly boards, and other miscellaneous trim. Original windows, some with stained-glass transom lites, and updated wood windows are currently incorporated into the house. The front porch detailing is prominent with tapered porch piers and columns, generous wood detailing and wood stair and railings. These elements are typical of the early Craftsman bungalow architecture of Maple Ridge and the surrounding areas. These details will be undisturbed during the project and will be replicated where they are detailed in the new addition. The addition will replicate the language of an earlier addition, extending a shed roof to extend the living area at the rear of the house. 02 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge 2.4 Proposal The Whitehead Residence has been continuously owned by the descendents of the original builder and owner Carl Whitehead. The current owners moved their young family to Maple Ridge from Burnaby, taking over the stewardship of the property from their parents generation. In doing so the current owners are pursuing a heritage revitalization agreement with the District of Maple Ridge to honour the unique history of the site and to ensure that the heritage of the two properties is maintained. Their intentions are to modernize and retain interior historical detailing in the 1923 home to allow their family to continue living in the house. To subdivide the lots and to update services to both properties. In conformance with standard conservation practices, the main house [the Whitehead Residence] and the yellow cottage [the Whitehead Cottage] will remain in their original locations. The new addition on the site will be confined to the rear of the main house and extend the foot print behind the original mass to maintain the existing heritage streetscape on the lot. Design elements will be incorporated from the original house to tie in the new construction and maintain continuity. The addition of a new second floor dormer will be significantly inset from the original house to minimize the impact from the street, taking cues from other dormers on houses in this era. Interior finishes will be modern but compliment the original house. The large covered deck at the rear of the main floor will enhance the functional living space and provide the house with a defined rear entry that is more welcoming and in line with exterior walkways and gates. Green design strategies will be employed in the project where possible. The owners are interested in installing the infrastructure for a solar hot water collection system on the roof, ground source heat with the possibility of integrating the two systems and using insulated concrete form work for the new foundation work for the addition. Interior finishes will also reflect sustainable strategies with energy star appliances and fixtures, double glazed windows and LOV finishes. publicLAB RESEARCH + DESIGN DESIGN RATIONALE n Pmposed Plans 1 ill Ii r.I� � • Neighbour's visiting the Whitehead Residence ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 03 Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge i -,j -�T • Ann E. Rowley, Whitehouse Residence (114061 portrait, watercolour 04 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN A I MA ............. ....... . . . . . . . . All, 4 Ire Whitehead Property - Conservation Plan STATEMENT O F 1 1406 +11414 205th Street, Maple Ridge SIGNIFICANCE Site Introduction Name of Historic Place: Address: Significant Owner/Builder and first owner at 11406 205th Street: Date of Construction: Whitehead Property 11406 & 11414 205th Street, Maple Ridge B.C. Carl Whitehead 11406: ca. 1923 11414: ca. 191 - The earliest portion of 11414 205th Street (the yellow house [the Whitehead Cottage] in the photo above) is the earliest building on the combined sites, perhaps along with an original portion of an outbuilding to its rear, off the lane. Following the purchase of these properties (and the properties to their east to 206th Street) in 1922, Carl Whitehead began to build a house for his family, and rental houses on the properties to its east. The Whitehead Cottage at 11414 205th and its outbuilding display the hallmarks of mill kit house construction, very likely material supplied by the mill in Port Hammond. The Whitehead Residence at 11406 205th Street is of later design and detailing, incorporating details and construction techniques very common for houses of its era. The houses and outbuilding on the subject property are generally well-built, and have been maintained in a manner that has resulted in much of the building fabric being intact and in good repair. The proposed changes to the property are largely changes to the Whitehead Residence at the back of the house. Additions there are to make it suite the contemporary living needs of the family now living in the house. 06 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 11] 406 +1 1414 205th Street, Maple Ridge 4 Description of the Site STATEMENT OF SIGNIFICANCE 4.1 Historic Context The houses and properties are closely associated with the early settlement of Port Hammond in the latter decades of the 19th Century (Port Hammond was incorporated in 1883). At its heart, Port Hammond was a mill town, and intimately linked with the Canadian Pacific Railway running through the heart of the settlement. The cedar mill was the largest employer in the community and, in fact, in all of Maple Ridge. Because of the number of workers employed by the mill, a thriving commercial centre developed along Maple Crescent by 1910, with the Bank of Hamilton, Dale's Hotel and Store, Wo Lung's Store, and the Allison and Cross general store establishing themselves as key businesses within the community. Other businesses included boarding houses and hotels, which provided accommodation for travelers, businesspeople, and workers, and bars and halls, which offered residents the chance to relax with their neighbours and fellow workers. Since many mill workers lived in homes that were close to their workplace, many of the community's businesses remained in Hammond, even when the Lougheed Highway passed through the municipality north of the townsite. Development associated with the new highway bypassed the early Port Hammond settlement, with the result that the settlement retained much of its early buildings and small community atmosphere. 4.2 Description of the Site and its immediate context The site is near the heart of the original community, with john Hammond's house about a block away. The orientations of the houses do not follow the lot lines typical for the block, but rather face the side street, not call 205th Street. This allowed both houses to have good light and exposure (no inside lot). Carl Whitehead is an example of the local millworker buying property in Port Hammond and settling in for the long term. What is unusual about Mr. Whitehead is his purchasing of an entire row of properties on the north side of 114th (then Stanton) between 205th and 206th (then Waugh and Wareslet), and building rental houses on all but the westernmost property (now 11406 205th Street), where he built a house for himself. At the time of Carl Whitehead's purchasing the properties in 1922, there was the original portion of the Whitehead Cottage at 11414 205th Street (originally 82 Waugh Street), and an original piece of the outbuilding to its east. T 11406 and 11414 WESTFIELDJ ST. 205th Street • •• home • w 1. Q FO/u. QI 3 Han+mond� 3 �` �S LORNE F Pq 'Ua ed arr P� a� S� , N � O P�eS s� F�6 1 N x•' ~ STAN ON 5Y. a � i ��re y�erioa� i hurrE h � � a c� ROAD o Ir a Y CV —7RICNM0N0 ST. p I�I � �Tjj1 SATr LE ST F �1 nra Da+'e3''Slorc Cvlf�r� ft. p�E��C,�ES C I FHT ou�g i! Acme Jt•'9,rC r Other properties purchased and developed by Carl Whitehead 07 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge 5 Statement of Significance 5.1 Whitehead Property 11406 and 11414 205th Street Maple Ridge, B.C. Description of the Historic Place The Whitehead property includes two historic houses and two outbuildings on the northeast corner of the intersection of 205th Street and 1 14th Avenue in Hammond, Maple Ridge, B.C. STATEMENT OF SIGNIFICANCE Heritage Value The Whitehead property as a whole is important for its formal and aesthetic values, and particularly for its cultural value exemplifying the settlement and improvement of Hammond in the early 20th Century. The arrangement of the two houses and single car garage straddling what was intended to be two standard lots at the end of the block fronting onto what is now 1 14th Avenue, is important as a good typical example of such property development in the settlements in the Lower Mainland at the turn of the 20th Century. The siting of the Whitehead Cottage at 11414 205th Street tight to the lane exemplifies decisions made by owners and builders without being constrained by lot line configuration, and without the presence of municipal zoning or private setback regulations, which maximized usable south -facing yard space, and minimized less usable north -facing yard space (along the lane). The siting of the garage for 11406 205th Street is important for revealing the lack of setback regulations for outbuildings at the time of its construction (certainly before 1928), and for having been moved on site to its present location - a common practice with wood frame buildings in the early settlement years (the 1928 fire insurance map shows it in the extreme northwest corner of the property). The resulting atypical arrangement of buildings serves as a reminder of earlier less standardized site development regulations in early Port Hammond than is found today. The site is also important as a remnant of the entire north side of the 20500 block of what was then called Stanton Street, now 1 14th Avenue, a parcel owned by Whitehead, and developed with modest bungalows between 1922 (the year he purchased the property) and 1928 (as evidenced by the fire insurance map from that year). Character -defining Elements parcel size, dimensions and rectangular shape frontage of three buildings onto 205th Street frontage of fourth building onto the lane mature trees and garden picket fencing Property Chronology 1922 Carl Whitehead purchases Lots 642,645, 646, 649, and 650 Stanton - now 1 14th Avenue; this is the entire block of properties between 1 14th Avenue and the lane north of 1 14th. One small house and at least one garage/outbuilding exist on the two westernmost properties (the subject site) by 1928 Three rental houses and garages built by Carl Whitehead on the three lots to the east of the subject site < 1937 second house built at 646 Stanton (burned down) ca. 1955 well filled in with the arrival of water service (and probably sewers) by 1969 At time of his death, Carl Whitehead still owned 646 as rental property in addition to the properties associated with his own residence. 08 u b 1; c LAB 0 BIRMINGHAM ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge 5 Statement of Significance 5.2 Whitehead Residence 11406 205th Street (originally 80 Waugh Street) (ca. 1923) Description of the Historic Place The Whitehead Residence is the 1 112 storey bungalow with a prominent gabled front porch located on the northeast corner of the intersection of 205th Street and 1 14th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The house at 11406 205th Avenue is important for its aesthetic,cultural and social values. It is a good example of residential building that used generous wood detailing to achieve a delightful, sound design that weathered well: a style of building called the Craftsman bungalow, that the owner/builder copied from a house on Dewdney Trunk Road near Webster's Corner (the centre of the Finnish community in Maple Ridge). STATEMENT OF SIGNIFICANCE The Whitehead Residence is important for displaying - through its substantial design - the prominence and prosperity of Port Hammond in the Maple Ridge area in the early 20th Century, only overtaken by Haney after the development of the Lougheed Highway in the 1930s. The house is also important for its association with Carl Whitehead (originally Carl Konstantin 011inpoika Walkeapaa, then C.K. Olson, a Finnish immigrant, and millworker at the Hammond Cedar Mill, one of the major cedar processing mills on the Fraser, and the town's major employer), who built and moved into the house in 1923, after having lived in a smaller house next door on 114th Avenue. The house is important for its association with Mr. Whitehead (a literal translation of his original Finnish surname Walkeapaa) and the Finnish immigrant community in Maple Ridge. The house is sociallyvalued for inclusion on the current Heritage Inventory, and for its continued ownership by descendents of Carl Whitehead, a valuable social continuity in the community spanning several generations. It is also a good record of sensitive additions made over time to meet evolving residential needs over the decades of its existence. Character -defining Elements cross -gable form with gabled front porch shed roofed rear extension front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings wood doors and windows, original stained-glass transom lites shingle sided wall areas below and above main floor wall area beveled sided main floor wall area generous wood water table boards, belly boards, and other miscellaneous trim brick chimneys original interior detailing, such as wainscoting, fireplace, kitchen ceiling work 11406 205th Street - Property Chronology 1922 bare land not yet built upon, at time of purchase by Carl Whitehead by 1928 Cross -gabled house with poured concrete foundation and small back porch well to the south of the house pump house to the east of the house Eastern (rear) addition with Bathroom , Pantry (over top of pump house, enclosed in new basement space), and enclosed Back Porch ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN 0 Whitehead Cottage - Conservation Plan STATEMENT O F 1 1414 205th Street, Maple Ridge SIGNIFICANCE 5 Statement of Significance 5.3 11414 205th Street (originally 82 Waugh Street) - - (ca. 191) ir Description of the Historic Place T The Whitehouse Cottage is the single -storey gable -roofed =;J bungalow located close to the lane, at the north end of the property on the northeast corner of the intersection of 205th >> Street and 1 14th Avenue in Hammond, Maple Ridge, B.C. f� " Heritage Value The Whitehouse Cottage is important as probably the earliest structure on the site, along with the outbuilding to its east. The construction of the house and outbuilding is of aesthetic and cultural interest for being typical of early wood residential building on cleared land. The buildings are of particular interest for appearing to use pre -manufactured building fabric - short regular lengths of siding, with joint lines covered by battens - that are a hallmark of early mill building -kit products, and possibly produced at the Hammond Cedar Mill itself. The original wood windows with their divided upper lites in late - Victorian style, all are valuable physically as well as culturally, showing the common building practice for humble bungalows in the early days of Port Hammond. The house is also culturally significant for its additions, done to have the building continue to serve for family accommodation as those needs evolved. The outbuilding facing the lane (with additions now demolished), is culturally significant for being the site of the first recycling depot in Maple Ridge. Character -defining Elements simple gable -roof form (both house and outbuilding) w/ gabled front porch element building extensions wood windows, including those with wood divided upper liter bevel -sided pediments, with regular short lengths of siding, covered by battens wood shingled main floor wall areas drop -sided skirting between main floor and grade 11414 205th Street - Property Chronology by 1922 Small mill 2 -room mill kit house exists (present Kitchen and Bedroom) Outbuilding probably exists probably utilizing same mill kit as house Auto garage possibly exists (but located in extreme northwest corner of property) by 1928 2 front rooms added (present Living and Dining Rooms) with same interior wood detailing as seen in newly constructed Whitehead Residence by Carl Whitehead himself Eastern (rear) addition of Bathroom, Back Porch, and Breakfast Room Auto garage built or refurbished in the extreme northwest corner of the property < 1937 Auto garage moved onto concrete foundations at its present location Auto garage at 11406 205th Street Outbuilding east of 11414 205th Street 10 ublicLAB ■BIRMINGHAM &WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge 6 Conservation Guidelines 6.1 National Standards and Guidelines CONSERVATION PLAN The Parks Canada Standards and Guidelines for Historic Places in Canada (2010) has been used to assess the conservation interventions at the Whitehead Property. Conservation is defined as safeguarding heritage elements of an historic place, so as to retain its heritage value and character. It can involve preservation, rehabilitation, or restoration of that heritage value and character. The general conservation approach for the Whitehead Property is mainly rehabilitation, although much of the site is being preserved as is. Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of an historic place or of an individual component, while protecting its heritage value. Restoration: the action or process of accurately revealing, recovering, or representing the state of an historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of an historic place or an individual component, as it appeared at a particular period in its history, while protecting its heritage value. General Standards for Preservation, Rehabilitation and Restoration Standard 1 : Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character- defining elements. Do not move a part of an historic place if its current location is a character -defining element. Standard 2: Conserve changes to an historic place that, over time, have become character - defining elements in their own right. Standard 3: Conserve heritage value by adopting an approach calling for minimal intervention. Standard 4: Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. Standard 5: Find a use for an historic place that requires minimal or no change to its character - defining elements. Standard 6: Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. Standard 7: Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. Standard 8: Maintain character -defining elements on an ongoing basis. Repair character -defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. 11 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge CONSERVATION PLAN Standard 9: Make any intervention needed to preserve character -defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation Standard 10: Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Standard 11 : Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. Additional Standards Relating to Restoration Standard 13: Repair rather than replace character -defining elements from the restoration period. Where character -defining elements are too severely deteriorated to repair and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Standard 14: Replace missing features from the restoration period with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence. • Hammond Cedar Company photo c. 1937 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN 12 Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge 7 Conservation Recommendations 7.1 General Conservation Strategy CONSERVATION PLAN publicLAB RESEARCH + DESIGN has prepared a plan to add to and alter the rear of the Whitehead Residence at 1 1406 205th Street, with no lasting impact to the other buildings on the site, and no permanent change to the site. 7.2 Conservation Strategy for Whitehead Property, 11406 & 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing a proposed site plans for the properties. The Whitehead Cottage at 11414 205th street is to be conserved as is; the Whitehead Residence at 11406 205th will have a small addition extending beyond the rear of the existing house for an additional 10' the intervention will require a new path to 1 14th Avenue and a reconfigured entry gate this will match the existing picket fence, and incorporate existing paving stones into the landscape, the alterations will not affect the sites' character -defining elements. 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the as -is and proposed plans, sections and elevations for the house. The conservation of the house is best described as a rehabilitation with most of the interior and exterior elements preserved, except for those areas disturbed by the rear additions. The new additions are designed to be compatible with the existing house, with subtle distinguishing elements. There is ample existing material for good physical evidence for matching new material with existing. Character -defining elements unaffected by the rear additions are to be conserved with ongoing maintenance following Standards and Guidelines Standard 10 Standard 10: Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Character -defining elements unaffected by the additions: cross -gable form viewed from the front of the house w/ gabled front porch front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings wood doors and windows, original stained-glass transom lites, except at the rear of the house shingle sided wall areas below and above main floor wall area, except those areas affected by the rear addition beveled sided main floor wall area, except those areas affected by the rear addition generous wood water table boards, belly boards, and other miscellaneous trim, except those areas affected by the rear addition brick chimneys Character -defining elements affected by the rear additions are to be guided by Standards and Guidelines Standards 7 & 11: Standard 7: Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. 13 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Property - Conservation Plan 1 1406 +11414 205th Street, Maple Ridge CONSERVATION PLAN Standard 11 : Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Character -defining elements affected by the additions: make rear porch compatible with the front porch by reproducing wood detailing, but make distinguishable with minimal new glazing front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings retain original doors and windows at the rear of the house affected by addition, for re -use or salvage re -use if possible siding removed to make way for the addition, or replicate shingle sided wall areas below and above main floor wall area, where affected by the rear addition re -use if possible beveled siding removed to make way for the rear addition, or replicate beveled sided main floor wall area re -use if possible generous wood water table boards, belly boards, and other miscellaneous trim needed to be removed to make way for the rear addition The character of the new additions is to be guided by Standards and Guidelines Standard 12: Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. preserve cross -gable ridge line to preserve dominance of main roof form, second floor shed dormer to not interrupt this cross -ridge The shed forms of the additions are in keeping with historic practices adding to gabled buildings; the result is compatible with the gable form 7.4 Conservation Strategy for the Whitehead Cottage at 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing plans for the house. The conservation of the house is best described as preservation of the existing character -defining elements, following Standard 10 when maintenance is required. Standard 10: Repair rather than replace character - defining elements. Where character - defining elements are too severly deteriorated to repair, and where suffi- cient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. publicLAB RESEARCH + DESIGN 11 WIC • BCFP Hammond Division Company photo c. 1947 4 ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 11406 and 11414 205th Street ARCHIVAL MATERIAL Other properties purchased and developed by Carl Whitehead e WES FIELD I STREET o H 'r 651 64B 6¢7 6 G¢SN w �.. 1 . w..- . F - 1 I j f I Y I ��� I ♦ .. -. I I I r eTA4. -A � STREET u X i- � ra -71 i t ceu GC9 • 6ro nrs 3 - . c. c ;� E:ro roa, rr- s •E A, :tee= fomes •r R LORNE �aI STREET J� 3— H z Z41 137 9g6 T..S 7:v- 14 - - JY O _ Uj to aI F Map of Hammond in 1911 (courtesy of the Maple Ridge Archives) z 1 Qi 74� LLG e.¢rcc�, f(rp 131 -77 (A. A «f i.r• AMENDED PLAN OF L-CrTS 642 TO E51 6 E G TO E75,77- 670744, ALd0 LAYS 747,750,751,754, 3, 755, ar n.L.278. CPA. TD',✓"JN OF (PORT HAMMONDJUNC DOTTED BLACK LINF5 SHOW ORGINAL LOT BDIJNLIAg1E5,M RED FI uma$-Ntim BER^u aa�rr. Gra«t .7- :5.'r.6 Ctrs. \\ d RICHMOND STF2EET S F r ' -.� I I BATTLE 57 y F Map of Hammond in 1911 (courtesy of the Maple Ridge Archives) z 1 Qi 74� LLG e.¢rcc�, f(rp 131 -77 (A. A «f i.r• AMENDED PLAN OF L-CrTS 642 TO E51 6 E G TO E75,77- 670744, ALd0 LAYS 747,750,751,754, 3, 755, ar n.L.278. CPA. TD',✓"JN OF (PORT HAMMONDJUNC DOTTED BLACK LINF5 SHOW ORGINAL LOT BDIJNLIAg1E5,M RED FI uma$-Ntim BER^u aa�rr. Gra«t .7- :5.'r.6 Ctrs. ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN 15 \\ f S ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN 15 Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge ARCHIVAL MATERIAL 11414 20eVStreet original portion built 1922; additions bet\ 1922 arld 1928 Auto garage, original location Auto garage moved to present locati after 1937 q i \ �R 7 11406 205th Street , original portion built between 1922 and 1928 1 4 I�5 13Z�.rl. 2 7&T r Fff kY��7'FlELD � L9 Vt 4' G� 1 V S3 g3 Outbuilding, original portion built before 1922; additions between — 1922 and 1928 I CD. C. I before I f leen Aft rrz- ..:) L- ,` D x ♦ ♦ ♦ Three Whitehead • `� ♦ my rental properties built ♦ between 1922 and 1928 n-/ • ♦♦ D 44` 1, i r, D 3771 :c r~—�-.�� r rkJ ♦ I. • * • � ■ • Sl -,41117101r rAX-J irv"� Avevv-( rxl Fixr~ Z gx.'• 1 ?C ID I Lot 646, built by Carl Whitehead destroyed by fire < 1937 Fire Insurance Map for Hammond 1928, with revisions in 1937 (courtesy of the Maple Ridge Archives) 1 n A J k Lot 646, replacement house built by Carl Whitehead [photo 1969] ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN 16 Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge Front facade unaltered: Porch preserved Main roof form preserved Rear facade altered to accept shed roof addition: Replicate front porch details Replicate siding and trim details Relocate window Replicate existing window details for new windows CONSERVATION PLAN - EXISTING PHOTOS Exterior trim preserved: Painted 1 x6 corner boards Painted 1 x3 drip board 10" nominal water table publicLAB RESEARCH + DESIGN ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 17 Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge Interior stair finishes all preserved: wall boards Stained/varnished stair trim/baluster publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 18 Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge South bay window with art glass glaz- ing preserved: Painted original wood windows Original art glass upper lites publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge Interior wainscoting all preserved: Stained/varnished paneling, boards, base, and crown moulding Interior door casing details all preserved: Stained/varnished jambs, head trim, and top moulding publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 20 Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge Exterior finishes preserved generally, replicated at sites of additions: Painted siding and trim preserved / Painted siding and trim salvaged and re -used and/or replicated for rear addition Front porch details and finishes preserved generally, replicated at sites of additions: Painted dentil work, brackets, post casing and base plates, guard, and trim all preserved Painted shingling preserved and replicated for rear addition CONSERVATION PLAN - EXISTING PHOTOS 21 ublicLAB ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan 1 1406 205th Street [originally 80 Waugh Street], Maple Ridge Interior tongue -and -groove ceilings: Painted boards preserved Light fixtures preserved Interior doors and casings preserved: Painted paneled interior doors Glazed interior doors Original door hardware publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■ B I RMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 22 Whitehead Residence - Conservation Plan CONSERVATION PLAN 11406 205th Street [originally 80 Waugh Street], Maple Ridge - EXISTING DRAWINGS • Existing Elevation • Existing Section 23 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan CONSERVATION P LA N 11406 205th Street [originally 80 Waugh Street], Maple Ridge - EXISTING DRAWINGS 1 RWR or Up J ur �F a�6 F vi 8 ---------------------------------- a� Ne UP • Existing Basement Floor Plan F . I 24 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN &l3Fl.EHT tlV` rfril EL. �9Y9' 4F] STAIR ' I Exre.r.0 ur �F a�6 F vi 8 ---------------------------------- a� Ne UP • Existing Basement Floor Plan F . I 24 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge MASTER BEDROOM 5 '1• "o CONSERVATION PLAN - EXISTING DRAWINGS u HITCHFN �. IP -EY' .. � moo, O b � ; RELOCATED UP slTu� „O P F IVI' EL 4S.W w� VERAMA M � VERANDA N� EL Aesr r� UP • Existing Main Floor Plan 25 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Ex�snm PJR�H O EL Ae.ar u HITCHFN �. IP -EY' .. � moo, O b � ; RELOCATED UP slTu� „O P F IVI' EL 4S.W w� VERAMA M � VERANDA N� EL Aesr r� UP • Existing Main Floor Plan 25 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan CONSERVATION PLAN 11406 205th Street [originally 80 Waugh Street], Maple Ridge - EXISTING DRAWINGS • Existing Second Floor Plan 26 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Residence - Conservation Plan CONSERVATION PLAN 11406 205th Street [originally 80 Waugh Street], Maple Ridge - EXISTING DRAWINGS • Existing Roof Plan 27 ublicLAB ■BIRMINGHAM• & WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Cottage - Conservation Plan 1 1414 205th Street, Maple Ridge Front facade preserved: Painted wood siding and trim preserved Porch and main roof forms preserved Existing doors and windows preserved Rear facade preserved: Painted wood siding and trim preserved Porch and main roof forms preserved Existing doors and windows preserved Wood exterior materials and details preserved: Painted wood siding and trim preserved Porch and main roof forms preserved Existing doors and windows preserved CONSERVATION PLAN - EXISTING PHOTOS 44 28 ublicLAB ■BIRMINGHAM &WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Cottage - Conservation Plan 1 1414 205th Street, Maple Ridge Interior finishes preserved: Varnished and painted wainscoting Interior doors and hardware Baseboards and flooring Window stools and casing Remaining art glass lites publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■BIRMINGHAM & WOOD ■ A R C H I T E C T S PLANNERS 29 Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge publicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■BIRMINGHAM & WOOD ■ ARCHITECTS PLANNERS 30 Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS • Existing Elevation • Existing Section 31 ublicLAB ■BIRMINGHAM• &WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge EL. 13.23' CONSERVATION PLAN - EXISTING DRAWINGS EL. 12.85' • Existing Main Floor Plan 32 ublicLAB ■BIRMINGHAM• &WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS • Existing Roof Plan 33 ublicLAB ■BIRMINGHAM• &WOOD ■ ARCHITECTS PLANNERS RESEARCH + DESIGN SCHEDULE "C" HERITAGE BUILDING PLANS & SPECIFICATIONS publicLAB DESIGN '3lssue+Revision RecoM SITE STATISTICS _ N rvewwF.sruwsreR Dlsrnwr N "O zaNlNo Rsl C ARCHITECTURAL DRAWING INDEX A2.0 COVER SHEET WHITEHEAD RESIDENCE - EXISTING PLANS CITIHEAl RESIDENCE -PROPOSED PLN G CIT RESIDENCE- PROP03ED PIANS -0 —TEHEAD RESIDENCE- EXISTING E LEVATIONS SELTI A41 WHITEHEAD RESIDENCE -PR— BDELEVATIONS AA.3 WHITEHEAD RESIDENCE-CONSERVATlD ION ELEVATIONS RESIDENCE -CONSERVATION ELEVATIONS RENOVATION+DORMER ADDITION 11406 205TH STREET, MAPLE RIDGE fir✓ Nco Q P► � N > + O C) C) UL N 0 v A-0.0 publicLAB DESIGN on Perortl N U c 72 N coQ W I L N N O fn i^ + � (/, c o L N Y v A-1.0 I i 651 I I 648 i 647 60'-2 1/2" A 60'-2 1/2" LAN�� "9 > ry, ' � - -- -- — -_-- O 0.320 DECID ej --- 9' 55' 6" - ----...... --- ----------------------------------- SPRD= 2 -------7------------ ---- _ J 4� ?ss, 0.420 DECID O SPRD= 10 Ili 114141205TH 9'-3 1/2" STF�EET I M1 ! O 0.420 DECID I I d'z`"� SPRD=10 ---------!------------ ---- 4 i i 1 CAR i F+ GARAGE 0.240 DECID AR SPRD= 6 GARAGE w }� 650 A IW 649! 646 I W w 0 W !? 1p ,�'� ,"9ry�. /I 0.330 DECID > i SPRD= 6 j ----....... ......................................--------------------- I I I a A OatiF 11406 2 5TH N STR T o 6 N i PRO JECI SITE;- A N 0.18 0 DECIoD SPRD= 7 70. II iI � 22'-1 1/2" 0.280 DECID SPRD= 5� 1.300 DECID � SPRD= 9 I O I, � I N I 0.180 DECID ! 9"i52' SPRD= 5 _L I_*.__._._....... ---- -------- -- --- y—.—.—.—.__—__,—,—,—._.._._._._._._._._._._._._._._._._._._._._.—_.i._._._._._. �� —---ry-"—� -------rye -- --- --v �^— 1% "'"fig 9Ft 4 Ft Et �i ^N6 I ---- ------------------------ H ' '3 I�I 60'-2 1/2" 60'-2 1/2" 114TH STREET publicLAB DESIGN on Perortl N U c 72 N coQ W I L N N O fn i^ + � (/, c o L N Y v A-1.0 publicLAB DESIGN on Perortl co o c + 04 W LLJ 0 A-2.0 publicLAB DESIGN I R—m -.,d co o c + 04 W LLJ 0 A-2.1 E'a-mum- IN I <-x,z EE] �_LOP E-, PROPOSED —S publicLAB DESIGN l.u. a Revision Record CL) U) 65 0 + 0— c-- 0 = 04 4D (o 0 n A-2.3 NEW MGBMEB NOOF ABBEMMLT -xew ASPNALTSN NGLE xCOF To SHE NEI NEAT—C _ ROOF RIDGE es.m NEW.OO­ EMEL. - x F xEWXRAFTERS_ GL OUN Gx Ox --' AGR , G Rx FAINT - N --------R-OON EXUDING SECOND GL PAIxTEx _.._.._.._.._.._.._.._.T.G. SECOND FLOOR RFO ALNGGETAILG ED o NEVVEOGNERIORFOUND W FRONT AD N. AINIE. ❑ ❑ ❑ ❑ TO, MAIN FLOOR E Fll" NEW SM IPE XGWB. PAINTED xEW SABEMENT FLOOR NEWS'CLNLRETE SUB LN OMDE NEW 2112 EP. -- FooTING AN hl�EAiLcov S --_____________________________________ rxPBN �G, E AT F EN TING NFL LEX 5TNG X ­ PN PEx PA INT.-11. _I _� ! . ea Ex[xT a00M1...............� NE.", NEW GRAN —I L......... -NEW COMP k ....... --""' _ T T.O. EXISTING BASEMEN ........ _ _.. ........._ 1 Ston'F — ICO 812" _ ANOPERiNErERFOonxO — — T.O.NEW BASEMENT SLAB N 11—F r� PROPOBEO SECTION v.m a�.m ------------------------------------------- --- - --- - - - - ----- -- ------------ --- --- -- ----- ------- ----- ----- --------------------------------------- - - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — E] SOWT EL—TION publicLAB DESIGN —:2 sz 1— 1 Rev Mlw R—m 0 T > -2 CL LU o c + a 04 co U) 0 LU M! A-4.0 T.O. ROOF RIDGE ------ -.— -------------- publicLAB DESIGN 7 T.O.SECOND FLOOR 11 -.IFT .FPALT INGLE F .. :. NO _DAL EXISTING 8ALL, C 8A,LL, 8A,LL, PAINTED. .ENTIL %lISTEN AlpKED, ALUMINUM CAL WXTST&38EPX AID-O --RD H PAP ITF CURVED X LL ING O PROFILE -CAL EXIITINI PAIII WPDA IM TO. MAIN R-OCIR RN. co T.O. E%ISTING BASEMEN Ni- ­E­ �I, ME ffELEVATION 11 NE- TYPICAL EXISRNG PAINTED -OD FAILING - WFICAL EXISTIND PAINTED I X' 2 "NOE BOARD E-TING PAINTED WOOD $_OLE ,PCAL EXIPIIN. PAINTED WOOD S.NGLE RLAIRIORLUIN A, P-M Co Al NEW DORMER - - - - - - - - - - - NEWFAO8OPRHNALSTSTH P4,6_LE - - - - - - - - - - - - - - - -- - - - - - -Ti -7:--�- - ----- ------ -------- - T.O. RCOF RIDGE . WLFTP NM2X'o F-TEG ------ EVOTINO CL_CAL �S NA_M NGLs DO : 2 IITH RGEE.. PROFILE TO - EXISITING - TYPICAL M-7-1 m ,N. AIIN 1 'P "r D,1�1.-E .AT HE. T 4 R. FAINSCREEN - TYPICAL L.NEM DO CA N I C.N TR_N I F I ... 16R" > NE- H4GLE RDOFING�S TYPICAL .1 vi000 ElIFIN AINTED,ALUMINUM SUI P _DAL UJ MIAI-.ALU.IN. 2XI I PAINTED I= EFIMZM&D SE ...... EXISTING -PAINTIO-OD-MIGAll o Li (n WITHOGEEMOLI-DING ATTOP.CURVED PROFILE 10 AA- .-ITING - TYPICAL -,OGEE.p0,ULDING AT TOP, CURVED PRO LE _ AL NEW PAINTED WOOD DRACKET - TO IAT" " ITINI _'AL El EXISTING PlINTEl. IPIDAL U) N11EI "'T"M - SLATI TO H EX-NI N TN$eDPNNTEDGE- GO T Yp CAL E-NG P-TED 1. TPI. o o (o --------- BOARDS-11CAL EXISTING PAINTED WOOD 0 C) DO PRO-I TYPICAL --- - - - - - - - - - - - - - - - T.O. MAIN FLOOR Pr PDRCH To MATLEXIS"NG PORGH RAILING -TYPICAL D _T ELIIATON DETA_ GS FA LIN. DETAIL., -FIT., BEAM AND P T DFT_PA,N,E-01 _,P,.L TORE - - - IXG-D PAI-D -D MATCHED OR VSED FOR FOR, STR-ON R NRODGNODT NE, CMD FAIN M#N SHIN- -TYPICAL -Q4 NINW-CREE-WEL-TO BASEUE4TDC�PCaWRHGRP14Nff4E ETO _E L 70. EXISTING BASEMENT - - - - - - - - - - - - - - - - - - - - - - - - - - - NEW BAFEMENT SI-AB --------------------------------------------------------------------------------------------------- 'N.91T -IGN .jVLE WH-- REXIDENI 11 RED 1� A -4.1 --o 'kik kF-i owl IIIIIM1111-1 1111IFfl- i.M ...... 1" MEN imiSi Rrill" RPM! i NI-DOGMER TEO ES ... CATEN— I SIDE. ....N—HIPAINTED X01 TR1,M,—.. coxsrxurnoN P. PlEEGIATC—GlING-1111— I—AINIE—D-IG11 g epi R F -I ----------- Fl= 8 �P O� ---------- RC GGEEG. ECAl T.O. SECOND —INTGUTTEN S-1-1— I'' H 7­10PAINTED WOOETEI.. TH ........ INCA, ,PM,—H, PA GO G_EX SHMgN, LE PMj INS INGS PAIINTE. --G.E-L SUN. NFIL— CMAT HEXATN.,R.,_ _CU.. 5WE".SCSEN P,_ N rpD Al AGPDAI AA A MATCH EXISTING TO. MAIN FI-OOR --- --- NI- PORCH - TO MATCH EXISTING PORCH ON —El---AlLG—I.,TG MR, SEA. AND PEAT STAILA PAINTED.— 1R.. TE.. ._E FIN. ISI T H R 0 U SE 8 WM$OWD FUR 8 fRoUP"O N` " $ R-CoNCRETE"MEL'T. BASPOENT GOES c WITH DRAINAGE T.O. EXISTING BASEMENT i I T 0. NOR— EL —C, T.O. NI- BAREMENT SI -AB 4 --7j ------------------------------------------------------------ Lfl M51—HON —GEHE.. R.I.E.CE publicLAB DESIGN I..S, N—ION P—GI jR > -0 Fn -a LIJAl L >, Ln c 0 r - a) , :, 0 (D ci C:) 0 A-4.2 CONSERVATION MEASURES LEGEND 0I.MLEM AEMr.CX-..'---CE -V-12. MUM= ANTUT , .1 O..T. QN A N. .-T. N . ... R-I.Tl- U_AT. P ..—M r -A _�A —. o,m., I I WLWCAM 11=01M al AINSD D ECTO RL180 I W L W I I o ft ---------- 1' '21 ACAWC —U I OTT & I M �W � E I $ T I I G EAI I I I OA I I RAREAWMEEM-N-M 0AI—NION110— _ CONSERVATION MEASURES LEGEND publicLAB DESIGN XXI 4-0 CL cu 04 1s �e ___ i ❑E o ©I II II II II I I I I I I I I 1-1 aa_ a wn,�co,..oe aoa,. publicLAB DESIGN a Issue t am: oo aem.a N "O p C +r a C >W W 000 U) af L 1 T + En C C L N N Y v A-5.0 SCHEDULE"D" CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit. To: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) Re: THE RESIDENCE , Maple Ridge, B.C. Address Legal Description The undersigned has retained as a coordinating registered professional with experience in heritage conservation to coordinate the design work and field reviews of the registered professionals required' for this heritage project. The coordinating registered professional shall coordinate the design work and field reviews of the registered professional required for the project in order to ascertain that the design will substantially comply with the Standards and Guidelines for the Conservation of Historic Places in Canada, the B.C. Building Code, and other applicable enactments respecting safety, not including the construction safety aspects. For this project, field reviews are defined as those reviews of the work: a) at a project site of a development to which a Heritage Alteration Permit relates, and b) at fabrication location where building components are made that will replace deteriorated materials identified as character -defining elements for this project. That a registered professional in his or her professional discretion considers necessary to ascertain whether the work substantially complies in all material respects with the plans and supporting documents prepared by the registered professional and with the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. -2012, for which the Heritage Alteration Permit is issued. The owner and the coordinating registered professional have read the Residence Statement of Significance and the Standards and Guidelines for the Conservation of Historic Places in Canada. The owner and the coordinating registered professional each acknowledge their responsibility to notify the addressee of this letter of the date the coordinating registered professional ceases to be retained by the owner before the date that the coordinating registered professional ceases to be retained or, if that is not possible, then as soon as possible. The coordinating registered professional acknowledges the responsibility to notify the addressee of this letter of the date a registered professional ceases to be retained before the date the registered professional ceases to be retained or, if that is not possible, then as soon as possible. The owner and the coordinating registered professional understand that where the coordinating registered professional or a registered professional ceases to be retained at any time during construction, work on the above project will cease until such time as: a) a new coordinating registered professional or registered professional, as the case may be, is retained, and b) a new letter in the form set out in Schedule C in the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. -2012, is completed by the authority having jurisdiction. The undersigned coordinating registered professional certifies that he or she is a registered professional as defined in the British Columbia Building Code, who also has experience with heritage conservation projects and agrees to coordinate the design work and field reviews of the registered professionals required for the project as outlined in the attached plans and specifications. Coordinating Registered Professional Owner Name (Please Print) Name (Please Print) Address Address Phone Name of Agent or Signing Office (if applicable) Date Owner's or Owner's appointed agent's signature (if owner is a corporation the signature of a signing officer must be given here. If the signature is that of the agent, a copy of the document that appoints the agent must be attached.) Date (if the coordinating registered professional is a member of a firm, please complete the following) I am a member of the firm behalf of the firm. and I sign this letter on It is the responsibility of the coordinating registered professional to ascertain which registered professionals are required. SCHEDULE "E" CERTIFICATION OF COMPLIANCE This letter must be submitted after substantial completion of the project but prior to final inspection by the authority having jurisdiction. TO: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) RE: Discipline (e.g. Architectural, Engineering etc.) (Print) Name of Project (Print) Address of Project (Print) Legal Description of Project (Print) (Each registered professional shall complete the following: Name (Print) Date Address (Print) Phone I hereby give assurance that: Professional's Seal and Signature a) I have fulfilled my obligations for field review as outlined in Section 6 of the Heritage a Designation and Revitalization and Tax Exemption Agreement Bylaw No. 2012 and the attached Schedule C, Confirmation of Commitment by Owner. I am a registered professional as defined in the British Columbia Building Code. (if the registered professional is a member of a firm, complete the following:) I am a member of the firm and I sign this letter on behalf of the firm. SCHEDULE "F" VARIANCES AND SUPPLEMENTS PERMITTED THROUGH HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION AGREEMENT BYLAW NO. 6962-2012 The variances identified in this Schedule "F" to the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 apply only to the Lands identified in the Agreement to which this Schedule is attached as described below, any streets and lanes abutting to the Lands, and any and all buildings, structure, features and other development thereon: Maple Ridge Zoning Bylaw No. 3510 - 1985 1. Part 6 Residential Zones, C. (3) (a) which states: (3) Buildings and Structures for One Family Residential Use in the RS -1, RS -1a, RS -2, RS -3 and SRS Zones (a) shall be limited to one per lot. is hereby varied as follows: In the event the lots legally described as LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180and LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 are consolidated into a single lot (the "Consolidated Lot") such that the two heritage dwellings subject to this Agreement are both on the same lot, the number of Buildings and Structures, including heritage dwellings, shall be limited to two on the Consolidated Lot. The variance effected by this section shall cease to have effect and Buildings and Structures for One Family Residential Use on the Lands shall be limited to one per lot in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. 2. Part 6 Residential Zones, C. (3) (c) (ii) which states: (3) Buildings and Structures for One Family Residential Use in the RS -1, RS -1a, RS -2, RS -3 and SRS Zones: (c) shall be sited not less than: (ii) a minimum of 1.5 metres from an interior side lot line, but with the sum of the two interior side yards to be not less than 3.5 metres. is hereby varied as follows: The northernmost heritage dwelling shall be sited not less than a minimum of 1.03 metres from the lot line common to the lane. 3. Part 6 Residential Zones, C. (5) (c) (ii) which states: (5) Buildings and Structures for Accessory Residential Use or Accessory Off -Street Parking use (c) shall be sited not less than (ii) 3.0 metres from a front and exterior side lot line except that no building or structure for an accessory off-street parking use shall be sited within the required front yard setback. is hereby varied as follows: The existing garage fronting 2051h Street shall be sited not less than 0 metres from the lot line common to 2051h Street and the exception shall not apply. Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 1. Schedule "A" Services and Utilities, provides for the following requirements for streets, services and lanes in the RS -1 zone: All parcels within a proposed subdivision or development shall be provided with services in accordance herewith and all highways within, or immediately adjacent to a proposed subdivision or development shall be constructed in accordance herewith. ZONE STREETS SERVICES LANES RS -1 ST W SS SD A C UW BT SW SL TB A is hereby varied as follows: The standard for the provision of Curbs and Gutters (C) and a corner truncation immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required but a no build covenant and condition that any vegetation will be removed which in the opinion of the District obstructs the line of sight will be applied to the property. The standard for the provision of Street Lighting (SL), Sidewalks (SW) and Street Tree Planting (ST) immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required, provided securities, including "in -trust" funds, in an amount deemed sufficient by the Approving Officer to cover construction of these works is deposited by the Owner with the Municipality. 2. Schedule "B" provides for the following requirement for lanes: Highway Classification Minimum Width Min. R.O. W. Radius 5. Lane 7.5 m is hereby varied as follows: The standard for the minimum width of the lane immediately adjacent to this proposed development shall be reduced from 7.5 metres to 6.5 metres with a 4.6 metre wide driving surface, provided that the existing curb is replaced by a curb that complies with the standard curb as provided for in Schedule "C" of the Maple Ridge Subdivision and Development Servicing By-law. 3. The variance effected by this section shall cease to have effect and the full standards for streets, services and lanes shall apply in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. 40 Deep Roots District of Maple Ridge Greater Heights TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2012 -085 -AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Non Farm Use Application 12224 240 Street EXECUTIVE SUMMARY: This non-farm use application is to expand the existing Meadowridge School. The school site is situated on a 6.6 hectare (16.3 acres) site that is 94% within the Agricultural Land Reserve. The proposal is to increase enrollment to 800 students and to construct new buildings on the existing P- 1 (Park and School) Zoned site. The facility has been limited by a restrictive covenant which caps enrollment at 600 students and establishes a development plan that cannot be altered without the Commission's consent. If this application is successful, Council will be subsequently requested to consent to amending the covenant in order to allow for this expansion proposal to increase the maximum permitted enrollment to 800 students. This facility has a history of applications and successive growth. Should the application be forwarded to and subsequently approved by the Agricultural Land Commission then the impacts of additional growth need to be determined and addressed. Prior to realizing this expansion proposal, professional assurances from qualified specialists must be provided, such as: A traffic study stormwater management plan agricultural impact assessment In addition, previous conditions established by the Commission, such as the installation and maintenance of an agricultural buffer to their specifications, must be either upheld or amended with the consent of the Commission. With these considerations, the recommendation is to forward the application to the Agricultural Land Commission. RECOMMENDATION: That Application 2012 -085 -AL be forwarded to the Agricultural Land Commission; and That Agricultural Land Commission approval, if any, include a review of the existing Restrictive Covenant including the agricultural buffer requirements. DISCUSSION: a) Background Context: Applicant: Meadowridge School Society 1104 Owner: Meadowridge School Society Legal Description: Lot 1, Section 22, Township 12, Plan BCP29123 OCP: Existing: 94 % Agricultural & 6% Institutional Zoning: Existing: P-1 (Park and School) Surrounding Uses: North: Use: Farm and Rural Residential Zone: RS -3 (One Family Rural Residential) Designation Agricultural, 100 % within the Agricultural Land Reserve South: Use: Suburban Residential, Rural residential and Public Utility (BC Hydro) Zone: RS -3 (One Family Rural Residential) Designation: Agricultural East: Use: 2 properties, rural residential use Zone: RS -3 (Rural Residential) Designation: Agricultural, 100 % within the Agricultural Land Reserve West Use: (Across 240th Street) 6 properties, urban residential use. Zone: RS -1b (One Family Urban Residential) Designation: Urban Residential. Existing Use of Property: School (ALC approved non-farm use) Proposed Use of Property: School Site Area: 6.6 hectares (16.3 acres) Access: 240th Street Servicing: Municipal Water and Sewer Previous Applications: The Meadowridge School site has experienced significant incremental growth since it originated and has been the subject of several previous applications for non-farm use to the Agricultural Land Commission. The original school site was approved under application AL/005/89. The school has since made 3 applications for non farm use and consolidation of adjacent properties (also within the Agricultural Land Reserve): • Non-farm use application AL/052/00 was approved by the Commission for school use and site consolidation of 1.6 hectares (4 acres) from portions of the two properties to the south of the original school site. • Application AL/012/05 was also approved by the Commission for non-farm use and consolidation of a 0.8 hectare (2 acre) portion of the property at 24169 Dewdney Trunk Road with the original school site. This application proposed a revised development plan that placed structures where playing fields had been indicated earlier. This plan included a cafeteria, theatre, science labs, 4 classrooms, and administrative offices. The Commission approved the lot consolidation, which allowed the applicant to acquire the 0.8 hectare (2 rA acre) portion from the property at 24169 Dewdney Trunk Road. However, the Commission did not approve the revised development plan. • Application AL/106/05 proposed a development plan that was consistent with the plan shown in application AL/012/05. Under Resolution #39/2006 the Commission approved Application AL/106/05 subject to the following conditions: - maximum enrollment of 600 students - adherence to submitted development plan - construction of fence and vegetative buffer adjacent to ALR lands based on ALC landscape buffer guidelines - compliance with local authority with respect to zoning and other bylaws To meet local government requirements, the newly acquired 0.8 hectare (2 acre) property was rezoned from RS -3 One Family Rural Residential to P-1 Park and School to allow this use. The conditions of Rezoning Application RZ/106/05 included the following: i) Registration of a Rezoning Development Agreement including the deposit of security as outlined in the Agreement; ii) Registration of a Section 219 Covenant limiting the enrollment to no more than 600 students and adhering to the site plan as approved by the Agricultural Land Commission; iii) Consolidation of the development site; iv) A landscape plan prepared by a Landscape Architect including the security to do the works. The requirement for a landscape buffer was included in the restrictive covenant registered as part of this application. Further discussion of the landscape buffer is included further in this report. b) Project Description: This proposal is to expand the enrollment and the development plan of an existing private school facility. The property is within the Agricultural Land Reserve and has been given a non-farm use approval limited to 600 students with a prescribed development plan. This application is to increase enrollment to 800 students. Additional school buildings are also proposed within the existing development site on portions of the site that currently accommodate parking. If this application is approved by the Commission, the applicant proposes to replace this lost parking by extending parking onto the adjacent site at 12162 240th Street, a property that is owned by the Meadowridge School Society, but is not within the Agricultural Land Reserve. The use of this property would therefore not require Commission approval. However, to meet municipal requirements, the use of the property for parking would require consolidation with the parent parcel, rezoning to an institutional use, and an Official Community Plan amendment to Institutional (this property is currently designated Estate Suburban Residential). This application does not propose further incursions into the Agricultural Land Reserve as part of their development plan. As noted, the previous conditions of approval as set out by the Commission have resulted in the registration of a restrictive covenant on title, naming the District of Maple Ridge as a party. The 3- covenant limits student enrolment to 600 students, and requires the installation of an agricultural buffer in accordance with Commission specifications. Should this application be successful, each aspect of this covenant will require consideration by the Commission and by Council. Expanding enrollment will require an amendment of the existing covenant beyond the current limit of 600 students. In addition, if the Commission reviews and finds the existing landscape provision to be sufficient, then the buffer requirements as set out in the covenant must be amended to reflect this lesser standard. If the Commission finds the existing buffer provisions to be deficient, then the applicant will be responsible for redress, and the existing language of the covenant for the landscape provision will remain intact. c) Planning Analysis: Meadowridge School has been supported in its previous proposals for incremental growth by both the Commission and by Council. However, the staff report in application AL/106/05 stated the following: the applicant should also be given a clear message that future intentions to expand the School beyond the scope of this application, if any, may require more detailed analysis of community impacts, especially with regards to traffic effects and agricultural potential. The referral to the Engineering Department in support of Rezoning Application RZ/106/05 noted the following potential servicing deficiencies: • The development is occurring in an area designated as Agricultural within the Official Community Plan. • An increase in impermeable surface on the subject site could have storm water impacts that would necessitate the construction of an on-site drainage detention system. • The ditch on the east side of 240th Street is noted in the District's stream inventory information. • A recreational trail is indicated along 240th Street on Figure 5 of the Official Community Plan. It is not clear at this time that the Engineering Requirements established under Rezoning Application RZ/106/05 anticipated further expansion of this school facility. Required Landscape Buffer: Figure 1 is an excerpt from the Agricultural Land Commission publication "Landscape Buffer Specifications". The 3 metre buffer as indicated represents the minimum specifications that would generally be approved by the Commission. A_1- Minimum Vegetative Screen (Evergreen Hedge) Minim urn visual screen ingand protection of farmland from trespass and vandalism_ A r` i l h+tiriimumLuFf�ewidth, iigricudtural 30tn oras speciliad Operation bpy the Commission A Minimum double row trespass inhibiting shrubs. (continuous) B Minimum single row coniferous/broadleaf evergreen C Fence as per Schedule D.of Fencing Specifications Figure 1 Minimum Buffer Requirements Figure 2 indicates the actual landscape treatment that was provided by the applicant. Although a chain link fence has been installed, the low density of this planting does not meet the minimum specifications as indicated in Figure 1. However, correspondence from the Commission to the applicant dated September 10, 2009 suggests that in this context, this reduced planting is acceptable to the Commission. Figure 2 (Picture taken Nov 8, 2012) The planting at Meadowridge School is a row of red Maples that are planted about 7 meters apart along the south and east sides of the property. In addition, a chain link fence has been installed on the property line. If this application is forwarded, the Commission will be given an opportunity to again comment on the buffer planting. If it is acceptable to the Commission, the covenant should be amended accordingly. Development Considerations: The incremental nature of the development of this school site within a rural area requires review. This higher density of use, with greater impermeable surfaces is occurring at a site that has not been planned to a standard of full urban services. A rezoning application could provide a legal mechanism for requiring redress of servicing deficiencies through a rezoning servicing agreement. As noted earlier in this report, the revised development plan includes the use of the subject property at 12162 240th Street for parking. In order to allow this use, this property would have to be consolidated with the parent parcel, and rezoned. This process would provide the opportunity for redress of any outstanding servicing requirements. This process is also consistent with the anticipated direction of the Agricultural Land Commission. Typically, the Commission reviews the development proposal and site plan as provided by the applicant. Any approvals are typically made conditional. In this case, it is expected that the Commission will require substantial compliance with the development proposal as submitted. If this is the case, the applicant will be required to undertake a rezoning and lot consolidation as described. However, there is no guarantee that the Commission will set such a condition in any approval. If no such condition is established, it is important to consider that the proposed development plan could possibly be revised to be contained within the existing site, and no rezoning would be 5 - necessary. Viewed in this light, any decision to amend the existing covenant (which currently limits development) should be considered in light of the potential implications of an expanded facility. Amending the Covenant: The registration of the covenant was conducted as a condition of rezoning. The amendment process will therefore require a formal request from the applicant, and the request will be processed as a regular application. The first step would be a review at Committee of the Whole, followed by a Council decision to forward to a Public Hearing, and approval at a regular Council meeting. The implications and potential impacts of an expanded facility have been noted in this report. From the District's perspective, it would be preferable if a request to amend the terms of the restrictive covenant was accompanied by a rezoning application that would provide an opportunity to review and require that deficiencies are addressed. However, as noted, there is potential for an amendment to occur without rezoning, if the applicant is able to adjust the development plan to fit within the boundaries of the existing property. In order to assist Council with their decision, the application for amending the covenant must by supported with reports from qualified professionals. Required reports could include a traffic study, stormwater management assessment, agricultural impact assessment, and environmental assessment report. d) Interdepartmental Implications: Engineering Department The request to amend the covenant along with pertinent reports will be referred to the Engineering Department for their review, as would a rezoning application. It should be noted that the property north of the school site may be considered as a possible link to an east west connector to improve access to 256 Street. This property is also owned by the Meadowridge School Society. The actual alignment of this required access has not yet been established, but the applicant should be made aware that this location may be considered. Parks and Leisure Services An equestrian trail is indicated along 240th Street in Figure 5 of the Official Community Plan. The impacts of this proposal and other developments should be considered for the future of the 240 corridor as an equestrian trail. A rezoning application could trigger a requirement for additional improvements along this corridor for a boulevard trail, if required. e) Alternatives: The current approach taken with this proposal seems to be desirable, as further incursions into the Agricultural Land Reserve are not requested, and as a legal mechanism for redress of possible servicing deficiencies will be provided through the required rezoning application. Other options Council may wish to consider include: • Deny forwarding this application to the Agricultural Land Commission, in which case it will be considered denied. • Recommend that the applicant revise the proposal to fit within the existing development site. M If Council denies this application, it will be considered closed and will not proceed further. If the applicant is required to revise their proposal to remain within the existing development site, the opportunity for redress of servicing deficiencies will be more limited. CONCLUSION: This non-farm use application for Meadow Ridge School pertains to a proposal to expand the existing facility from a current maximum of 600 students to 800, and the construction of additional buildings on the existing school site. No further incursions into the Agricultural Land Reserve are proposed at this time. The implications of this application, if successful, are that Council will be asked to amend the covenant that has been registered in support of the Commission's earlier conditions of approval. The physical capability of the site and surrounding infrastructure will need further review to determine whether the proposed expansion is supportable. In addition, a property fronting 240 Street is proposed to be used for parking, which would requirement consolidation with the parent parcel, rezoning, and an Official Community Plan amendment. Based on these considerations, the recommendation is to forward this application to the Commission. "Original signed by Diana Hall" Prepared by: Diana Hall Planner "Original signed by Chuck Goddard" for 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 Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Approved Development Plan (2005) Appendix C - Proposed Development Plan Appendix D - Excerpts from Restrictive Covenant. 7- 1 11 r� SCALE 111 - �Js12LL �il3iiL '�,•�1rlrliJf,9lCraNll �,^,��IJ43r _ APPENDIX A de SUBJECT PROPERTY X ,I I 12224 240 STREET 0 CORPORATION OF N THE DISTRICT OF ° • , MAPLE RIDGE PLANNING DEPARTMENT DATE: Aug 14, 2012 FILE: 2012 -085 -AL BY: PC We Q Z a CL Q MEADOW MAP1E RVO 149 Www I Province of British Columbia GENERAL INSTRUMENT - PART I (This area for Land Title Office L�se) i I Page I of if pages I • APPLICATION: (Name, address, phone number and signature of applicant, applicant's solicitor or agent) ANDERSON & THOMPSON, Barristers and Solicitors, 22311 - 119' Avenue, Maple Ridge, BC V2X 2Z2 (604) 463-6281 1� rr-s-kUr,L J9;biTrJFJ&k(S) A11D LEGAL DESCRIPTIONS) OF LAND:* (PID) (LEGAL DESCRIPTION� Not Available Lot I Sec 22-2 Tp 12 NWD Plan BCt� 3. NATURE OF INTERE, 1�-- f, DESCRIPTION S DOCUNENT REFERENCE PERSON ENTITLED TO INTEREST (page and paragraph) Section 219 Covenant Page 3 to 8 Transferee ansferee Priority Agreement granting Page 8, para, 21 Covenant B ILM priority Transferee L� over Mortgage BW402087and Assignment of Rents BW402088 4, J bxms: Part 2 of this instrum—ent consists of Isel" Standard charge Terms (b) Express Charge Terms D.F. No, (C) Release [XI Annexed as Part 2 [ I There is no .- x.( udes any additional or modified terms refmed to in item 7 or icd n a sch descri 21:11 in t j #1111 q� pill 1I pig TWIN,i r111 11 EXECUTIONS):" This instrument creates, assigns, modifies, enlarges, discharges or governs the priority of the interest(s) described in Item 3 and the Transferor(s) and every other signatory agree to be bound by this instrument, and acknowledge(s) receipt of a true COPY Of the filed standard charge terms, if any. Officer Signature(s) ALAN C. THOWSON 22311 - 119" Avenue Maple Ridge, BC V2X 2Z2 Phone: 604.463.6281 SOLICITOR MA -M- I NIT111 PA—;TrJ My "I authorized signatories: N e: Officer Signature—ql 1111W61-L'k■ - FWAIT "U 111 Ene FrCMn of 8 11.9% Haney Plas9 Maple Rdge. SC. V2X BA9 Phone63 : 4-5221 (as to both signaturel Claire P. Richter A Commissioner for Taking Affidavits for British Columbia Vancouver Clt'V, Sav, r4g: tZ rig r jff: (as to both signatures) IMEMMEM TransferovS(�)rrower/Paiiy Signature(s) THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE bY i u zed signatoy4s Mayor MAYO O C41erkl' � Felicity Ronaghan Name .!icity isk Manager Business Credit Deparm "'UCE? E? Richter SF Risk MP Name BUSIness Credit and �dminist-ati OFFICER CERTIFICATION: Your signature constitutes a representation that you are a solicitor, notary Public or other person authorized by the Evidence Act R.S.B.C. 1996, c 124 to take affidavits for use in British Columbia and certifies Elie matters instrument. set Out in Pan 5 of the Land Title Act as they pertain to the execution of this I 11111ura -kit; 13ws ox Mum Columbia and having an office at, of 1222� 240' Street in the Municipality of Maple Ridge, in the Province of British Columbia, V4R INI (Incorporation No. S-20191) (hereinafter called the "Covenantor") THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation under the "Local Government Act", and having offices at 11995 Haney Place, Maple Ridge, British Columbia V2X 6A9 I (hereinafter called the "Lender") WHEREAS: OF THE THIRD PART A. The Covenantor is the registered owner in fee simple Of the following lands and premises situate in the District of Maple Ridge and described as: PID: Not Available Lot I Sec 22 Tp 12 NWD Plan BCP—J I g -� B. The Lands or certain portions of the lands are Mthin the Agricultural Land Reserve and have received aDDroval ftorn the AgTicultural Land Commiqsion bv Re.-mbition *39/70M forn nnn-fqrm IMP. fnr qphnnj (i) by lim-iting student enrollment to 600 students; and the Covenant adhering to the siteplan as approved by the Agricultural Land Commission attached as Schedule "A" (the "Amenity Survey") to this Covenant. I 133IT-Y, 11 1 t I 4`00"'leaged) tile covenantor cov nalita culu j3,tu�= Covenantor covenants and agrees that: (a) student enrolment on the Lands shall be limited to not more than 600 students; (b) it shall adhere to the Amenity Survey in accordance with recommendations approved by the Agricultural Land Commission in its letter dated February 23, 2006, which letter is attached hereto as Schedule "B". 2. Wherever in this Covenant the approval of the District is required such approval shall be at the sol, -z I disc . retion of the Coun , c . il of the District and the District shall not be reguired to consi IT , an information as are satisfactory to the Director of Planning are provided to the District detailing the nature, scope and timing of all things desired to be done by the Covenantor and requiring the approval of the District. In granting any approval the District may grant the same subject to terms and conditions. Construction and Maintenance of Works 3. Wherever in this Covenant the Covenantor is required to, or receives the District's approval to const ct maintain works - to protect or conserve an amenity or is required to construct or ru or X 4. Wherever in this Covenant the District is required or entitled by the terms hereof to exercise any discretion in the granting of consent or approval, or is entitled to make any determination, take any action or exercise any contractual right or remedy, including without limitation the termination of this Agreement, the District may do so 111 accordance'-arith the nroviqinnq of thicz rnvi-nRntqnr1 nn 11iNlin InAx? A11tv 1176-fbAir QT4L-;nrr frnm *1%a Em . ' \ � • , � . ■� j 1 f ft cr _ f y. f � � . ' \ � • , � . ■� k--.•• - 12224 - 240th Street Maple Ridge, BC V4R 1 N1 Re: Applicati2n # 0.36437 Lot A, Section 22, Township 12, New Westminster District', Plan BCP580 The Provinciial Agricultural Land Commission (the "Commission7) has now concluded its review of your application to use the subject property, and other properties owned by the school, for expansion of the existin6 schoaffinTW-Vt, 12), With new classrooms, parking, driveways and a sp WXIIr"7JWMV%rI dies Trum orts field. The application was submitted pursuant to section 20(3) of the Agficultural Land Commission Act (the "ALCAO). The Commission wishes to thank Hugh Burke and other school representatives for taking the time to meet vAth the Commission on February 1 2006 at the property. The Commission found the meeting and site visit informative. The Commission writes to advise that it approved Your application and would allow the expansion of school facilities as Itresented for-aluoyffaflM79MPUOMI MIS • the use being restricted to the development plan as attached; - • the construction of a fence, and the planting of a vegetative buffer, along the boundaries of the school properties where they abut other ALR lands. This construction must be prior or concurrent with construction of the school expansion and the form and design of the fence and vegetative buffer' must be approved by the Commission prior to the commencement of construction. Please access the " Commission's website under the heading "publicationsw for suggested landscape buffer guidelines. a clear understanding by the school that any expansion or change in use beyond what has been approved would require review and approval by the Commission by way of a new application; compliance with applicable Acts, regulations, bylaws of the local government and decisions and orders of any person or body having jurisdiction over the land under an enactment. The Commission suggests you contact the District of Maple Ridge at your earliest convenience. EN application number in any future correspondence. am= District of Maple Ridge Orrn .Kam: TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: RZ/O28/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue, and11312 206 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 construction of an apartment building with 36 units, under the RM -2 (Medium Density Apartment Residential) zone. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). Consequently, with the Second Reading, a site-specific Official Community Plan amendment was required to Policy 3-18(2), to support the apartment form and zone proposed. Council granted Third Reading to both the bylaws on January 24, 2012. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/O28/1O and that the following conditions be addressed prior to consideration of Final Reading: a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; C. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Wayne Bissky of Bissky Architect Inc. Owner: Melissa R Zanna Legal Description: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 OCP: Existing: Urban Residential (Neighbourhood Residential) Proposed: Urban Residential (Major Corridor Residential) Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: RM -2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential and Vacant Proposed Use of Property: Multi -Family Residential (apartments) Consolidated lot size: 0.49 acres (2016 mz) Access: 206th Street Servicing: Full Urban Standard Companion Applications: DP/028/10 The proposal is to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The following dates outline Council's consideration of the application and Bylaws 6882-2011 and 6738-2010: • First Reading for Zone Amending Bylaw No. 6738-2010 was granted May 25, 2012; -2- • First Reading for Official Community Plan Amending Bylaw No. 6882-2011 and Second Reading for Zone Amending Bylaw No. 6738-2010 was granted December 13, 2011; • Public Hearing for both the bylaws was held January 17, 2012; • Third Reading for both the bylaws was granted January 24, 2012. Application Progress: The applicant and his team have been actively working to meet Council's terms and conditions for Final Reading of both the bylaws. The applicant is working on finalizing the off-site servicing drawings. All the required covenants have been finalized. The major outstanding items are a Rezoning Servicing Agreement Restrictive Covenant, survey plan for road dedication and consolidation of the site and demolition of the existing older house at 20615 113th Avenue. However, it is anticipated that these will be met in the next few months. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months, consideration for Final Reading approval will be applied for. "original si ned by Rasika Acharva" Prepared by: Rasika Acharya, B -Arch, M -Tech, LEED® AP, MCIP, RPP Planner "original si ned by Charles R. Goddard" Approved by. Christine Carter, M.PL, MCIP Director of Planning "original si ned by Frank Ouinn" 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 - Second Reading Report -3- PCI. B PARK � 687 0 * O l °� 0 N 691 LLo Lo O 11391 SK 492 692 695 O ti /88 688 2180 P 114 734 P 55931 Lo 11352 X70 689 690 Lo r1-00 Co m a_ N In 0 693 694 7 ti N Lo Co N M 00 N 11 1 Co Co 6860 � Irl 0 0 0 0 N N N N N LORNE AVE. *PP044 LMS (o, � � N 728 LLo Lo O (o Ln O � Ln O Co Lo O O N N P 2180 N00Lo N 734 733 730 729 N726 *PP044 LMS (o, � � LMS 629 728 727 A oM N N LMP 1857 0 00 o m o N N N *PP044 LMS (o, � � 11289 1419A CLS N oM N N N P 2180 756 LMP 12217 751 754 755 250 `��ItCo o P 8654 r -C 11271 N oM N 749 752 753 756 1 710 a- 763 &/ 766 S1/2 11311 11310 P �m Lo Co Lo r1-00 Co m 723 N In 0 00 701 7 ti N N N N MP 469 *PP044 Pcl A F 8802 0 F O mM U) N 0, J� N a- APPENDIX A U) `��ItCo o a 0 140CO r -C O N N oM N (D O N o cr 0 696 721 Subject Properties 710 a- 763 &/ 766 S1/2 11311 11310 P R 11312 11312 P 114 723 720 719 716 715 712 Q 697 698 701 7 ti 11 * I`Lr) Ln Lo M 00 N 11 1 N N N N *P m 0* � N 00 11339 0 O A P 0 140CO 00 111 O N N Cq O O N N N 725 722 721 Subject Properties 710 a- 763 &/ 766 S1/2 11311 11310 P R 11312 11312 114 724 723 720 719 716 715 712 711 11 764 *o N Co ti 11 N N CD N N AVE. *PP044 N N 11 1 113 0 0 � N N1/2 63 & 766 00 111 0 0 CD 11295 758 759 762S a 111 11230' 778 P 114 763 &/ 766 S1/2 11277 786 & 787 N 1/2 043 � 11240 P 114 764 & 263 127 s 1 761 764 o 1042 0 7 �5 11266 N N 11 1 BATTLE AVE. 795 0 0 4209 P10 59 -1 P 0 767 770 771 11284 114 77 20615/23-113 Ave 11312-2 06 Ave _ ■ oIf�,aCORPORATION OF THE DISTRICT OF �Gl 51�In MAPLE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/1 0 BY: PC _ - I 11272 00 111 KV t6-118kM SK 1840 11258 B a 111 11230' 778 S1/2 786 & 787 11240 P 114 BC 7 U) P 64192 20615/23-113 Ave 11312-2 06 Ave _ ■ oIf�,aCORPORATION OF THE DISTRICT OF �Gl 51�In MAPLE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/1 0 BY: PC _ - I District of Maple Ridge Ooep Aoats Cfwfx;%ghao TO: His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: First & Second Reading Maple Ridge OCP Amending Bylaw No.6882-2011 Second Reading Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue; 11312 206 Street EXECUTIVE SUMMARY: APPENDIX B December 12, 2011 RZ/028/10 CofW On May 25, 2010, Council granted First Reading to this proposal and in accordance with the Development Procedural Bylaw, the applicant proceeded to the Advisory Design Panel and conducted a Development Information Meeting. The applicant now seeks Second Reading and wishes to proceed to a Public Hearing. The proposal is to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). In order to proceed with this project, a site-specific Official Community Plan amendment is required to Policy 3-18(2). RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6882-2011 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan. 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.6882- 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be given First and Second Readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6738-2010 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; C. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Wayne Bissky of Bissky Architect Inc. Melissa R Zanna Legal Description: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 OCP: Existing: Urban Residential (Neighbourhood Residential) Proposed: Urban Residential (Major Corridor Residential) Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: RM -2 (Medium Density Apartment Residential) -2- Surrounding Uses: North: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Multi -Family Residential (apartments) Consolidated lot size: 0.49 acres (2016 m2) Access: 2061h Street Servicing: Full Urban Companion Applications: DP/028/10 b) Project Description: The subject site totaling 2,016 m2 consists of 3 lots on the north-east corner of 113th Avenue and 206th Street in the Hammond area of Maple Ridge. Currently two of the lots are vacant and an older single family house exists at 20615 113th Avenue. Removal of this house and consolidation of the 3 lots is required. The subject site is not in the flood plain and slopes gradually from the north-east corner to the south-west corner at 206th Street and 1131h Avenue. A four storey apartment building with 36 units (3,116.4 m2 gross floor area) is proposed, with an under -ground parkade. Access via the 7.0 m wide ramp to the under -ground parkade is from the north-west corner of the site (206th Street). Pedestrian access to the building foyer is from 113th Avenue. Seven unit types are proposed with unit sizes ranging from 53.4 m2 to 74.5 m2 in area. Specific details of the materials used and building design will be provided in the subsequent Development Permit report. Common Usable Open Space is proposed within the northern and eastern yards and the Common Activity Area is proposed near the main foyer facing 113th Avenue. -3- c) Planning Analysis: Official Community Plan: The Official Community Plan designation for the subject site is "Urban Residential" within the Neighbourhood Residential category. General characteristics within this designation include predominantly single family residential dwellings with limited infill development, if in compliance with the compatibility policies housed in the Official Community Plan. The proposed zone and apartment form is not permitted under the current designation hence an OCP amendment is required. In accordance with Council direction, the proposal is proceeding to Second Reading and Public Hearing, but with a site-specific OCP amendment. A site-specific Official Community Plan amendment to Policy 3-18 (2) Major Corridor Residential - General Characteristics, is proposed by the addition of the new item c) as stated below, shown in bold print. 2) Major Corridor Residential- General Characteristics: a) Major Corridor Residential is characterized by the following: i) has frontage on an existing Major Road Corridor as identified on Figure 4 - Proposed Major Corridor Network Plan, or has frontage on a road built in whole or part to a collector, arterial, TransLink Major Road, or Provincial Highway standard; ii) may be adjacent to Community Commercial Node, or designated commercial centre. b) includes ground oriented housing forms such as single detached dwellings, garden suites, duplex, triplex, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal description as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 After consolidation of the three lots, prior to Council granting Final Reading, a new legal description will replace the above description. Prior to Final Reading, the Bylaw will need to be amended to reflect the new legal description. Zoning Bylaw: The current application proposes to rezone the properties located at 20623 and 20615 113 Avenue and 11312 206 Street from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit future construction of 36 apartment units. The proposed RM -2 (Medium Density Apartment Residential) zone allows a medium density apartment use and specifies a maximum Floor Space Ratio of 1.8. The applicant has proposed a four storey wood frame building with a Floor Space Ratio of 1.23. The RM -2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 36% (726 m2). The zone also requires a Common Activity Area of 36m2 which has been included within the Common Activity Area (Appendix C). The proposed building complies with the density and height requirements of the zone but some minor setback variances may be requested. These variances will need Council approval before the Development Permit is approved. This will be the subject of a future Council report. Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990: The proposed RM -2 (Medium Density Apartment Residential) zone requires a ratio of 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitor parking. A total of 54 residential spaces and 8 visitor parking spaces have been proposed, as required. This includes 1 handicapped parking space. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development permit is required to regulate the form and character of the proposed development, to ensure the current proposal enhances existing neighbourhoods and minimizes potential conflicts with neighbouring land uses. This will be the subject of a future Council report. Advisory Design Panel: On October 11, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops. They further resolved that revisions to the plans be submitted to Planning staff for follow up and further that Planning staff forward the revisions to the Advisory Design Panel for information. • Consider deletion of the southwest parkade stairs in lieu of a corner feature • Provide a secondary overhead gate and enter phone at the bottom of ramp • Provide direct access from visitor parking stalls to elevator lobby • Provide window and glazed doors at parkade lobbies • Consider expanding common outdoor activity area along the west side of the building and allowing resident access to northeast lawn area • Consider dropping main floor concrete slab on southwest and west portions of site -5- to reduce or eliminate retaining walls. If not possible add stone facing on planter walls to match building • Consider revisiting the two arch ways at the south elevation • Consider providing trees on east and west elevation of building at blank walls • Coordinate slope landscaping with patio ramps • Consider extending entry paving to municipal sidewalk • Relocate fire door at corridor main floor • Consider enlarging ground floor patios where possible • Consider additional stone along base of building • Consider aligning main entry lobby with elevator • Re -label side elevations • Consider additional treatment of parkade retaining walls • Consider possible set back relaxation along 113th to allow building to shift south to allow additional landscape buffer on north property line. The project architect has incorporated some revisions which are being considered by the panel. This will be discussed in the Development Permit report that will be considered by Council at a future date. Development Information Meeting: The applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. On December 1, 2011, the applicant held a Development Information Meeting at the Hammond Elementary School, from 7:00 to 9:00 pm. This was an informal open house type of meeting and included information such as complete sets of architectural and landscape drawings of the building, comments sheets and frequently Asked Questions sheets. It was attended by 8 residents and neighbours of the community and while no written comments were submitted, the attendees were encouraged to write to the Planning Department directly. There were a variety of reactions to the proposal as summarized below: • Most attendees agreed that the Hammond area needed improved safety, security and traffic control; maybe speed bumps in this area could help. • Most attendees also expressed concern about vacant lots in this area and the derelict conditions of some existing houses. • Some expressed concerns about the future of Hammond Mill and its property. • Most felt that this area should remain single family, except for one who wanted something similar on his property. • Some felt that the proposed development will devalue the area and there was general concern about augmenting crime and parking problems. • Generally a comprehensive plan could help better development in the Lower Hammond Area. d) Citizen/Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. W-2 e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: • Road dedication of 0.85 metres along 1131h Avenue frontage; a corner truncation of 3X3 metres at the intersection of 1131h Avenue and 2061" Street to make them 20.0 metres wide collector standard roads, will be required; • Road upgrades along both the frontages of subject sites including curb, gutter, sidewalk, street lighting (on the north side of 1131h Avenue and east side of 2061" Street only) and street trees (on the north side of 1131h Avenue and east side of 2061" Street only) and examining the existing manholes/catch basins, will be required; • Sanitary sewer capacity of the existing sewer to support the proposed density has to be confirmed by the engineer of record and any upgrades if required need to be addressed in the off-site civil design; • Capacity of the existing water main to support the proposed density and to ensure sufficient pressure for both fire -fighting and domestic use has to be confirmed by the engineer of record or the municipality has a process in place whereby the municipal water model can be used through the firm of Kerr Wood Leidel, with all costs borne by the applicant. Any upgrades if required need to be addressed in the off-site civil design; • All utility services (hydro, telephone and cable) servicing the site must be underground. Overhead lines on the Street will remain but the aerial connections to the lots will be removed along with disconnecting all services prior to demolition of the existing single family houses on site. Parks & Leisure Services Department: The Parks & Leisure Services Department are in support of the proposed bike -way right-of-way registration on title to facilitate an east -west bikeway and requires this bikeway to be open for public use at all times. They have identified that after the development permit is approved they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be additional trees which is based on the landscaping plan attached (Appendix E). The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $125.00. Fire Department: The Fire Department has reviewed the proposal and has the following comments: • Include all the locations and specifications of fire department connections in the Building Permit drawings. -7- • Fire Department access from underground to the outside needs to be easy and quick during an emergency evacuation. Securing areas outside the building and installing a magnetic lock to code is are examples of a way to achieve this. • Ensure address is visible from the street at all times. • Once the current house is vacant, it is to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as it is totally demolished, following a Demolition Permit. Building Department: Building Department has reviewed the proposal and their comments have been sent to the project architect. Most of the concerns will be addressed through the Building Permit drawings. For areas where excavation encroaches beyond property lines, encroachment agreements from neighbouring property owners must be in place prior to Building Permit issuance. f) School District Comments: A referral was sent to the School District Office and there was no response. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (amendment to Policy 3-18 (2) Major Corridor Residential, as explained in this report), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. h) Alternatives: Council can choose one of three options, stated below: a) Defer Zone Amending Bylaw No. 6738-2010 and OCP Amending Bylaw No. 6882-2011; b) Grant Second Reading and forwarded it to the Public Hearing, or c) Defeat Zone Amending Bylaw 6738-2010 and OCP Amending Bylaw No. 6882-2011. IIE2 CONCLUSION: The proposed level of density and a four -storey apartment form in the RM -2 (Medium Density Apartment Residential) zone conflicts with the neighbouring single family houses and is not supported by the Official Community Plan designation i.e. Neighbourhood Residential, as outlined in this report. Some concerns have already been expressed by the public at the Development Information Meeting. Residents will have another opportunity to voice their concerns at the Public Hearing. A site-specific Official Community Plan amendment is required to Policy 3-18 (2) to permit the proposed apartment form and zone, as described in the report. Prepared by: Rasika Acharya, B -Arch, M -Tech, LEEDO AP, MCIP Planner Approved by: Christine Carter, M.PI, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6738-2010 Appendix C -- OCP Amending Bylaw 6882-2011 Appendix D - Site Plan Appendix E - Building Elevations & Sections Appendix F - Landscape Plans M PCI. B PARK � 687 * 0 00 °� N � 691 Lo Lo O 11391 SK 492 692 695 p ti X88 688 P 114 734 P 55931 Lo70352 729 689 690 I` Co 00m ills It. "all M 0-693 OO N Q O O 694 7 N Lo Co N M 00N N 11 1 Co 6860 0 0 0 0 N N N N N LORNE AVE. *PP044 LMS co, � � N 728 Lo Lo O (o U') O � Lo O O Lo O p N N P 2180 N CD 00 Lo 734 733 730 729 N726 *PP044 LMS co, � � LMS 629 728 727 A .. N LMP 1857 o o o N N N *PP044 LMS co, � � 11289 1419A CLS N .. N N P 2180 756 LMP 12217 751 754 755 250 ..1,4 P 8654 c(c 11271 �Al, .. 749 752 753 756 1 710 a- 76g 3 &/ 766 11311 11310 P Lo mm Co I` Co 00m ills It. "all M 723 OO N Q O O O 7 N N N N 46• ..1,4 o o 140 c(c .. , Co ..1 �Al, .. O N O cr 0 �. 721 Subject Properties 710 a- 76g 3 &/ 766 11311 11310 P R 11312 11312 'l�:l�ir ui sGI�151 pol r � • ills It. "all M 723 720 719 716 715 712 Q 697 698 701 C/) `° (o o o 140 c(c O N N NCo O N O cr 0 696 721 Subject Properties 710 a- 76g 3 &/ 766 11311 11310 P R 11312 11312 P 114 723 720 719 716 715 712 Q 697 698 701 7 11 * ti Lr)N Ln Lo M 00N N 11 1 113 N N *P m 0* � N 00 11339 p O A P o 140 CO O N N O O N N N 725 722 721 Subject Properties 710 a- 76g 3 &/ 766 11311 11310 P R 11312 11312 114 724 723 720 719 716 715 712 711 11 764 CoLo Co 11 N CD N N N AVE. *PP044 N N 11 1 113 CD C14 63 & 766 N N N 11295 758 759 762 P 114 76g 3 &/ 766 11277 N 1/2 043 Lo 764 & 263 127s1 761 764 a 1042 0 7�5 11266 N N 11 1 P O 767 770 771 11284 114 77 11272 Co SK 1840 � 111 BATTLE AVE. 11258 B 0- 111 11230' 778 795 Co 114/5 17860 &/787 R, C P 114 BC 7 4209 P 10059 / cn 1 o P 64192 i� 20615/23-113 Ave .2 11312-206 Ave o CORPORATION OF w THE DISTRICT OF ,Q i MAPLE RIDGE PLANNING DEPARTMENT a DATE: Dec 21, 2012 RZ/028/10 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6738-2010 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. 2. 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6738-2010." Those parcels or tracts of land and premises known and described as: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1;PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 and outlined in heavy black line on Map No. 1485, a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -2 (Medium Density Apartment Residential) Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of May, A.D. 2010. PUBLIC HEARING held the 17th day of January, A.D. 2012. READ a second time the 131h day of December, A.D. 2011. READ a third time the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER ,A.D. 20 . CORPORATE OFFICER 351 ['N N N P 2180 648 647 644 643 414 ;50 649 646 645 642 406 P 2 180 0 0 N N ( *PP044 N N (n J 668 671 672 �8675 w w 669 670 673 674 3 P12180 *PP044 742 743741 738 737 11314 180 RP 84831 �p Pd.A 739 736 00 11302 N11315 61p RW 72041 �IQ, Rem O V 745 11224 a 746 E 21' of 1 748 N N N N N N N N'J 640 639 636 635 632 631 628 627 624 623 114 114 P 114 641 638 637 634 633 N 630 629 626 625 622 114 AVE. Pd. B PARK ^ 6875 * 00 � ry N N 691 11391 SK 492 692 695 N LMP 1857 0 N 734 688 P 114 N726 P 55931 LO nos 689 690 720 719 716 M N N � N D \ U M 693 694 N po Fi RW 52217 Z C7 N N *PP044 11264 6860 1� O N N O N f") O N NO LORNE AVE. *PP044 113 AVE. LMS ^ 8654 N 728 N N P 2180 N LMP 1857 0 N 734 733 730 729 N726 *PP044 113 AVE. LMS ^ 8654 LMS 629 728 727 A 752 753 LMP 1857 0 N M 0 N 0 N *PP044 113 AVE. LMS ^ 8654 11289 1419A N N N 752 753 P 180 N N LMP 12217 751 754 755 250 P 8654 Rem 2I%\ 11271 ,GS Loc/� spAA�p�9)pS 749 752 753 756 OOQ- N � N N N N N \ LMP 469 *PP044 N W 11339 Rem 2I%\ Pcl A IF 8802 o ,GS Loc/� spAA�p�9)pS � N Q N 7990 OOQ- N � /c�9i \ 725 N LOv 721 B 10420 RW 71976 N 11311 7241 723 N N 720 719 716 M N N � N D \ N I,P6 * a � ¢719 \ N po Fi RW 52217 W N BATTLE AVE 0 0 N r11 N W 11339 O* N 758 A N 762 4 N N 1043 621 0- 11329 725 722 721 B 10420 S 764 11311 7241 723 N N 720 719 716 M N N BATTLE AVE 0 0 N r11 N 12 63 & 79965 N 758 N 759 P 1 N 762 4 616 g 11i 763 k1 1043 621 64 &7 765 11278 Lr) 761 11273 10420 S 764 7 11266 N N n BATTLE AVE 0 0 O N N r11 N N LO `D 2 o3/ NC 619 616 P 10 59 621 N 61 617 11417 /9 0 o 701 B 0 N ^ T n N D ry * * a Rem om ` N po Fi o W N N MAa�E �R. O N N r11 N N LO `D 2 620 619 616 J615 J 612 621 N 61 617 11417 697 698 701 ch 0846 705 N 114 N N 11365 1123 * * a Rem om ` v847i4o7 N W N N d *PP044 O N m Om N O N or- A11391 LO `D 2 696 c N 0- 611381 714 P 114 0_ 11329 1334 697 698 701 702 705 N N N N 11365 *PP044 1 O P 114 LO `D 2 rn N N N 11339 714 713 710 0_ 11329 1334 11304 2 1310 P 114 Rem 15 f 715 712 711 1123 * 11280 Rem om ` N N 1122 0_0 N *PP044 RW 51276 *PP044 RW 71974 MAPLE R DGE ZONE AMEND NG Bylaw No. 6738-2010 Map No. 1485 From: RS -1 (One Family Urban Residential) To: RM -2 (Medium Density Apartment Residential) 11410 P 1 0557 1 2 14 13 P 10601 11384 P 10601 1 2 91 REMAND= N SCALE 1:2,500 1 U) Ro N rn N *LMP 16828 a 2 11312 1 11304 2 11296 M 3 °i 11288 0_ 4 11280 A B LMP 131 11264 P 11457 2 11260 11246 1 179 F 236 00 W N N M 180 a w 11230 Rem 1 11226 B °D EP 4672 11202 D 91 REMAND= N SCALE 1:2,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6882-2011 A Bylaw to amend the Official Community Plan WHEREAS the Local Government Act empowers a local government to adopt or amend an Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" 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. 6882-2011". 2. That Policy 3-18(2) Major Corridor Residential- General Characteristics, be amended by adding the following after 2b) c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal desctiption as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526 254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526 254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1,Except Plan East 7 FT. PID: 011-526-297 3. Maple Ridge Official Community Plan Bylaw No. 6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the 13th day of December, A.D. 2011. READ A SECOND TIME the 13th day of December, A.D. 2011. PUBLIC HEARING HELD the 17th day of January, A.D. 2012. READ A THIRD TIME the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER , A.D. 201. CORPORATE OFFICER 7nnin� AnT€vsis€vsis i,ay 1 � oe.erw. III, a•aa.. 14+INq� w;f.d�tia.ass�aNp 4M}fe P.u�MAP�t,IT Uln@Qf Exl6}fllg �—. -_ x.Lri.aw,urr o-xn ul Yr�ll�.s,.Mlblln ru lines 1 w �,a w�m�il.w nl".f,u -•`w°' �,.. property I ��,,. Repuu¢d E>nawg� ' .��.a.rnwra....o� +Anawd PmGa3ao Commenle I 1 '. F •�a_re.�.d.�e a 4 w...,wnw as Wa.aa sr.a awe aef ..x xR r� �a.,nr... •�` xY� a.a W.B�niwM� *!ea sIRU M1IMAIua. Ma.a� ''1 � '^bP�'r^�r0 - tlpwi 8..". sliR t0i.d nac rra1lranF canwa� n: � s Yairtlalnel � �A. i d Subpcl Property MFE: 15.25m nwwr,waw•.+ww..e.ww i ,xlr� A irY s.a 71f4. sP .� 'tial Raaann rN1aA !pg4�e. rru.rlr w... w ■71ItTQ —W ...� aanr ms M. r.I.T:K } uW's :is w:.m rs W Ir w«a e�'r � o�Krrw 4.d �I tS r��s9r , :arienr.an ¢� . C.0 CNI i j. I ✓tray or ueneae open - SDRW 75:mP _ Alga of blain RWr _ 11-1122- dnnarn Atlardy Area 37raIQ Usable flpan SS cer�N sewa iano rnra,or+a•.ari PRELIMINARY ONLY NQT FOR CONSTRUCTION 2b K.wr CTION sero- •� ,` w � � ----- i 'At., UJ wA� • r �+ar��er.� _ �. � Ztl��i��[ �r rn x ••. .}04+1➢.xM1r :5 Al [i F� Yi¢�i - i= -80 0- CD ]atiMr�WhwbW '• rwr ,0 xfJp �f E 9 n5 � 'ry N £I�terior'�glde Yard " "� b.� j d F• .i'r•✓:' r. � � .. _ e�.!��:! r ...•.. .. ,.. ./:--='Y•. `awn r:6A6:"I�'" �'- 13 man z i rm� #s an ra A _ Frk.anre. Sideweik a r p 66ppp 113#h Avenue + Proposed Site Ian z t p swa Erne 'xk�n A02 xr•se..00. r•w�. 11 Kiwis [! left- aw�lrr11 1!r i.H...,wrr,.� �mene_a.m.maw : xns,u.u. swsi,s.u.,n,:sas sr n,.nv wens =tn= ma. 11.11 am ■og 11 1 rlal, sin M n Li[ ■ PRELIMINARY ONLY NOT FOR CONSTRUCTION e... 1—ev.e —w,--.T,00ar } I r.ee umrAa i 7 si F a - nii Al � South EWvaton — = swr m � C 1 m Y . 4 N y N � o .a d1 p y Wv� ►1 I West Er atop YFtr OtiKon M „ Al � .....-.---•..- *m INS � ■IF 1° ■ . rr.r � 4r.r4 p1 f ISBN E ■■■ �r141 41111 � 4r.r -------------- --------- •--- ■■■ ■� ■.1=��rrrwn ■■ rr.r - JIM 4r.r I al In! PRELIMINARY ONLY NOi FOR OONSi UI 71ON North Elevation ■■ N N 10 C � O uswm a Wm 4 Y fwl+w p axn _ N� eA Ilk fla 11w w ]� H'on till Mba ak �llk � oPA All PF m I IICaI - ilnl ii uwef Igo View Looking North East limit - View Looking North West PRELIMINARY ONLY N 9 F R CONSTRUCTION e..wne r,e evcre rnE or,w� eueien ro o-wne r hv Bird's Eye view looking North EE361 A14 1 C t f Z I['+ n c m � m View South West N D � Ybi O N Q1 C a S rr m a .0 d II"II 12a a 00 _ Nz W W� CJrI: hv Bird's Eye view looking North EE361 A14 NINE" ' � �a ate ►,t I ` I I iii■ a�i�i? u■ ' ! � I�I���i1■■■ Y F � 5 wwl�_ - Wil_ IIN ■■ -'' ww w Subject Property MFE 15.25rn lz V I, mommoso Rid �_► �� 1 r i�iY� I�y Ir�rr�� !■■■ill■I��r �� .M. •�I+I } rrrrrrr !■■■■■ �1== rrrrr�r 11? MAGLIN HIKE PACK MAG LIN BENCH MAGLIX LETTER RECEPTACLE PLAN WIM fw I y �p� Fwe I I I LL J L_J �eYN1L R /Z" STRgET FRONTAGE FEXCf VN HIMGNT PERIMETER FENCE & PRIVACY SCREEN ticeariAF� ws.K icy er+9 n e.r,q n Yrr P�I�nh tl Owa �wtrw� Art1.Yes •tl mp' M er wMntl Rrrb� �we+1��+.rm DMG I m IBndecEpe RrChlhlcls r.rrr. rr ca.a".ueu° vFC Np an Rey w�Min.flml] APARTMENT COMPLEX 20OTM a UJTM AVE UAPLP RUtt'. 9C LANDSCAPE AIETAILS ouwRo.w.Eir srxr• +sra+r n L2 BP J awmwccr,.eeac navy ALM xkgh AC '.UKP• � ®+r e[M u��.51µ 9�e ��} cABvrrs anr. us-eaniM1 fb0'B/.rR14�Y+�A>r AAIaRA FE Ar3-r cxa w6 KML�iPR 51P.dr@ n GW,McrirFx rKCi1Y..1_MM PtldL1' N11RB IivOA GYW,bO yrrlr. ele i u�rrry Fpryn [r.red�• C.�'= J9r•n. eYiiwa�FaC r` RtMWi A.Ep;.AM'KTMIocrV'!P ALryl14 °r.IrrSE A•M %CCA NIS+Pi 9M�e 6/l, cAti-]M :rtR r1rR 2w.ele I2FICFA ] OIA�P A `.iP8µ 5RR',E P§RGvr5rraA K10�^E aawA9 FR TSN SLN M; me BrB W; A6 m lEELH EEVNPO BOXAet' FyeA A nrA 1 eSn nxAaPn .rwFdECA 1waHffil9 �Rf' AZAPA u61rf P'.c hMf, bl m auxa w caeFa��'.-,s.-v nwr, icw rN I TA YAKS. Ic9+M1 Vlraun n Pbf H m Hrew.FSF.. rucm+nx.w r+lar.rsBa�.• e,-u.aB�sBar,.E RruF�re�A eroi, even rwGwA oaesrnA Irw�ear e+.Xjro nwr.,anr w k xfi %axsr.�- MtMUNI' R WN, "n., BL'P�BBR:M iVSAieaA' T'A SBM �EC'0.O6C ?,lWl nmr: eou. 5A ]6 MIHR d•R.Y.CN}SA cm nwn, KYN r. ww; n • wus x rECIA w.r:sir nus,s� xr Rrere Mm r es•.'es � w.A occeeRruB �ux�'ev eFerwneem eercw nmr,exn ere tle RLLiDIWlNdr!BPERrrrpe Rr.E OAr ere�w nvoi rxror.re. ix ec � Fmw m.,r.cvauwx� rwnnx exss h NCmSiMMnS uvA-iXtlr .�NcwEcc .i Pn:.b[N ax Br.+. r-�A rxv+xov BnE• Aix .i Roi m M AVIirENA S�W.Ld1 WLAL rI POT,.\XA1 rprES r RAID LSA H M5N5T ARE SPKFm AU.OI�FIe w & LYL5CKE.jrAMT .IAW EOTM L AHA SIiE4 Z"MF A4 P9! rrrrA SiNC'AIOJS. BOMgµr Srd NV � AR[ iiE. ��ESR • rEFOR W SPEIA9vAi1d6 W1®NN` .FA9FfrENfi AN: O NA PLYR iN1 LlddE®6R5. r r A REYgr MAKE rLAyr.H1EPoAL NME.ABIE Fdtl `Zt "VMN LYGY.AiE A IrrOr AT §LUKE Or APTLY. APESLF YIlO'N TOWC SOFL WJH W FR..Y-RYALIPY. r �wB5>IM4Ni ORrAMrWrIBi ABinOyH Fw?r 7R IIN SLA%E AR' BELT rw�R ip r—': •we Sr85 '0 nF WELKE'J w.BtH UV/ERO�'ER `.�BSnM4 6 ML STM Re€cim. Ar,ow A rrrarr of FrF w, -s _OR vp:.,eRr see ReaEsi io —. sFxnn ars A sie�i ry vc.uoscHE ■l.L P1ANi NNT9tl/L ■OfT M FROYEFEO FROM ci R m Wl EFREE MOREERI`. m mm GEIMFHMTION OFON REOYER. PLAN WIM fw I y �p� Fwe I I I LL J L_J �eYN1L R /Z" STRgET FRONTAGE FEXCf VN HIMGNT PERIMETER FENCE & PRIVACY SCREEN ticeariAF� ws.K icy er+9 n e.r,q n Yrr P�I�nh tl Owa �wtrw� Art1.Yes •tl mp' M er wMntl Rrrb� �we+1��+.rm DMG I m IBndecEpe RrChlhlcls r.rrr. rr ca.a".ueu° vFC Np an Rey w�Min.flml] APARTMENT COMPLEX 20OTM a UJTM AVE UAPLP RUtt'. 9C LANDSCAPE AIETAILS ouwRo.w.Eir srxr• +sra+r n L2 BP J awmwccr,.eeac navy Orrn .Kam: TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2011-037-RZ Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. The purpose of the application is to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to allow for future subdivision into 4 lots. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-037-RZ and that the following conditions be addressed prior to consideration of Final Reading: Road dedication as required; ii. Removal of existing deck on proposed Lot 1; iii. 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; iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Pasquale De Luca Owner: Pasquale and Celeste De Luca Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 Estate Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential Single Family Residential 1.62 ha (4 acres) 124 Avenue Rural This application is to permit future subdivision into four lots no smaller than 0.4 hectares each. The following dates outline Council's consideration of the application and Bylaw 6817-2011: • First Reading was granted May 10, 2011 • Second Reading was granted November 8, 2011 • Public Hearing was held December 13, 2011 • Third Reading was granted December 13, 2011 Application Progress: The applicant is in the process of completing most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding items are road dedication, removal of the existing deck on proposed Lot 1, and a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. -2- Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next year consideration for Final Reading approval will be applied for. "original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "original signed by Christine Carter" Approved by. Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by. Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original by signed 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 -3- APPENDIX A uu P43885 P43885 22 I m I 83 80OD j F I P438 12552 -f LMP 123 1 Rem 64 j i P 70 98 EPP 1414 j a' 1 2 1 2 I 12530 N N 12525 N N 125 AVE. 125 AVE. P4a8 76 o � ry ry m ry ry ry " 12497 1 P43885 i 12490 I 56 55 54 SUBJECT PROPERTIES 1 12475 I � 2 12460 1 I 12447 12444 T27 1 I I P43885 � � P 438 coI 1 48 49 j 50 c j 78 2 � I 12420' N N N ry1 N lL — _ — _ — _�_� — _— _� _y _ — _—_ — - — _ —- — _ — _ 21 P 3118 12384 m N190'12 I i 20 p� 12370 12375 1 Rem 12 $� 12355 r 12342 11 00, 14 �. —W ~� 1,2307 Cit f Pitt i Meaows 1 -" !� 24311/61 124 AVENUE 0 i �� i� o CORPORATION OF THE DISTRICT OF fA N MAPLE RIDGE District of Langley _ PLANNING DEPARTMENT Scale: 1:2,500 DATE: Dec 17, 2012 FILE: 2011-037-RZ BY: PC ERASER R. District Of Maple Ridge Ooep Aoats Cfwfx;%ghao TO: His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue APPENDIX B November 7, 2011 2011-037-RZ CofW EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential). This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6817-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: i. Road dedication as required; ii. Removal of existing deck on proposed Lot 1. iii. 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. iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Pasquale De Luca Owner: Pasquale and Celeste De Luca Legal Description: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential Single Family Residential 1.62 ha (4 acres) 124 Avenue Rural b) Project Description: The applicant proposes to rezone the subject properties from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), in support of a future subdivision into four lots no smaller than 0.4 hectares each. The existing homes are proposed to be maintained; although the deck of one of the homes will need to be removed to meet zoning requirements. c) Planning Analysis: Official Community Plan: The proposed rezoning to RS -2 (One Family Suburban Residential) is in accordance with the subject properties' designation as Estate Suburban Residential in the Official Community Plan (OCP). Zoning Bylaw: The current application proposes to rezone the properties located at 24311 and 24361 124 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit the future subdivision into four one acre lots. The applicant has requested a relaxation to the side yard setback for proposed Lot 1. The proposed variance will be the subject of a future report to Council. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing -2- agreement is required. The Engineering Department has further determined that road dedication is required along the subject site frontage. Parks & Leisure Services Department: The Parks Department has reviewed the application and has noted that a road shoulder equestrian trail exists on 124 Avenue that will need to be considered in the development servicing plans for this application. e) Environmental Implications: The subject properties are located adjacent to land within the Agricultural Land Reserve, and the applicant has completed an Agricultural Impact Assessment and a Groundwater Impact Assessment in support of the proposed development. CONCLUSION: This application is in compliance with the Official Community Plan. Therefore, it is recommended that Zone Amending Bylaw No. 6817 - 2010 be given Second Reading and be forwarded to Public Hearing. Prepared by: Amelia Bowden Planning Technician Approved by. Charles Goddard, BA, MA Acting Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6817-2011 Appendix C - Subdivision Plan -3- CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6817-2011 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. 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No.6817-2011." Those parcels or tracts of land and premises known and described as: Lot 49, Section 22, Township 12, New Westminster District Plan 43885 Lot 50, Section 22, Township 12, New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1519 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential) Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 101h day of May, A.D. 2011. READ a second time the 8th day of November, A.D. 2011. PUBLIC HEARING held the 13th day of December, A.D. 2011. READ a third time the 13th day of December, A.D. 2011. RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER , A.D. 20 . CORPORATE OFFICER LMP 123 P EPP 1414 Rem 64 11 �O12525nviN a981 2 N N N P 438 125 AVE. 125 AVE. 76 O N O N o N N N 12497 w 1 LU P 43885 12490 1` 56 55 54 53 IL 1 12475 2 12460 2 12447 LMP 2744 lzaao 1 LMP 12745 P 43885 v P 438 1 2 :48] 49 50 ` 78 2 N N N N N 12420 124 AVE. 21 00 P 3118 12384 M 20 a N 190' 12 12370 12375 LMP 34711 Rem 12 12355 N 11 12342 MAPLE R DGE ZONE AMEND NG Bylaw No. 6817-2011 Map No. 1519 From: RS -3 (One Family Rural Residential) To: RS -2 (One Family Suburban Residential) MAPLE RIDGE N British Columbia SCALE 1:2,500 'PROPOSED SUBDMSION OF LOT 49 AND 50 SEC.22 1P.12 N.W.D. PLAN 43885 1a 5 a 25.0 &1 n Scale HOW October 24,2011 'Wade do Associates B.C. Land Surveyors Maple Ridge do Mission H2916—OIA Phone 463-4753 00 !L`F AVEIVuc trjun Yaoouf W N190'12 er Plan 3118 `4 40 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: Development Variance Permit 12640 and 12610 Ansell Street EXECUTIVE SUMMARY: January 7, 2013 2011-008-DVP Cow Development Variance Permit application 2011-008-DVP has been received in conjunction with applications for rezoning and subdivision for a four lot RS -2 (One Family Suburban Residential) subdivision for two properties located at 12640 and 12610 Ansell Street. The requested variances are to: reduce the road right-of-way on Ansell Street from 20 to 18.3 metres and the road carriageway from 7 to 6 metres in width; and to reduce the principle building's rear setback for Lot 2 from 7.5 to 3.32 metres, the accessory residential use rear setback from 1.5 to 1.25. It is recommended that Development Variance Permit 2011-008-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-008-DVP respecting property located at 12640 and 12610 Ansell Street. DISCUSSION: a) Background Context: Applicant: Dennis Dickson Owners: Dennis and Darlene Dickson James and Frances Shull Legal Description: Lot 72 and Lot 73, Section 22, Township 12, NWD Plan 43885 OCP: Existing: Suburban Residential Proposed: Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Suburban Residential South: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Suburban Residential 1107 East: Use: Vacant Zone: RS -3 (One Family Rural Residential) Designation: Agricultural West: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Suburban Residential Existing Use of Properties: Proposed Use of Properties Site Area: Access: Servicing Requirement: Concurrent Applications: b) Requested Variances: Single Family Residential Single Family Residential 1.67 ha (4.1 acres) Ansell Street Rural Standard 2011-008-RZ, 2011 -008 -SD 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule B, to reduce the Ansell Street road right-of-way from 20 to 18.3 metres; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road; 3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C.3.c)iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres; 4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C. 5.c)i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres; and, c) Project Description: The applicant proposes to rezone and subdivide the subject properties from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) and subdivide into four lots. Panhandles are proposed to access each of the two new lots, as the steep slopes on the north end of the property are a geotechnical constraints hindering the northern property from subdividing and providing an acceptable buildable area on its own. Proposed Lot 3 will have a width of 44.2 metres and a depth of 93.03 metres. Proposed Lot 4 will have a width of 38.16 metres and a depth of 113.75 metres. The subject properties are adjacent to agricultural lands to the east and single family residential properties to the north, west, and south. d) Planning Analysis: Official Community Plan: The proposed rezoning to RS -2 (One Family Suburban Residential) is in accordance with the subject properties' current designation as Suburban Residential in the Official Community Plan. There is a current OCP amending bylaw application in process that will re -designate these properties as Estate Suburban Residential, and the RS -2 (One Family Suburban Residential) zone is also in compliance with this designation. Zoning Bylaw: The accompanying rezoning application 2011-008-RZ proposes to rezone the properties located at 12640 and 12610 Ansell Street from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into four lots under application 2011 -008 -SD. The applicant has requested several variances to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: 2- 1. Part 6, Section 601, C.3.c) iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres. This variance will allow the existing single-family house on Lot 2 to be maintained in its existing location. 2. Part 6, Section 601, C. 5.c) i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres. This variance will allow the existing pool on Lot 2 to be maintained in its existing location. e) Interdepartmental Implications: The Engineering Department has reviewed the requested Subdivision and Development Servicing Bylaw variances and the following rationale for support has been provided: 1. Schedule 8, to reduce the Ansell Street road right-of-way from 20 to 18.3 metres. The Engineering Department has advised that the required services can be accommodated within the existing road right-of-way, and therefore no additional road dedication is required. 2. Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road. The Engineering Department has determined that Ansell Street currently has adequate capacity and width for the additional number of lots CONCLUSION: The requested variances are supported by the Engineering and Planning Departments and considered to be minor. Therefore, it is recommended that Development Variance Permit 2011-008- DVP be approved. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original si ned by Chuck 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 - Subdivision Plan Appendix C - Plan Showing Existing Building 3- APPENDIX A ■ti r 12610/40 ANSELL STREET�r11Cr_ =i!=�� lii li ?ala!CORPORATION OF '�FH'��`•I; n:U=THE DISTRICT OF District SJ1��.-e`•�r�i� III �� of �jAF LE li Df@ LangleyPLANNING DEPARTMENT 11 ® X11 •' Dec1 1 11: District Of Maple Ridge, NAD83 (CSRS) bet~ amml MAW* toy V-md-A6VW hwwf WW 1 Area - a4m ho Pko 4MM 2 Area - a400 ho PAM 4"W APPENDIX B 55 74 Rm, 4.MR5 A C1114 M. APPENDIX C Land Surve�nq Ltd nOVa* W BC Ph.. 6D4 -463-25M F- 6D4-463-4501 Oen t. Dennis Dickson Pro,iect. 12640 & 12610 Ansell Street Maple Ridge, BC Drawing 7-itle. Sketch Plan Showing Existing Stuctures And Proposed New Lot Lines And Areas For Variance Report Notes. Pool locations are shown from ties to the inside edge of the pool foundation wall. Panhandle areas are not included in lot areas. Scala 1: 500 Paper Size, 22" X 17" 1 Date. December 17, 2012 Of Re: MRI0-524oSKETCH2 rev2 40 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: Development Variance Permit 23930 and 23950 130 Avenue EXECUTIVE SUMMARY: January 7, 2013 2012-026-DVP Cow A Development Variance Permit application 2012-026-DVP has been received in conjunction with a subdivision application for two RS -2 (One Family Suburban Residential) lots. The purpose of the subdivision application is to adjust existing lot lines. The requested variances are to: reduce the road carriageway and frontage standards from a 7 metre asphalt road to the existing gravel width; and to reduce the lot width for Lot A from 36 to 27.8 metres. It is recommended that Development Variance Permit 2012-026-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-026-DVP respecting property located at 23930 and 23950 130 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation South: Use: Zone: Designation East: Use: Zone: Designation Nancy Gomerich Nancy Gomerich Lot: 2, Section: 28, Township: 12, Plan: 7794 Lot: 3, Section: 28, Township: 12, Plan: 7794 Low Density Residential Low Density Residential RS -2 (One Family Suburban Residential) RS -2 (One Family Suburban Residential) Two -Family Residential RT -1 (Two -Family Urban Residential) Low Density Urban Single -Family Residential RS -2 (One Family Suburban Residential) Low Density Urban Single -Family Residential RS -2 (One Family Suburban Residential) Low Density Urban, Conservation West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Lot Size: Concurrent Applications: b) Requested Variances: Single -Family Residential RS -2 (One Family Suburban Residential) Low Density Urban, Conservation Single -Family Residential, Vacant Single -Family Residential 0.607 ha (1.5 acres) 130 Avenue Rural Standard Lot A: 0.202 ha (0.5 acres), Lot B: 0.404 ha (1 acre) 2012 -026 -SD, 2012 -026 -DP 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule A, "Services and Utilities", to waive the frontage requirement for asphalt and boulevard treatment; and, 3. Maple Ridge Zoning Bylaw No 3510 -1985, Schedule D -RS -2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. c) Project Description: The home owner has applied to subdivide the subject site into two lots under application 2012 -026 - SD. The purpose of this application is to reconfigure the current property lines to correct the existing home from encroaching into the eastern property. The requested variances are intended to move the property located at 23930 130 Avenue towards compliance with the RS -2 (One Family Suburban Residential) zone. The westerly property (23950 130 Avenue) is currently accessed from an unopened and unpaved 130 Avenue road right-of-way, while 23930 130 Avenue fronts a steep portion of the unopened right-of-way and gains accessed from a driveway across 23950 130 Avenue. Millionaire Creek is located across both subject properties, and this project is therefore required to complete a Watercourse Protection Development Permit. A conservation covenant will be registered to protect the environmentally sensitive areas on the site. d) Planning Analysis: The subject site is located in the Silver Valley Area Plan and designated Low Density Urban and Conservation in the Official Community Plan. The properties are zoned RS -2 (One Family Suburban Residential), however the property located at 23930 130 Avenue is legally non -conforming and does not meet the minimum width or area requirements of the zone. The existing lot frontage for this property is 21.34 metres and the lot area is 0.202 hectares (0.5 acres). The applicant has requested one variance to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: 1. Schedule D -RS -2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. This variance will move the lot width towards compliance with the RS -2 (One Family Suburban Residential) zone. Section 406 of the Maple Ridge Zoning Bylaw allows the Approving Officer to consider lot and area adjustment to existing non -conforming lots where changes will improve the non-conformance situation. -2- e) Interdepartmental Implications: The Engineering and Fire Departments have reviewed the two requested Subdivision and Development Servicing Bylaw variances and have provided the following response: 1. Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road, and, 2. Schedule A, "Services and Utilities", to waive the frontage requirement for asphalt and boulevard treatment. As this application is not for rezoning, and a Building Permit typically does not trigger off-site works, legislation service requirements cannot be required beyond the property frontages. The subdivision could trigger some street upgrades to the site if the Approving Officer considered them necessary. The District's Approving Officer has consulted with the Engineering and Fire Departments and has determined the existing condition is adequate given that no additional lots are being created and vegetation has been cleared from the access road to the lots. CONCLUSION: The Development Variance Permit application will reduce the amount of non-conformance on the subject site. It is therefore recommended that Development Variance Permit 2012-026-DVP be approved. "Original signed by Amelia Bowden" Prepared by. Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by. Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Subdivision Plan -3- APPENDIX A N 't 13037 a 7 BCP 7889 m 6 13029 PARK _ co N 5 13021 lqt co d 00 4 13013 1 2 tel' 13009 3 M V 130 05 N c', N m ----------- ----------- - ---- o ---------- Subject Properties 12 0) *LMP 22960 N N M N 7417 N 2 3 4 ci 3 4 5 U')25 CID w co N LO LU M N M N 24 co P 250 6 P 794 P 794 N N B (P 7417) 1 9 P 10335 P 10 5 . 2381 C ti 7 a 46 6 1 23a 11 5 soh ti P 118 26 P 63118 ��� 45 Ci f Pitt i Mea ows__' ' 23930/50 -130th Ave i i y Ll o t CORPORATION OF # THE DISTRICT OF NC) MAPLE RIDGE District of Langley PLANNING DEPARTMENT DATE: Dec 19, 2012 2012 -026 -VP BY: JV Scale: 1:1,500 ERASER R. APPENDIX B SUBDIVISION THE EAST 112 OF LOT AND OF LOT J, ALLF SECTION 28, PLAN EPP TOWNSHIP 12, PLAN 7794 BCGs 92G.028 7W OffaM ROI SUE CI Aa MAV B ow MDM or MEN ROHM AIA =4LE €F 144 0 1157 RAIW ® SZVA3m AM RBT 7dM4 Comm MmAoff M6 8M AREA AV, 39 M4 -LE ROG& M4093 (MRS) RK4 Q+S CasorAum nm AV muw " svumw AMO A.SC AE7vmm A7 AE <F WN EDM; 7Q48J"t MMM A=M47 M 10 b A9 IDWS 6 1 A7 EMP7 MEA UPAMNW AMM M COMW MM MP.V r w commom j9ww Q um I>t A6 RAM L43 MAN Ad A413MMOM dr Ad APFlA7MaG G"M ICS PE MMLT Q, MME MAZ A MOVW M AE MW DI A# p "Wr DI MRE Aar RA6IIW/ M =MW !ID ff A; L4M ANE AR S A CO M M 6 AR C M, p< XMD1 176 RAM /a MAN 1W GREMM Wtvcmnot A®pWl. DWAM 7W FEW MAMT ROWWOM K M6 RAN WS COME= ON W HM atr ff MMEMM AIL N AM p CVMK MS Dreg Roots &Erat9f h%9i9VS TO: FROM: SUBJECT District of Maple Ridge His Worship Mayor Ernie Daykin DATE: and Members of Council Chief Administrative Officer January 7, 2013 Committee of the Whole Disbursements for the month ended November 30, 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 November 30, 2012 now be approved". GENERAL $ 6,529,936 PAYROLL $ 2,490,880 PURCHASE CARD $ 133.556 $ 9,154,372 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • Capilano Highway Services - 126 Avenue watermain replacement $ 207,805 • G.V. Water District - water consumption Aug 1-28/12 $ 802,288 • Tag Construction Ltd - Abernethy Way intersection improvements $ 510,168 • Wilco Civil Inc - Deer Fern Park & Cedar Park construction $ 178,151 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended November 30, 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 1*01:1961 1.7-111 R12 Kola In, 1:11111111.19.11 E00] a LVIT.1 a 121.111 plel A MONTHLY DISBURSEMENTS - NOVEMBER 2012 VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT 655287 BC Ltd Security refund 674,838 Accent Glass Ltd Leisure Centre energy saving window blinds 14,110 Glass services: Fire Department - homeowner costs 1,261 Leisure Centre 302 Municipal Hall 231 Randy Herman Building 81 South Bonson Community Centre 505 Whonnock Lake Community Centre 203 16,693 Aecom Canada Ltd National benchmarking initiative 20,160 River Road railway review 1,680 21,840 Aplin & Martin Consultants Ltd Multi -use pathway design along 122 Avenue 34,059 BC Hydro Electricity 102,005 BC SPCA Contract payment Nov 27,527 BFI Canada Vancouver Waste disposal Sep & Oct 17,269 Bloom Holdings Ltd Security refund 30,000 Boileau Electric & Pole Ltd Maintenance: 224th Street pump station 165 228th & 119th junction box 174 232nd & 132nd transformer switch & genset 4,787 256th Street water tower 17,964 3rd floor Tower 378 Albion Sports Park 90 Banners 445 Cliff Avenue Street Lights 10,080 Hammond Community Centre 2,130 Haney House 539 Leisure Centre 848 Memorial Park 215 Merkley Park 207 Municipal Hall 720 PLC cabinets 765 Randy Herman Building 648 RCMP 217 Rock Ridge water tower 1,283 South Bonson Community Centre 204 Street lights 1,583 Westend entrance sign 437 43,880 CUPE Local 622 Dues - pay periods 12/22 & 12/23 23,300 Canada Pipe Company Ltd 124 Ave watermain replacement 22,993 Capilano Highway Services 126 Ave watermain replacement 207,805 Chelsea Park Holdings Ltd Security refund 100,000 Chevron Canada Ltd Gasoline & Diesel fuel 83,649 Coast Water Systems Inc Sewer flowmeter chamber - landfill 18,241 Columbia Bitulithic Ltd Duraphalt 35,432 Creative Transportation Traffic count program 16,856 Fitness Edge Fitness classes & programs 37,669 Flynn Canada Ltd RCMP roof replacement 68,904 Frazer Excavation Ltd Development deficiencies funded from developer securities 31,290 Ditch cleaning 10,125 41,415 Fuseforward International Inc See -It annual subscription 17,920 Garmar Holdings Ltd Security refund 16,140 Greater Vanc Water District Water consumption Aug 1-28/12 802,288 Greater Vancouver Regional Dis 2012 grant in lieu 13,971 Mosquito control program 470 Water sample analysis 2,240 16,681 Imperial Paving 2012 Paving Program 78,530 Roadworks 13,466 91,996 Inprotect Systems Inc Cycling transportation signage 22,341 Interprovincial Traffic Sery Abernethy Way Ph2 intersections 103,656 Jacks Automotive & Welding Fire Dept equipment repairs 20,886 Manulife Financial Employee benefits premiums 135,316 Maple Ridge & PM Arts Council Arts Centre contract payment Nov 48,007 Program revenue Oct 2,785 Theatre rental & catering 3,038 53,830 McEachern Harris & Watkins Security refund 268,164 Medical Services Plan Employee medical & health premiums 32,880 Microserve Fibre connectors 5,813 Phones & Licences 7,681 Server management interface 15,373 Wireless access points 5,708 34,575 Municipal Insurance Assoc Insurance deductibles 17,634 Municipal Pension Plan BC Employee benefits premiums 376,511 Newlands Lawn & Garden Mainten Grass cutting 21,885 Pacific Ace Sports Surfaces Asphalt replacement at various parks 41,826 Pacific Parklands Foundation Kanaka Creek Watershed Stewardship Centre 30,000 Paul Bunyan Tree Services Roadside overhead brushing 8,470 Tree removal at various locations 12,734 21,204 Popular Landscaping & Gardenin Landscaping services for Silver Valley 15,702 Rainbow Paving Ltd 224 Street road & sidewalk improvements 29,030 Raincity Janitorial Sery Ltd Janitorial services: Firehalls 6,637 Library 6,423 Municipal Hall 3,130 Operations 3,151 Randy Herman Building 4,638 RCMP 3,320 South Bonson Community Centre 3,527 30,825 Receiver General For Canada Employer/Employee remit PP12/22 & PP12/23 536,688 Remdal Painting & Restoration Painting: Hammond Community Centre 198 Leisure Centre 40,964 Maple Ridge Park 179 41,342 RG Arenas (Maple Ridge) Ltd Ice rental Oct 61,364 Curling rink operating expenses Sept 3,188 64,552 Ridge Meadows Recycling Society Monthly contract for recycling Nov 104,180 Weekly recycling 487 Litter pick-up contract 3,601 108,268 RJ Construction 3rd floor offices 16,333 Rental property fencing 980 17,313 Ross Systems Annual maintenance fees 79,393 School Community Connections Community gardens project funding 22,500 Scottish Line Painting Ltd Road painting 29,533 Strohmaiers Excavating Ltd Ansell Street sanitary sewer local area service 17,763 Sun Life Assurance Company Property tax refund 42,720 T & T Demolition Ltd Building foundation demolition at 21428 Dewdney Trunk Road 5,706 House demolition at 23448 105 Street 15,423 21,129 Tag Construction Ltd Abernethy Way intersection improvements 510,168 Targa Contracting Ltd 119 Avenue road & drainage improvements 20,106 Total Energy Systems Ltd Maintenance: Leisure Centre 263 Library 585 Maple Ridge Museum 276 Municipal Hall 7,690 Operations 1,634 Pitt Meadows Heritage Hall 829 South Bonson Community Centre 2,601 Randy Herman Building 56,006 RCMP 24,859 Whonnock Community Centre 437 95,180 Total Power Inc Maintenance: Firehalls 504 Library 168 Municipal Hall 168 Operations 1,774 Pitt Meadows Family Rec. Centre 168 Pump Stations 11784.25 RCMP 168 Tamarack Lane 698 Trails Edge 702 Whonnock Community Centre 168 16,303 Urban Systems Traffic calming 3,499 Transportation plan update 17,628 21,127 Warrington PCI Management Advance for Tower common costs 60,000 Wilco Civil Inc Deer Fern Park construction 103,631 Cedar Park construction 74,520 178,151 Young, Anderson - Barristers Professional fees Oct 40,373 Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll PP12/22, PP12/23 & PP12/24 Purchase Cards - Payment Total Disbursements November 2012 GMR \\m r.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-Genera l\AP Disbursements\2012\[Monthly_Council_Report_2012.xlsx]NOV'12 5,748,277 781,658 6,529,936 2,490,880 133,556 9,154,372 Po"Ad metrovancouvor 1 AW 4330 Kingswray, Burnaby, BC, Canada `dSH 4G8 604-432-6200 www.metrovancouver.org Office of the Chair Tel, 604 432-6115 Fax 604 451-6614 File: CR -07-01 DEC 0 5 1012 Mayor Ernie Daykin and Council District of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A6 Dear Mayor Daykin and Council: Re: Labour Relations Service Bylaw No. 1182, 2012 The Metro Vancouver Board of Directors introduced and gave three readings to the Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 at its November 30, 2012 meeting. The purpose of the Bylaw is to provide for the provision of labour relations services to participating members. Attached is a detailed financial schedule providing the proposed 2013 cost allocation model for participants. The Bylaw and its terms were approved unanimously by the Regional Administrators Advisory Committee. Before the Bylaw can be finally adopted the following terms must be agreed to: 1. provide participating area consent to the terms and conditions of withdrawal pursuant to sections 800.2(1)(d) and 800.2(3) of the Local Government Act: and, 2. provide participating area approval to the bylaw pursuant to section 801 of the Act. Section 801(2)(c) of the Act applies to participating area approval and therefore a council may give participating area approval by consenting on behalf of the electors to the adoption of the bylaw (s. 801.4). A council may pass two resolutions addressing each of the requirements set out above or may roll both into a single resolution. A sample resolution is set out below for your convenience: "The Council of consents to the terms and conditions of withdrawal of the Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 and approves the adoption of the Greater Vancouver Regional District Labour Relations Service Bylaw No. 1182, 2012 by providing consent on behalf of the electors." 1171 District of Maple Ridge Labour Relations Conversion and Amendment Interim Bylaw Paae 2 of 46 We respectfully request that you include this item on the agenda of your next council meeting. Following receipt of all members' consents the Bylaw must be forwarded to the Inspector of Municipalities for approval before it is sent back to the GVRD Board for final adoption at its first meeting of 2013. Your approval by January 11, 2013, would be greatly appreciated in order to meet these timelines. All Council consents should be forwarded to Paulette Vetleson, Corporate Secretary, at Paulette.Vetleson@metrovancouver.org or via facsimile to 604-451-6686. Yours truly, Greg Moore Fc)` Chair, Metro Vancouver Board GM/PV/tb cc: CAOs/City Managers, Metro Vancouver members Municipal Clerks, Metro Vancouver members Attachments: 1, Labour Relations Service Bylaw No. 1182, 2012 2. 2013 Cost Allocation model 6790636