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HomeMy WebLinkAbout2015-01-13 Council Meeting Agenda and Reports.pdfCity of Maple Ridge COUNCIL MEETING AGENDA January 13, 2015 7:00 p.m. Council Chamber Note: This Agenda is also posted on the City’s Web Site at www.mapleridge.ca The purpose of a Council meeting is to enact powers given to Council by using bylaws or resolutions. This is the final venue for debate of issues before voting on a bylaw or resolution. 100 CALL TO ORDER 200 MOMENT OF REFLECTION 300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS 400 APPROVAL OF THE AGENDA 500 ADOPTION AND RECEIPT OF MINUTES 501 Minutes of the Regular Council Meeting of December 9, 2014 502 Minutes to the Public Hearing of December 9, 2014 503 Minutes of the Development Agreements Committee Meetings of December 3, 4(2), 11(2), 15, 17(3) and 18, 2014 600 PRESENTATIONS AT THE REQUEST OF COUNCIL 700 DELEGATIONS 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. The meeting is live streamed and recorded by the City of Maple Ridge and filmed by Shaw Communications Inc. Page 1 Council Meeting Agenda January 13, 2015 Council Chamber Page 2 of 7 800 UNFINISHED BUSINESS 900 CORRESPONDENCE 1000 BYLAWS Bylaws for Second Reading 1001 2013-029-RZ, 22305 and 22315 122 Avenue, RS-1 to RM-2 Staff report dated January 13, 2015 recommending that Maple Ridge Zone Amending Bylaw No. 6987-2013 to rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of a 69 unit, 5 storey apartment building with underground parking be given second reading and be forwarded to Public Hearing. Bylaws for Final Reading 1002 2011-069-RZ, 20660 Maple Crescent Staff report dated January 13, 2015 recommending final reading 1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 To designate from Urban Residential to Conservation and to add conservation Final reading 1002.2 Maple Ridge Zone Amending Bylaw No. 6845-2011 To rezone from C-3 (Town Centre Commercial) to RS-1 (One Family Urban Residential) to permit a future subdivision into 2 single family lots Final reading 1003 2012-049-RZ, 12420 269 Street Staff report dated January 13, 2015 recommending final reading 1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 To designate from Suburban Residential to Conservation and to add conservation Final reading Council Meeting Agenda January 13, 2015 Council Chamber Page 3 of 7 1003.2 Maple Ridge Zone Amending Bylaw No. 6930-2012 To rezone from A-2 (Upland Agricultural) to RS-2 (One Family Suburban Residential) to permit a future subdivision of 91 single family lots not less than 4000 m2 (1 acre) in size Final reading 1004 Maple Ridge Sign Control Bylaw No. 7008-2013 To improve and simplify the issuance of sign permits Staff report dated November 25, 2014 attached for reference Final reading COMMITTEE REPORTS AND RECOMMENDATIONS 1100 COMMITTEE OF THE WHOLE 1100 Minutes – December 8, 2014 Public Works and Development Services 1101 2011-082-RZ, 10150 and 10190 Jackson Road, RS-3 and M-2 to R-1 and RS-1b Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 to designate land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan and that Maple Ridge Zone Amending Bylaw No. 6861-2011 to rezone from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban [Medium Density] Residential) to create approximately 45 single family lots be forwarded to a second Public Hearing as a result of the provision of new information. The following issues were presented at an earlier Committee of the Whole meeting with the recommendations being brought to this meeting for City Council consideration and final approval. The Committee of the Whole meeting is open to the public and is held in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting. Council Meeting Agenda January 13, 2015 Council Chamber Page 4 of 7 1102 2012-013-RZ, 24152 112 Avenue, RS-3 to RS-1b and P-1 Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Bylaw No. 7040-2013 to designate from Institutional to Low-Medium Density Residential and Park and to adjust the conservation area be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7041-2013 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park using the Density Bonus option be given second reading as amended and be forwarded to Public Hearing. 1103 2012-109-RZ, 24979 108 Avenue, First Extension Staff report dated January 5, 2015 recommending that a one year extension be granted to rezoning application 2012-109-RZ to permit thirteen single family lots under the RS-1b (One Family Urban [Medium Density] Residential) zone. 1104 2012-049-SD, 12420 269 Street, Maple Benchlands Local Area Service Staff report dated January 5, 2015 recommending that a Local Area Service for enhanced landscape maintenance costs be authorized and that Maple Benchlands Local Area Service Bylaw No. 7098-2014 to permit a local service tax for enhanced landscape maintenance be given first, second and third readings. 1105 2014-075-DVP, 11365 244 Street, 24403, 24407, 24411 and 24415 113 Avenue, 24417 112 Avenue and 24413 113A Avenue Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to sign and seal 2014-075-DVP to reduce the interior side lot line setback of the R-1 (Residential District) zone for the Phase 2 lots at 24403, 24407, 24411 and 24415 113 Avenue, to reduce the rear yard setback for the Phase 2 lot at 11365 244 Street and to reduce the interior side lot line setback for proposed lots 57 through 59, 61 through 67 and 69 through 82 in Phase 3. Council Meeting Agenda January 13, 2015 Council Chamber Page 5 of 7 Financial and Corporate Services (including Fire and Police) 1131 Police Dispatch Services Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to renew the 5 year fee for service agreement with E- Comm. 1132 Fraser Valley Regional Library – 2015 Member Assessment Staff report dated January 5, 2015 providing an overview of the 2015 Fraser Valley Regional Library proposed budget. For information only No motion required 1133 Disbursements for the month ended November 30, 2014 Staff report dated January 5, 2015 recommending that the disbursements for the month ended November 30, 2014 be approved. 1134 Adjustments to the 2014 Collector’s Roll Staff report dated January 5, 2015 submitting information on changes to the 2014 Collector’s Roll through the issuance of Supplementary Roll 10. For information only No motion required Community Development and Recreation Service 1151 Correspondence 1171 Other Committee Issues – Nil 1181 Council Meeting Agenda January 13, 2015 Council Chamber Page 6 of 7 1200 STAFF REPORTS 1300 RELEASE OF ITEMS FROM CLOSED COUNCIL From the October 20, 2014 Closed Council Meeting 04.02 Acquisition of Neighbourhood Park Portion of 23771 130 Avenue From the December 8, 2014 Closed Council Meeting 04.01 Maple Ridge and Pitt Meadows Parks & Leisure Services Commission: Removal and Appointment of Maple Ridge Citizen at Large Member 04.02 Appointments to the Board of Variance From the January 5, 2015 Closed Council Meeting 04.01 Maple Ridge Community Heritage Commission –Term Appointments 2015-2016 04.02 Maple Ridge Social Planning Advisory Committee –Term Appointment 2014-2015 04.03 Albion Flats Land Exchange 1400 MAYOR’S REPORT 1500 COUNCILLORS’ REPORTS 1600 OTHER MATTERS DEEMED EXPEDIENT 1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING 1800 QUESTIONS FROM THE PUBLIC Council Meeting Agenda January 13, 2015 Council Chamber Page 7 of 7 1900 ADJOURNMENT Checked by:________________ Date: ________________ 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. District of Maple Ridge COUNCIL MEETING December 9, 2014 The Minutes of the City Council Meeting held on, 2014 at 8:00 p.m. in the Council Chamber of the City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business. PRESENT Elected Officials Appointed Staff Mayor N. Read J. Rule, Chief Administrative Officer Councillor C. Bell K. Swift, General Manager of Community Development, Councillor K. Duncan Parks and Recreation Services Councillor B. Masse P. Gill, General Manager Corporate and Financial Services Councillor G. Robson F. Quinn, General Manager Public Works and Development Councillor T. Shymkiw Services Councillor C. Speirs 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 Environmental Services A. Kopystynski, Planner II Note: These minutes are also posted on the City’s Web Site at www.mapleridge.ca The meeting was filmed by Shaw Communications Inc. and live streamed and recorded by the City of Maple Ridge 100 CALL TO ORDER 200 MOMENT OF REFLECTION 300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS 400 APPROVAL OF THE AGENDA The agenda was approved as circulated. 501 Council Minutes December 9, 2014 Page 2 of 13 500 ADOPTION AND RECEIPT OF MINUTES 501 Minutes of the Regular Council Meeting of November 25, 2014 and the Inaugural Council Meeting of December 1, 2014 R/2014-527 501 Minutes Regular Council It was moved and seconded November 25, 2014 December 1, 2014 That the minutes of the Regular Council Meeting of November 25, 2014 and the Inaugural Council Meeting of December 1, 2014 be adopted as circulated CARRIED 502 Minutes of the Development Agreements Committee Meeting of November 18, 2014 R/2014-528 503 Minutes Development Agmt It was moved and seconded Committee That the minutes of the Development Agreements Committee Meeting of November 18, 2014 be received. CARRIED 600 PRESENTATIONS AT THE REQUEST OF COUNCIL – Nil 700 DELEGATIONS – Nil 800 UNFINISHED BUSINESS – Nil 900 CORRESPONDENCE – Nil Council Minutes December 9, 2014 Page 3 of 13 1000 BYLAWS Note: Items 1001 to 1003 are from the December 9, 2014 Public Hearing Bylaws for Third Reading 1001 2013-019-RZ, 22576 and 22588 Brown Avenue Maple Ridge Zone Amending Bylaw No. 6991-2013 To rezone from C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) to CD-2-13 (Comprehensive Development) to permit a future development with a total 0f 132 dwelling units, consisting of 126 apartment units in an 18 storey high rise structure, with 6 townhouse units in 3 storey structures and to create the CD-2-13 (Comprehensive Development Zone) and to permit a one tower development with 126 apartments units, 6 townhouse units and concealed parking Third reading The Planner advised on a technical change in the bylaw presented. R/2014-529 2013-019-RZ It was moved and seconded BL No. 6991-2013 Third reading That Bylaw No. 6991-2013 be amended to change the lot area under D(1)(d) from 2000 square feet to 1750 square feet and that Bylaw No. 6991-2014 as amended be given third reading. CARRIED 1002 2013-041-RZ, 20738 123 Avenue 1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014 To designate from Urban Residential to Conservation to adjust conservation boundaries Third reading R/2014-530 2014-041-RZ It was moved and seconded BL No. 7087-2014 That Bylaw No. 7087-2014 be given third reading. Council Minutes December 9, 2014 Page 4 of 13 R/2014-531 2014-041-RZ It was moved and seconded BL No. 7087-2014 Deferred That third reading of Bylaw No. 7087-2014 be deferred to an appropriate Council Meeting. CARRIED 1002.2 Maple Ridge Zone Amending Bylaw No. 7007-2013 To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential District) to permit a future subdivision of 21 single family lots Third reading R/2014-532 2014-041-RZ It was moved and seconded BL No. 7007-2013 Deferred That third reading of Bylaw No. 7007-2013 be deferred to an appropriate Council Meeting. CARRIED 1003 2013-039-RZ, 20208 McIvor Avenue 1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7121-2014 To designate from Agricultural to Urban Residential and Conservation and to include in the Urban Area Boundary Third reading R/2014-533 2013-039-RZ It was moved and seconded BL No. 7121-2014 Third reading That Bylaw No. 7121-2014 be given third reading. CARRIED Council Minutes December 9, 2014 Page 5 of 13 1003.2 Maple Ridge Zone Amending Bylaw No. 7022-2013 To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) to permit subdivision into approximately 13 single family lots Third reading R/2014-534 2013-039-RZ It was moved and seconded BL No. 7022-2013 Third reading That Bylaw No. 7022-2013 be given third reading. CARRIED Bylaws for Final Reading 1004 2013-001-RZ, 23920 Kanaka Way 1004.1 Maple Ridge Official Community Plan Amending Bylaw No. 7031-2013 To adjust area designated Conservation around Rainbow Creek Final reading R/2014-535 2013-001-RZ It was moved and seconded BL No. 7031-2013 Final reading That Bylaw No. 7031-2013 be adopted. CARRIED 1004.2 Maple Ridge Zone Amending Bylaw No. 6977-2013 To rezone from RS-3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit a future subdivision of 9 single family lots Final reading R/2014-536 2013-001-RZ It was moved and seconded BL No. 6977-2013 Final reading That Bylaw No. 6977-2013 be adopted. CARRIED Council Minutes December 9, 2014 Page 6 of 13 1005 2014-043-RZ, 13065 Katonien Street Maple Ridge Zone Amending Bylaw No. 7090-2014 To permit a site-specific text amendment to the M-2 (General Industrial) zone allowing for an “Indoor Mountain and BMX Biking Facility” Final reading R/2014-537 2014-043-RZ It was moved and seconded BL No. 7090-2014 Final reading That Bylaw No. 7090-2014 be adopted. CARRIED 1006 Maple Ridge Parks and Recreation Facilities Regulation Bylaw No. 7085- 2014 To regulate park property and recreational facilities in the District of Maple Ridge Final reading R/2014-538 BL No. 7085-2014 It was moved and seconded Final reading That Bylaw No. 7085-2014 be adopted. CARRIED COMMITTEE REPORTS AND RECOMMENDATIONS 1100 COMMITTEE OF THE WHOLE Minutes – N/A Public Works and Development Services 1101 2014-001-RZ, 23753 and 23771 130 Avenue, RS-2 to R-2 and P-1 Staff report dated December 8, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7122-2014 to reflect development, ground truthing of site characteristics and community needs be given first and second reading and be forwarded to Public Hearing and Council Minutes December 9, 2014 Page 7 of 13 that Maple Ridge Zone Amending Bylaw No. 7062-2014 to rezone from RS- 2 (One Family Suburban Residential) to R-2 (Urban Residential District) and P-1 (Park and School) to permit a future subdivision of 19 single family lots and a neighbourhood park be given second reading as amended and be forwarded to Public Hearing. R/2014-539 2014-001-RZ It was moved and seconded BL No. 7122-2014 First, second, PH BL No. 7062-2014 Second, PH 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 Bylaw No. 7122-2014 on the City 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 Bylaw No. 7122-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3.That it be confirmed that Bylaw No. 7122- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4.That Bylaw No. 7122-2014 be given first and second readings and be forwarded to Public Hearing; 5.That Bylaw No. 7062-2014, as amended in the December 8, 2014 report, be given second reading, and be forwarded to Public Hearing; and 6.That the following terms and conditions be met prior to final reading: i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii.Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 4 - Trails / Open Space; iii.Park dedication for neighbourhood park and conservation purposes, including construction of service road/trail; iv.Consolidation of the development site; Council Minutes December 9, 2014 Page 8 of 13 v.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi.Removal of the existing buildings; vii.An Engineer’s certification that adequate water quantity for domestic and fire protection purposes can be provided; and viii.A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. CARRIED Note: Councillor Masse excused himself from discussion of Item 1102 at 8:58 p.m. as the property in the application is next to his commercial property. 1102 2014-074-CU, 22245 Lougheed Highway Staff report dated December 8, 2014 recommending that Application 2014-074-CU to temporarily allow CS-1 (Service Commercial) uses in an existing building on a C-3 (Town Centre Commercial) zoned property be given second reading and be forwarded to Public Hearing. The Manager of Legislative Services advised on two options for Council consideration. R/2014-540 2014-074-CU It was moved and seconded Second reading Forward to PH 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 Bylaw No. 7108-2014, as amended in the Council report dated December 8, 2014, on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; Council Minutes December 9, 2014 Page 9 of 13 2.That Bylaw No. 7108-2014, as amended in the Council report dated December 8, 2014, and as further amended by inserting additional text into Section 4, Purpose following the word “building, as follows: “excluding the following uses: n) recycling depot; r) service station; s) warehousing; t) Liquor Primary Establishment; and u) Licensee Retail Store” be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3.That it be confirmed that Bylaw No. 7108-2014, as amended, is consistent with the Capital Expenditure Plan and Waste Management Plan; 4.That Bylaw No. 7108-2014, as amended, be given second reading and be forwarded to Public Hearing; 5.That the following term and condition be met prior to final reading: i.Amendment to Official Community Plan Appendix D – Temporary Use Permits to add the subject property to the list of properties. CARRIED Note: Councillor Masse returned to the meeting at 9:01 p.m. 1103 2012-068-RZ, 20370 Lougheed Highway, First Extension Staff report dated December 8, 2014 recommending that a one year extension be granted for rezoning application 2012-068-RZ to permit subdivision into two commercial lots and to construct a financial service building (Royal Bank of Canada) under the C-2 (Community Commercial) zone. R/2014-541 2012-068-RZ It was moved and seconded First extension That a one year extension be granted for rezoning application 2012-068-RZ, and that the following conditions be addressed prior to consideration of final reading: Council Minutes December 9, 2014 Page 10 of 13 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 dedication as required; iv. Registration of a Reciprocal Cross Access Easement at the Land Title Office; and v. 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. CARRIED 1104 2013-016-DVP, 20178 Chatwin Avenue Staff report dated December 8, 2014 recommending that the Corporate Officer be authorized to sign and seal 2013-016-DVP to reduce a road right of way width fronting parkland. R/2014-542 2013-016-DVP It was moved and seconded Sign and seal That the Corporate Officer be authorized to sign and seal 2013-016-DVP respecting property located at 20178 Chatwin Avenue. CARRIED Financial and Corporate Services (including Fire and Police) 1131 November 15, 2014 Local Government Election Staff report dated December 8, 2014 providing the results of the Local Government Election held November 15, 2014. For information only No motion required Council Minutes December 9, 2014 Page 11 of 13 1132 Procurement Card Contract Award Staff report dated December 8, 2014 recommending that the City of Maple Ridge enter into a contract with the Bank of Montreal for the provision of Procurement Card Services under the terms and conditions of the BC Provincial Government Corporate Supply Arrangement and that the Corporate Officer be authorized to execute the contract. R/2014-543 Award of Contract It was moved and seconded Procurement Card Services That the City of Maple Ridge enter into a contract with the Bank of Montreal for the provision of Procurement Card Services under the terms and conditions of the BC Provincial Government Corporate Supply Arrangement for a term to start January 1, 2015 and end March 31, 2017 with an option to renew for an additional 2 year term; and further That the Corporate Officer be authorized to sign and seal the contract. CARRIED Community Development and Recreation Service – Nil Correspondence – Nil Other Committee Issues – Nil 1200 STAFF REPORTS – Nil 1300 RELEASE OF ITEMS FROM CLOSED COUNCIL – Nil Council Minutes December 9, 2014 Page 12 of 13 1400 MAYOR’S REPORT Mayor Read attended a City of Maple Ridge Holiday Party, the Salvation Army Dignity Breakfast, Christmas in the Park and the Santa Claus Parade. She reported on the upcoming closure of the Iron Horse Safe House. 1500 COUNCILLORS’ REPORTS Councillor Masse Councillor Masse attended numerous events with Mayor Read including the Salvation Army Dignity Breakfast. He reported on progress being made in regard to Riverview. Councillor Masse wished all a very safe and Happy Christmas and holiday season. Councillor Duncan Councillor Duncan attended the Salvation Army Dignity Breakfast and the City’s Christmas party. Councillor Bell Councillor Bell attended the City’s Christmas party and the Christmas Parade. She participated in the Help Portrait event. Councillor Speirs Councillor Speirs expressed his pleasure on his return to Council and spoke to the need to keep the Iron Horse Safe House open. Councillor Shymkiw Councillor Shymkiw attended the kickoff for Operation Red Nose and encouraged residents to plan a safe ride home. Councillor Robson Councillor Robson spoke to a collaborative approach being taken by the recently elected Council and is looking forward to working with all. 1600 OTHER MATTERS DEEMED EXPEDIENT – Nil 1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS – Nil Council Minutes December 9, 2014 Page 13 of 13 1800 QUESTIONS FROM THE PUBLIC Ted Ingram Mr. Ingram spoke to the issue of homelessness and persons requiring mental health services. He wished to see the Provincial and Federal Governments provide services to persons within the community. 1900 ADJOURNMENT – 9:20 p.m. _______________________________ N. Read, Mayor Certified Correct ___________________________________ C. Marlo, Corporate Officer District of Maple Ridge PUBLIC HEARING December 9, 2014 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on December 9, 2014 at 7:00 p.m. ____________________________________________________________________________ PRESENT Elected Officials Appointed Staff Mayor N. Read J. Rule, Chief Administrative Officer Councillor C. Bell C. Marlo, Manager of Legislative Services Councillor K. Duncan C. Carter, Director of Planning Councillor B. Masse C. Goddard, Manager of Development and Environmental Councillor G. Robson Services Councillor T. Shymkiw P. Gill, General Manager of Corporate and Financial Councillor C. Speirs Services A. Kopystynski, Planner II A. Gaunt, Confidential Secretary ______________________________________________________________________________ Mayor Read called the meeting to order. The Manager of Legislative Services explained the procedure and rules of order of the Public Hearing and advised that the bylaws will be considered further at the next Council Meeting on December 9, 2014. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1)2013-019-RZ Maple Ridge Zone Amending Bylaw No. 6991-2013 Legal:Lot A and Lot 5, both of Section 20, Township 12, New Westminster District, Plan 9687 Location: 22576 and 22588 Brown Avenue From: C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) To: CD-2-13 (Comprehensive Development) Purpose: To permit a future development with a total 0f 132 dwelling units, consisting of 126 apartment units in an 18 storey high rise structure, with 6 townhouse units in 3 storey structures. 502 Public Hearing Minutes December 9, 2014 Page 2 of 9 And Purpose: To create the CD-2-13 (Comprehensive Development Zone) and to permit a one tower development with 126 apartments units, 6 townhouse units and concealed parking. The Manager of Legislative Services advised that correspondence commenting on the cycling infrastructure was received from Chris Kelly, Jackie Chow, Claus Andrup, Christine Depner and Wen De Vrise. She also advised that correspondence speaking to the use of non-reflective glass was received from C.J. Mundy. The Planner gave a power point presentation providing the following information: • Application Information • Subject Map • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Development Proposal • Town Centre Plan Policies • Comprehensive Development Bylaw Regulations • Proposed Site Plan • Building Elevations • Underground Parking Plans • Landscaping Plans • Artist Renderings • Terms and Conditions Ivan Chow Mr. Chow spoke on the cycling infrastructure along Brown Avenue. He provided a PowerPoint presentation providing history on current designated bike routes and the use of Brown Avenue. He expressed concerns with the impact of the proposed application and future applications on the Brown Avenue bicycle route, potential conflicts between cyclists, cars and pedestrians and the safety of riding a bicycle in the area as well as the downtown area. He requested that consideration be given to a buffered bike lane along Brown Avenue. Jim Coulter – Editor, Maple Ridge-Pitt Meadows News Mr. Coulter stated that the Maple Ridge-Pitt Meadows News office recently relocated to Dewdney Trunk Road and that staff currently utilizes leased parking spots on a lot fronting Brown Avenue. He expressed concern with the lack of parking in the area and asked that consideration be given to those working in the neighbourhood who currently use the lot for parking. Public Hearing Minutes December 9, 2014 Page 3 of 9 Wayne Bissky – Applicant Representative Mr. Bissky provided further information on the proposed development. He indicated that an information development meeting was held, however, he had not heard from cycling advocates until recently. He asked for Council support of investment in the town centre. There being no further comment, the Mayor declared this item dealt with. 2a) 2013-041-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014 Legal: Lot 5, Except: Firstly: The East 100 Feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241, Group 1, New Westminster District, Plan 1750 Location: 20738 123 Avenue Purpose: To amend Schedule “B” of the Official Community Plan From: Urban Residential To: Conservation And Purpose: To amend Schedule “C” of the Official Community Plan to add as Conservation 2b) 2013-041-RZ Maple Ridge Zone Amending Bylaw No. 7007-2013 Legal: Lot 5, Except: Firstly: The East 100 Feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241, Group 1, New Westminster District, Plan 1750 Location: 20738 123 Avenue From: RS-3 (One Family Rural Residential) To: R-1 (Residential District) Purpose: To permit a future subdivision of 21 single family lots. Public Hearing Minutes December 9, 2014 Page 4 of 9 The Manager of Legislative Services advised that correspondence commenting on the cycling infrastructure was received from Chris Kelly, Claus Andrup, and Christine Depner. She also advised that correspondence opposing the application was received from Cherilynn and Greg Toll and Robert Benson. The Manager of Development and Environmental Services gave a power point presentation providing the following information: •Application Information •Subject Map •Official Community Plan Context •Neighbourhood Context •Site Characteristics •Development Proposal •Proposed Subdivision Plan •Environmental Setbacks •Terms and Conditions Cherilynn Toll Mrs. Toll read from a prepared statement. She and her husband are opposed to the application. She expressed concern with the impact of the proposed development and the resulting increase in traffic on public safety along 123 Avenue. She is not in favour of the proposed higher density for the subdivision. Mrs. Toll also expressed concern with the requested adjustments to the creek and the possible negative impact on salmon. She reiterated her concern with increased traffic through existing subdivisions and the impact on traffic safety. Dave Rush Mr. Rush expressed concern with the dip on 123 Avenue and sight lines at 208 Street. He felt that the road should be widened to address traffic safety. He stated that 123 Avenue is the main east-west cycling road and that the dip in the road can be dangerous for cyclists. Ewa Kreczman Ms. Kreczman read from a prepared statement. She stated they had been assured there would not be a street going through and that she feels residents are not being listened to. She explained the traffic pattern to access 207A Street and outlined current safety issues. She expressed concern that increased traffic in the area resulting from the proposed development will exasperate traffic issues even further particularly if 123 Avenue is not widened and lighting is not provided. Ms. Kreczman also expressed concern over the proposed variances in setbacks. Public Hearing Minutes December 9, 2014 Page 5 of 9 Ivan Chow Mr. Chow gave a PowerPoint presentation addressing his objection to the zoning bylaw and Variance No. 1 to reduce the width of 123 Avenue. He provided pictures of 123 Avenue from a cycling viewpoint, indicating the current lack of lighting and the narrow path. He expressed concern with the potential impact of the proposed variances and requested that the section of 123 Avenue be brought to standard width. Michelle Siewierski Ms. Siewierski read from a prepared statement. She expressed concern over the removal of the forested area currently on the property and the impact on wildlife and with the safety issues of crossing the street and how increased traffic resulting from the proposed application may increase the risk of a child being hit. Arthur Siewierski Mr. Siewierski expressed concern with the zoning variances proposed by the developer and the congested design and proposed density for the development, indicating that current lots are larger with more space for parking. He also expressed concern with the negative impact on local wildlife and fish habitat and requested that consideration be given to a development with densities similar with the existing subdivisions. Dawn Bevin Ms. Bevin indicated that issues with parking and traffic in the area are already problematic. She expressed concern that the additional development with its proposed density will further impact parking availability. She also expressed concern with the impact on existing wildlife and disagreed with the proposed setbacks from the stream. Ryan Neufeld Mr. Neufeld expressed concern with the impact of the proposed development on traffic, parking and wildlife. He was particularly concerned with traffic safety at the 207A and 206B Street and Dewdney Trunk Road intersections and suggested a traffic light there to accommodate the increased traffic resulting from the proposed subdivision. Joe Jurich Mr. Jurich expressed concern with the impact of the proposed development on the natural area of the site including species of wildlife and the creek. He does not agree with proposed variances requesting smaller setbacks. Robert Le Sage Mr. Le Sage expressed concern with the loss of greenspace as a result of the proposed development and the impact on existing wildlife. He does not agree with the reduction in setbacks and the proposed density. He expressed concern over the increase in traffic and the impact on parking in the area. He suggested the placement of a cul de sac rather than a through road to 123 Avenue and the development of a park or green space. Public Hearing Minutes December 9, 2014 Page 6 of 9 Warner Rudell Mr. Rudell indicated he had purposed his property with existing green space and the dead end road. He expressed concern and is opposed to proposed reductions in setbacks to the creeks as well as the impact on the neighbourhood of increased traffic and parking. Peter Robinson Mr. Robinson expressed concern with the density of the proposed development and the impact on the environment, particularly on the riparian areas and the stream sides. He also expressed concern with traffic along 123 Avenue from 206 Street to Laity Street, the dip on 123 Avenue which he feels is dangerous, the speed of traffic and traffic congestion on 123 Avenue. Henry Federau Mr. Federau expressed concern with the danger to traffic exiting out or entering the proposed subdivision via Dewdney Trunk Road. He stated that as there are already four connecting roads from 203 Avenue to Laity Street with the availability of a fifth from 209 Avenue, a sixth connection is not necesary. Barbara Andreasen Ms. Andreasen’s main concern is 123 Street. She stated that the street is very narrow, is well used by students from the local school, the sidewalk along the dip in 123 Street is very narrow and access to and from Dewdney Trunk Road is very dangerous with the large volume of traffic currently using 123 Street. Cherilynn Toll Ms. Toll expressed concern with increases in traffic. She was particularly concerned with the use of an existing fire lane out of a townhouse complex west of 207A which she feels will become the route of choice of residents of the proposed development. She encouraged Council to read the environmental report and to come to the site to gain a clearer idea of the concerns of the residents. Ewa Kreczman Ms. Kreczman expressed concern with parking in the area and the impact of increased traffic resulting from the proposed development. She requested that alternatives for current parking be provided and felt that the new road will affect the neighbourhood negatively. She also expressed concern with the public hearing being held in December when many residents are away. Peter Robinson Mr. Robinson felt that the smaller lots proposed will destroy the structural integrity of the neighbourhood as surrounding development are all larger lots. He requested that the environmental aspect be taken into consideration, stating that the property is currently a wildlife corridor and habitat. Public Hearing Minutes December 9, 2014 Page 7 of 9 Monica Stochel Ms. Stochel has concerns with the traffic in the neighbourhood and the impact on kids in the area particularly when walking along 206B Street. She also expressed concern over the environmental impact on the area in terms of the creek and the wildlife. David Laird - Applicant Representative Mr. Laird spoke to concerns with the proposed though road, indicating that there has always been a desire for that road to go through, thus increases connectivity. He also addressed concerns over the impact of increased traffic and setbacks. Ewa Kreczman Ms. Kreczman questioned the feasibility of placing another street light at 207A and Dewdney Trunk Road though she feels that a light at 207A is needed. Robert Le Sage Mr. Le Sage expressed concern with traffic and parking issues in the area. He spoke to the dangers in accessing the area from Dewdney Trunk Road. He felt that parking is an issue due to high density condos and townhouses. Henry Federau Mr. Federau acknowledged that this street was original meant to be a thru road, however, he stated that though this may have been true 30 years ago, traffic has changed and the road should not go through now. There being no further comment, the Mayor declared this item dealt with. 3a) 2013-039-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7121-2014 Legal: Lot 1, District Lots 263 and 246, Group 1, New Westminster District, Plan 21483 Location: 20208 McIvor Avenue Purpose: To amend schedule “B” of the Official Community Plan From: Agricultural To: Urban Residential and Conservation And Purpose: To amend the Urban Area Boundary Purpose: To add to Conservation on Schedule “C” Public Hearing Minutes December 9, 2014 Page 8 of 9 3b) 2013-039-RZ Maple Ridge Zone Amending Bylaw No. 7022-2013 Legal: Lot 1, District Lots 263 and 246, Group 1, New Westminster District, Plan 21483 Location: 20208 McIvor Avenue From: RS-3 (One Family Rural Residential) To: RS-1b (One Family Urban (Medium Density) Residential) Purpose. To permit a future Subdivision of approximately 13 single family lots The Manager of Legislative Services advised that no correspondence was received on this item. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Development Proposal • Proposed Subdivision • Terms and Conditions Steve Traviss Mr. Traviss is in support of the proposed development. He questioned where the alignment of two lots will be and expressed concern that the covenant on the house is not accurate, stating that the trunk line does not match what is on title. There being no further comment, the Mayor declared this item dealt with. Public Hearing Minutes December 9, 2014 Page 9 of 9 Having given all those persons whose interests were deemed affected by the matters contained herein a chance to be heard, the Mayor terminated the Public Hearing at 7:50 p.m. ____________________________ N. Read, Mayor Certified Correct ______________________________ C. Marlo, Corporate Officer CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 37 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2013-001-RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: D Amanda Allen, Recording Secretary Parcel B (Explanatory Plan 15665), Lot 8, District Lot 404, Group 1, New Westminster District, Plan 809 Except Plan EPP32538 23920 Kanaka Way Domenico &Cheryl Ann Mobilio Rezoning Servicing Agreement; Subdivision Servicing Agreement; Road and Park Dedication Plan; Covenants: • Stormwater Management System; • Geotechnical THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2013-001-RZ Nicole Read, Mayor Chair CARRIED J.L. (Jim) ule, Chief Administrative Officer Member APPENDIX A Scale: 1:2,500 Pitt WS- ` � J � ; � 23920 Kanaka Way a CORPORATION OF THE DISTRICT OF MAPLE RIDGE District of, Langley \N PLANNING DEPARTMENT DATE: Sep 5, 2014 2013-001-RZ BY: JV CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 4, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. PROKOSH, MARK LEGAL: LOCATION: OWNER: REQUIRED AGREEMENT: Amanda Allen, Recording Secretary Lot 139, District Lot 397, Group 1, New Westminster District, Plan 44518 21980 Wicklow Way Mark Prokosh Fraser River Escarpment Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO MARK PROKOSH. Nicole Read, Mayor Chair CARRIED J.L. (Jim) sale, Chief Administrative Officer Member District of Langley Scale: 1:2,623 Section 219 geotechnical covenant -$�_ CITY OF MAPLE RIDGE DATE: Dec 1, 2014 LICENCES, PERMITS &BYLAWS DEPT. FILE: Untitled BY: ML CITY OF MAPLE RIDGE DEVELOPMENTAGREEMENTS COMMITTEE MINUTES December 4, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2014-004-SD LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 5, Section 28, Township 12, Plan EPP21932 23810 132 Avenue Cedar Spring Homes (1978) Ltd. Subdivision Servicing Agreement THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2014-004-SD. Nicole Read, Mayor Chair CARRIED J.L. (Jim) yule, Chief Administrative Officer Member � 13295 13282 13275 13276 "'o� ry ry�ery� 13265 13268 23821 Q 13260 2 23833 13257 N N H 13250 132AAVE. 13251 132AAVE. "� "ea{ oPQ OP Q 90 13238 m 13235 � 13230 13225 m 13220 13215 SUBJECT PROPERTY h 13205 13210 N 1p N N N 132 AVE. N � N N N 13086 13067 iv' 13085 13061 13060 13053 13055 u~i 13045 13037 13040 13029 13025 13021 13020 13013 13009 N 13005 13006 N N N h � N b N ry n 130 AVE. N � CI Pitt Mea oWs_ 23810-132 Avenue No in /n 0 s CITY OF MAPLE RIDGE y r U) NF� p PLANNING DEPARTMENT District of Langley immamm Ilk ... Scale: 1:3,000 ° ERASER R. DATE: Dec 3, 2014 2014-004-SD BY: JV CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 11, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2011-134-RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lots 1, 2 & 3 all of Section 11, Township 12, New Westminster District, Plan EPP40314 24891 104 Avenue, 10480 248 Street and 24860 106 Avenue 0865274 B. C. Ltd Covenants: Minimum Static Water Pressure; Visitor Parking; Geotechnical0 THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2011-134-RZ. Nicole Read, Mayor Chair CN�I:Z.�L�L�7 J.L. (Jim) le, Chief Administrative Officer Member O� 10646 f0640 w h 0 10563 IX55 0 N N N O N R N 105i5 N Scale: 1:2,500 108 AVE. District of Langley 10643 1p�9 SUBJECT PROPERTIES 24891 104 AVENUE, 10640 248 STREET & � 24860 106 AVENUE a CITY OF MAPLE RIDGE 0 PLANNING DEPARTMENT DATE: Dec 11, 2014 FILE: 2011-134-RZ BY: PC CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 11, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012-037-SD & 2011-099-SD LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS Amanda Allen, Recording Secretary Lots 44 and 45, District Lot 241, Group 1, New Westminster District, Plan 41572 12122 and 12130 203 Street Cleave Cattle Co. Inc and Maridge Properties Ltd. Subdivision Servicing Agreement - 2011-099-SD; Subdivision Servicing Agreement - 2012-037-SD; Release of Statutory Right of Way - CA3595884; Covenants: • Stormwater Management (Lots 1-9) • Stormwater Management (Lots 10-16) • Restricted Driveway Width (Lot 1) • Restricted Driveway Width (Lot 10) • Height and Slab (Lot 16) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2012-037-SD & 2011-099-SD. Nicole Read, Mayor Chair CARRIED �ule,-Chief Administrative Member O N f`') o O N N CD CD 12227 coo 0 o N N 41 N N N N N N N z211 1221241 P 72589 N N N 122 AVE. 42 rn 43 2201 12202 (0 12217 — — — — o 0 co 61 co w m N qt 12198 2~ rn 12209 1 co O N N N N N o 2191 1 N 2N N M L K J N P22101 LO 181 121863 IQ 60 I LMP 0897 P 1852 12201 Rem 1 12174 54 LM 272 9 59 5 r 6 r• 7 c, $ c, 9 u, 12162 12195 1 M 2 co M 3 M 4 M Cl C) a 04 55 58 N N N N N N N N N 121 06 P %3 12187 0 121 B AVE. 12132 25 9 57 12175 I N P 191 12150 P 71 10 28 29 30 31 I A 21 o 3 995 26 27 `o "' °' I 12122 0 0 0 0 o SUBJECT PROPERTIES N N N N N V 00 B 47 NC\j 46 N 45 coN� 0 44 P 41572 I 12140 EPP 30995 P 72496 7249 45 I LMP 98 5 EPP 20 37 A I 12096 B 12135 12122 I 12125 P 41572 i Ill 12116 44 N EPP 30 95 N G 12119 12110 12080 00 12111 20 12087 N LMP 569 a H 37 19 0 22 23 24 25 2 Lp U)Lo 0 W) to LO M 12083 0 U 0 0 0 0 0 p 12079 N m N N N N N 3$ 1$ 120B AVE. J 12092 12105 P 83237 172015 L O 00 12065 K 120JA 0 10 9 a 16 12070 N 12045 1 A2061 11 12035 P 7 062 15 7zog8 4 C B A EPP 28202 ��o6h 12 r 512o2s 1 N13 "o 0 0 0 LO 0 14 LM 5691 � 612015 N N N N N DEWDNEY TRUNK ROAD (O cO o 0 00 p O O M M 0) N N N 1 O A Ooil 0 Cq u ` CORPORATION OF r MAPLE RIDGE;Lei MAPLE RIDGE strict of_ DEPARTMENTPLANNING • _� 9nlish CoWm,a," CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 157 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2014-001-RZ LEGAL: LOCATION: C�PJI►C� REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 2, Section 28, Township 12, New Westminster District, Plan 12420 Except Plan EPP45834 23771 130 Avenue First Colonial Investors Ltd. Statutory Right -of -Way (Sanitary) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2014-001-RZ. Nicole Read, Mayor Chair CARRIED J.L. (Jim) ule, Chief Administrative Office Member P 2637 4 0 EPP F I SUBJECT PROPERTY N N 0 0 M P 2637 N � N N 00 N 44 Rem 16 M Lo D_ District of � Scale: 1:2,000 ERASER R. RF\R�S1FNT L' 5 PARK EPP 18791 7 54 1 50 4 13086. 13085 a f i 55 ' I 13060 51 13055 N 56 Co a I 13040 52 57 13025 ! i 1 13020 � "PP158 ! OL 53 it yI 58 F 1 ; M t 1 13006 N � i 130 AVE. 1 Co P 390 5 M 33 P 46207 M Co Co N N N 35 N 31 32 P 39 5 1 Rem P 13634 N �29 A �I 23771 130 AVENUE 0 � CITY OF MAPLE RIDGE p PLANNING DEPARTMENT DATE: Dec 12, 2014 FILE: 2014-001-RZ BY: DT CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 177 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2014-084-DP LEGAL: f_�iZ�7_�1y[iLE C�I►J/►L�:� REQUIRED AGREEMENTS Amanda Allen, Recording Secretary Lot 23, Section 8, Township 15, New Westminster District, Plan 7746 27758 112 Avenue Robert & Brandylyn Farrer Habitat Protection Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2014-084-DP. Nicole Read, Mayor Chair CARRIED Rule, Chief Administrative Officer Memb r 14 s_l 3 14 W 1/2 15 E 1/2 15 W 185' 16 Rem 16 17 18 1779 *LMP5965 P 1779 PARK a N N N N N N 112 AVE. � o 0 25 24 23 22 21 B = IE *LMP11671 j� ; rr Nt m h ^ n k�. a a. a a a 10 11 12 13 14 The City of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. Ci f Pitt Mea ows j 27758 112 Ave - i.0 :U) _Ll CITY OF MAPLE RIDGE - U) 0 PLANNING DEPARTMENT ., District of Langley �r_a Scale: 1:2,500 ERASER DATE: Dec 17, 2014 FILE: Untitled BY: GS R. CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES December 177 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2011-069-RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Parcel "T", District Lot 278, Group 1, New Westminster District, Reference Plan 52363 20660 Maple Crescent Steven Schmidt &Denise Verheyden Noise and Sound Attenuation Restrictive Covenant; Geotechnical Covenant; Statutory Right -of -Way (Municipal Services) THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2011-069-RZ Nicole Read, Mayor Chair CARRIED Chief Administrative Officer Member M o`? I N N BATTLE AVE. �o M co N 11273 11258 11252 1243/5 11240 I—' 1233/9 O 11232 N o � N O Mqp�� N :112]08 CR. 0 h M N�. ` District of Langley Scale: 1:1,500 11267 I !N 11253 11264 11249 11260 11239 11246 �: 11236 11235 U) 0 N 11230 11226 N SUBJECT PROPERTY 11202 20660 MAPLE CRESCENT 0 a CITY OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 16, 2014 FILE: 2011-069-RZ BY: PC CITY OF MAPLE RIDGE DEVELOPMENTAGREEMENTS COMMITTEE MINUTES December 17, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012-049-RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS Amanda Allen, Recording Secretary District Lot 7890, Group 1, New Westminster District 12420 269 Street Maple Benchlands Holding Inc. Statutory Right -of -Way (Water) Rezoning Servicing Agreement Wildfire Mitigation Covenant Geotechnical Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2012-049-RZ Nicole Read, Mayor Chair CARRIED J.L. (Jim) ule, Chief Administrative Officer Membe 0 N SCALE 1:6,000 0 ,u.; I ROLL #05374-0000-0 ,o I� CORPORATION OF All THE DISTRICT OF District of ' I MAPLE RIDGE e Langley a P� i •9Pi PLANNING DEPARTMENT ,_ DATE: Apr 23, 2012 FILE: 2012-049-RZ • BY: PC IflIaAWIakyiFAIMR :7QQL �1AVIIAi ENAWLVI &I-"uLE4 ►IMWIMU ►5I ► I Is 104 No December 18, 2014 Mayor's Office PRESENT: Nicole Read, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012-051-RZ LEGAL: L�Z�1_Y�L�]►>B ,�PdL►1 REQUIRED AGREEMENTS ►�d1► MA LE9 Amanda Allen, Recording Secretary Lot A, District Lot 279, Group 1, New Westminster District, Plan EPP36837 shown on a reference plan of lots 649 and 650, both of District Lot 279, Group 1, New Westminster District, Plan 2180 pursuant to Section 100(1)(B), land title act, prepared and completed on the 6th day of November, 2014 and certified correct by Christopher S. Cryderman, B.C.L.S. on the Th day of November, 2014. 11414 205 Street & 11406 205 Street Leanne Koehn and James Rowley Statutory Right -of -Way THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2012-051-RZ. Nicole Read, Mayor Chair CARRIED J.L. (Jim) ule, Chief Administrative Officer Member 1471 rr 11474 2 m 6 11479 1451 11450 P 11876 7 1 1445 11446 11463 DEC C P 1114 588 1589 1590 1591 � N 11416 N N N 577 4 576 575 0 574 a' vu o�o� 114 B54 7® AVE. oN 5755 56 498 11443 c� P 114 593 594 595 596 Ln E uO co T N r- N co N� N N N N N N N N N P 2180 651 648 647 644 643 *PP044 11386 r N � � 0 0 0 0 N N N N 667 668 671 672 675 666 669 670 673 674 P 2180 O r co co d N N N N N *PP044 11450 '114401 597 598I599 0 � N N N WESTREL 11424 Lo LO N N 640 639 636 114 114 641 638 637 � � LO to � � L0 L0 L0 O O O N N N 114 AVI w PARK Q P 5593 LORNE P g'�3n 742 0 0 0 0 0 0 0 P 180 P 2180 ET 0 Ci M Scale: 1:1,500 ur�smv II E mcm "I WWI _ •CORPORATIONOF • I _.THE DISTRICTOF istrict ■ MAPLE RIQGE�MAPLE RIDGE Langley • (E'er British;Columhia,PLANNING DEPARTMENT ,- a' r DATE:Dec 19, 2012 2012W051C - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 13, 2015 and Members of Council FILE NO: 2013-029-RZ FROM: Chief Administrative Officer MEETING: COUNCIL SUBJECT: Second Reading Zone Amending Bylaw No. 6987-2013 22305 and 22315 122 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of a 69 unit, 5 storey apartment building with underground parking. The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the Official Community Plan. This application received first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013, and consideration of second reading was deferred on November 4, 2014 with the following staff resolution: 1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987 -2013 be deferred for the lesser of 60 days, or until the following terms and conditions are completed: a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60 days; b. Payment of $2,666.00 in outstanding charges for Unsightly and Insec ure Premise Infractions within 30 days; and c. Installation of secure temporary fencing around the building within 30 days. 2. That staff be directed to report back to Council on the status of the conditions noted in the report dated November 3, 2014 for file 2013-029-RZ by January 13, 2015. Since Council’s deferral of the application, the property owner has obtained a demolition permit and the owner has indicated that the house will be demolished on January 10, 2015. The owner has also paid his outstanding bill in the amount of $2,666.00 and installed fencing along the front property line as an interim measure prior to demolition. The Licenses, Permits, and Bylaws Department prepared a Remedial Action report for Council consideration at the January 5, 2015 Workshop meeting, which was subsequently approved on the same day. Although the house was not demolished at the time of this report deadline, it is anticipated that the home will be demolished shortly by either the property owner’s contractor, or by a contractor hired by the City through the approved Remedial Action Order. It is therefore recommended that second reading be granted and that the application be forwarded to Public Hearing. RECOMMENDATIONS: 1)That Maple Ridge Zone Amending Bylaw No. 6987-2013 be given second reading, and be forwarded to Public Hearing; and 1001 - 2 - 2) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Deposit of a security for off-site improvements beyond the frontage of the subject properties to improve overall pedestrian circulation in the area; specifically, extension of municipal sidewalk along the frontage of properties located at 22295 and 22333 122 Avenue; iii) Road dedication as required; iv) Consolidation of the development site; v) Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi) Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office for sanitary sewer purposes; vii) Registration of a ‘No Build’ Restrictive Covenant at the Land Title Office along the western property line of 22305 122 Avenue to ensure future development potential of lands to the west; 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 accor dance with the regulations. DISCUSSION: 1) Background Context: Applicant: Bissky Architecture and Urban Design Owners: Danik and Blossom Daniels Legal Description: Lots A and B, District Lot 399, NWD Plan NWP13442 OCP: Existing: Low-Rise Apartment Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Multi-Family Residential Zone: RM-5 (Low Density Apartment Residential) Designation: Ground Oriented Multi-Family, Conservation South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Ground Oriented Multi-Family - 3 - East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low Rise Apartment, Conservation West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low Rise Apartment Existing Use of Property: Vacant since September 2014 (22305 122 Avenue), Unoccupied Single Family Home (22315 122 Avenue) Proposed Use of Property: Multi-Family Residential Site Area: 0.326 hectares (0.8 acres) Access: 122 and 123 Avenues Servicing requirement: Urban Standard 2)Background: This application received first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013. At that time, a vacant single family home was located on each of the subject properties. Two fires significantly damaged the house located at 22305 122 Avenue on July 5, 2011 and February 26, 2014. That building was demolished in September, 2014. There have been ongoing discussion with the property owner to demolish the other home, at 22315 122 Avenue, based on concerns from the Fire and Licenses, Permits, and Bylaws Departments about unauthorized entry and habitation, unsightly premises complaints, and overall visual appearance of the dwelling. These concerns and discussions are detailed in the November 3, 2014 staff report (see Appendix C). The same staff report recommended the following: 1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013 be deferred for the lesser of 60 days, or until the following terms and conditions are completed: a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60 days; b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise Infractions within 30 days; and c. Installation of secure temporary fencing around the building within 30 days. 2. That staff be directed to report back to Council on the status of the c onditions noted in the report dated November 3, 2014 for file 2013-029-RZ by January 13, 2015. Council passed a resolution at the November 4, 2014 Council meeting in favour of the above outlined recommendation. Following that resolution, the property owner paid the outstanding charges owing on the property. A service disconnection request was made to the Operations Department on November 24, 2014 and a demolition permit was obtained from the Building Department on December 19, 2014. At the time of report deadline, the house was not yet demolished, but it is now anticipated that this will take place shortly and the property owner has informed staff that demolition is scheduled for January 10, 2015. Lastly, the property owner placed some fencing along the front of the property line; however the Licenses, Permits, and Bylaws Department still has concerns about the security of that fencing, as unauthorized entry is still possible by going around the front fencing. A Remedial Action Order was approved at the Council Workshop held on January 5, 2015. The Remedial Action Order from Council now allows the City to have the building demolished at the property owner’s expense, should the owner not complete the demolition in a timely manner. - 4 - 3)Project Description: The subject site consists of two properties, characterized by a flat topography and forested in the northern portion of the site. The site fronts 122 Avenue at the south end and 123 Avenue at the north end, and is designated Low-Rise Apartment in the Official Community Plan. There is currently no sidewalk along either frontage of 122 or 123 Avenues. The properties have relatively narrow frontages (20 metres each) with significantly longer lot depths (approximately 80 metres). The overall site is smaller than one acre. The applicant proposes to construct a five storey wood frame building containing 69 one and two bedroom units. 46 of the proposed units will have two bedrooms, and the remaining 23 will have one bedroom. Underground parking is provided, on two levels, one of which is a half floor and does not extend for the entire building footprint. The main building entrance is oriented on 122 Avenue, which is consistent with other apartment buildings on the south side of 122 Avenue and further west on the north side of 122 Avenue. The underground parking structure will be accessed opposite the main entrance, via 123 Avenue. A common activity room is provided on the ground floor. 4)Planning Analysis: i)Official Community Plan: The development site is located in the North View Precinct of the Town Centre Area Plan. The subject properties are currently designated Low-Rise Apartment, which permits an apartment form with residential parking provided underground. The Town Centre Area Plan Policy 3-22 regarding the Low-Rise Apartment designation is as follows: All Low-Rise Apartment developments should be a minimum of three (3) storeys and a maximum of five (5) storeys in height. The proposed development complies with the form envisioned in the Town Centre Area Plan. A previous staff report dated May 6, 2013 provided a detailed assessment of applicable OCP policies, including the following: Policy 3-10 Lot Consolidation – Staff noted that the abutting properties directly east and west of the subject properties may be left in a condition that is unsuitable for redevelopment, given their small lot size and amount of Conservation designated land. When the previous Council first considered this application, the applicant provided a development concept for the adjacent properties to the east and west of the subjec t properties. The concept illustrates a low-rise apartment building on the western property (22295 122 Avenue) and a small townhouse building on the eastern property (22333 122 Avenue) (see Appendix D). Upon receipt of this information, the previous Council granted first reading, allowing the application to move forward. Policy 3-15 Underground Parking – Staff noted that while the proposed development has underground parking, the lack of lot consolidation may cause challenges for the adjacent properties to build underground parking and comply with this policy. The development concept provided by the applicant did not include detailed parking information; however, it is note that the size of the eastern property’s development potential - 5 - (22295 122 Avenue) may not be large enough to justify the expense of an underground parking structure.  Policy 5.2.1 Connective Pedestrian Network – The lack of sidewalks in the area combined with pedestrian trips to and from local schools in the area was a noted concern. To address this issue, a sidewalk beyond the frontage of the subject properties on 122 Avenue is a condition of rezoning. The sidewalk will be extended across the neighbouring properties (22295 and 22333 122 Avenue) to improve pedestrian circulation in the area. ii) Zoning Bylaw: The current application proposes to rezone the properties located at 22305 and 22315 122 Avenue from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of a five storey, 69 unit apartment building with two levels of underground parking containing 118 parking spaces. This project aligns with the current RM-2 (Medium Density Apartment Residential) zone with the exceptions of the variances outlined in the subsequent section. One variance in particular, for building height, will comply with the draft changes for the RM -2 (Medium Density Apartment Residential) zone in the forthcoming revised Zoning Bylaw. iii) Off-Street Parking And Loading Bylaw: The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total, the applicant has provided 118 parking spaces. The parking spaces provided are based on a ratio of 1.5 spaces per dwelling unit and 0.2 spaces for visitor parking. The proposed development includes 104 residential parking spaces and 14 visitor parking spaces. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: 1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 7: to increase the maximum height from 4 to 5 storeys, and from 18 m (59 ft) to 19.5 m (64 ft). 2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 8: To increase the height of the underground parking structure from 0.8 m (2.6 ft) to 1.8 m (5.9 ft) above the average finished grade of the site. 3. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.b): To reduce the underground parking structure setback from 1.5 m (4.9 ft) to 0 m on the west interior side property line and from 3 m (9.8 ft) to 0.8 m (2.6 ft) on the west side and front property lines The requested variances to the RM-2 (Medium Density Apartment Residential) zone will be the subject of a future report to Council. v) Development Permits: Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre Area – Northview Precinct Development Permit application to ensure the current proposal complies with key guideline concepts as outlined below based on the Project Architect’s design rationale: - 6 - 1.Promote North and South View as distinctive, highly liveable multi-family neighbourhoods. The proposed development will increase the residential density in the Northview Precinct and add to the existing mix of low rise apartments, townhouses, and single family homes in the area. As this is one of the first developments with a fifth floor in the RM-2 (Medium Density Apartment Residential) zone, this development will complement the existing three and four storey apartments nearby. The 122 Avenue sidewalk extension along the frontages of both the subject properties and the neighbouring properties to the west and east (22295 and 22333 122 Avenue), will enhance the liveability and safety for pedestrians. These properties are not expected to develop on their own for some time to come. 2.Create a pedestrian-friendly, ground-oriented, multi-family community The underground parking access is located at the rear of the properties, via 123 Avenue. As a result, the building entrance and 122 Avenue sidewalk are not impacted by driveway access. This creates a safer walking environment along the development frontage, which is beneficial for children and families walking to and from schools in the surrounding area. Benches and covered areas in front of the building entrance further enhance define the sidewalk areas. 3.Maintain cohesive building styles. This neighbourhood is an extreme mix of building age, style and building massing. Each site is somewhat different to the next – creating an eclectic, varied and layered streetscape and community. The building is consistent with new developments in the Town Centre in terms of colour palette, building finishes, and massing. 4.Capitalize on important views. The proposed building is oriented north-south, and will provide views of the Golden Ears Mountains from the top floors. 5.Provide private and semi-private green space. Each unit will have a private outdoor space comprising of either a ground floor patio or a balcony, both of which will overlook landscaped area. Semi private green space will surround the apartment building and will contain pedestrian pathways and seating. 6.Provide climate appropriate landscaping and green features The Project Landscape Architect has provided appropriate plants and trees, for both the climate and the form of development around the perimeter of the building. 7.Maintain street interconnectivity. Street interconnectivity will be maintained with this development application, and improvements along both 122 and 123 Avenue will enhance pedestrian amenities. Pedestrian access points are provided at both the north and south ends of the building. vi)Advisory Design Panel: This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not have a quorum. One absent member provided comments in writing. To avoid the application being delayed if forwarded to the November Advisory Design Panel meeting, the project Architect made his presentation and the members present provided their comments. The other members concurred with the comments when circulated the following day by email. They will be formally considered as a motion at a forthcoming ADP meeting on January 13, 2015. The following comments were provided: - 7 - It was decided that the application be supported and the following concerns be addressed as the design develops and be submitted to Planning staff for follow up:  Consider stepping down the upper edge of the underground parking building along the west side to incorporate landscaping;  Consider making the area along the ramp more transparent when viewed from the street;  Consider improving the urban realm close to the main entrance of the building where it connects to the sidewalk;  Consider increasing one of the corner or central building elements to be taller and thus more prominent;  Consider using contrast coloring on some of the higher level soffits and for the entry feature;  Consider providing a 15 minute drop off zone at the curb side in front of the main entrance;  Consider incorporating a pocket of short term visitor bicycle parking adjacent to the ramp at the main entrance;  Consider reworking the landscaping area at the north west corner of the building to provide a more direct path to that entrance;  Consider introducing a trellis to the overhang at the underground parking. The ADP comments have been provided to the Project Architect and will be reflected in the final Development Permit drawings. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council. vii) Development Information Meeting: A Development Information Meeting was held on October 1, 2014 at the applicant’s office and a second meeting was held at the Maple Ridge Library on October 22, 2014. Three residents attended the first meeting and one person attended the second meeting. General questions regarding the development process and the details of the proposal were addressed at the meeting. No concerns were raised at the meeting, however local residents indicated that the proposal would improve the existing use of the properties and make the area more inviting. 5) Interdepartmental Implications: i) Engineering Department: The Engineering Department has reviewed the proposed development and has advised that since all required services do not exist, a Rezoning Servicing Agreement will be required prior to final approval. These servicing improvements will include sidewalk, curb and gutter, street tree and street lighting along both the 122 Avenue and 123 Avenue frontages. Additionally, as outlined in the first reading report, the applicant will be required to extend the sidewalk along 122 Avenue beyond the subject properties’ frontage and to the current extent of the sidewalk, approximately 88.6 m (291 ft) to the east and west. Road dedication will be required along 123 Avenue to achieve the full local road width, plus additional land for a future cul-de-sac bulb at the end of 123 Avenue. The developer will be responsible for providing a security equivalent to the future cost of the cul-de-sac construction when the neighbouring property to the east develops. - 8 - ii)License, Permits and Bylaws Department: The Licenses, Permits, and Bylaws Department’s primary concern is the number of bylaw infractions and complaints that have been received for the vacant home at 22315 122 Avenue. Demolition of the building will alleviate these issues. Following the November 4, 2014 Council deferral of this application, the City obtained an appraisal of the property and the assessed value was determined to be zero for the improvements. Furthermore, the estimated cost of repairing the building to bring it back to a habitable state was $100,000.00. A Remedial Action Order report was presented at the January 5, 2015 Council Workshop and was subsequently approved. The property owner has obtained a demolition permit and it is anticipated that the house will be demolished shortly. iii)Fire Department: The Fire Department’s main concern is potential fires resulting from unauthorized entry and squatting in the home. Demolition of the building will alleviate these issues. CONCLUSION: Since the subject rezoning application was deferred by Council on November 4, 2014, the property owner has taken significant steps towards complying with the conditions of the deferral resolution; which include installing temporary fencing, paying outstanding charges, and obtaining a demolition permit. A Remedial Action Order to require timely demolition of the building was approved by Council on January 5, 2015. Therefore, it is recommended that second reading be given to Zone Amending Bylaw No. 6987-2013, and that application 2013-029-RZ be forwarded to Public Hearing. “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 –Zone Amending Bylaw No. 6987-2013 Appendix C – Staff report dated November 3, 2014 Appendix D – Conceptual development plan for flanking properties City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Oct 31, 2014 FILE: 2013-029-RZ BY: PC CITY OF MAPLE RIDGE PLANNING DEPARTMENT 122 AVE 223 STSUBJECT PROPERTIES 123 AVE ´ Scale: 1:1,500 22305 & 22315 122 AVENUE APPENDIX A CITY OF MAPLE RIDGE BYLAW NO. 6987-2013 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 City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6987-2013." 2.Those parcels or tracts of land and premises known and described as: Lot A District Lot 399 New Westminster District Plan 13442 Lot B District Lot 399 New Westminster District Plan 13442 and outlined in heavy black line on Map No. 1587 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of June, 2013. READ a second time the day of , 20. PUBLIC HEARING held the day of , 20. READ a third time the day of , 20. ADOPTED, the day of , 20. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 222292225512320 223051212812130 12151 12191 12305 12119 12151/73 22160/9012312 2227712127 1217022333 12107 2233212127 12207 12206 22423/37121472218512297 12128 2223012319 12258 22275223151213022328 12121 12184-90 12238/12248 12123 12170 12238 12310 12320 12275 12294 12340 2229512117 12157 12150 (REC CENTRE) 12129 12139 12295 12286 12330 2230612124 12142 12154 12275 12148 (ECRA) 12230 12255 12301 12313 12167 12150 12283 12268 2221312149 12159 12175 12333 12258 12306 222602229212131 12135 12241 12325 12296 12334 222 ST.123 AVE.HILLSIDE ST.224 ST.P 15728NWS 612P 5821856 "B" 51P 49482 P 16012P 36736P 10689 P 41066 13 LMS 608 P 881311 12 P 18496 I *PP119 P 1502221 28 A BCS 2665 13 PARK 58 *PP119 P 1112 P 16012G 1 P 13752H 53 P 221112 Rem 3 NWS 2464 272 10 BCP 48429 C 1 40 20 17P 1375216 3 P 80319 9 10 P 8540LMP 50617 S 1/2 C 1 LMS 4011 NWS 2777 NWS 1688 Rem A 15 11 2 15 A 13 P 14397Rem 1 B P 15022 LMP 39518(lease) 1 16 57 P 2058819 21 14 P 1601214 NWS 3018 23 M 43 LMP 24836 2 BCS 3724 BCS 3276 14 *LMP 2226111 10 7 LMP 4403 2 12 P 41225 4 LMP 26249 LMS 873 273 275 12 274 (P 9669) D Rem LMP 15241 44 8 48P 44211 1 A P 13442 P 51690 BCP 30288 LMS 3721 BCP 15645 41 12 LMS 1802 9 B 15 L P 16132 Park 29 42 P 8914 RW 80320RW 78233RW 81544 LMP 50618BCP 30583BCHPA EP 72617 LMP 35734LMP 35899LMP 24830LMP 43241LMP 15242LMP 4597 LMP 26401LMP 26402 P 28405 LMP 24835LMP 4404 RW 45029 LMP 24838RP 60276BCP 48431 LMP 27700LMP 7151EP 70164 BCP 48430 RW 18394 LMP 26325 EP 70164 LMP 37897 224 ST.122 AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) 6987-20131587 City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014 and Members of Council FILE NO: 2013-029-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6987-2013 22305 and 22315 122 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of a 69 unit, 5 storey apartment building with underground parking. The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the Official Community Plan. This application received first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013. At the time of first reading, single family homes, vacant since 2010, had been located on each property and had been in a continual state of decline. These vacancies, state of decline, and lack of local property management made the homes subject to unauthorized entry and occupation, which resulted in two fires at the home located at 22305 122 Avenue in early 2014. Between 2011 and 2014, a total of 33 violations have occurred to the District of Maple Ridge Regulation of Untidy and Unsightly Premises Bylaw No. 6533-2007. In each case it was necessary for the City of Maple Ridge to hire a contractor to remediate the problems, as the owner did not do so in a timely manner (7-14 business days). The property owner has been billed directly for this work, and currently there is a balance of $2,666.00 owing to the City of Maple Ridge. The home at 22305 122 Avenue was demolished in September 2014, however the home and outbuilding at 22315 122 Avenue remains vacant. The Fire and Licenses, Permits, and Bylaws Departments have both strongly recommended that the remaining home and outbuilding be demolished as soon as possible to prevent further fire risk, unsightly and insecure premise infractions, and unauthorized entry and occupation. Both departments have prepared Remedial Action reports, attached as Appendix C and D of this report. Those reports are attached in support of the recommendation in this report, which does not include the imposition of a remedial action requirement. It is anticipated, however, that staff may recommend that Council make a remedial action order at a later date, in which case the attached Remedial Action reports will be included in the report recommending remedial action, along with an outline of the remedial action process. Staff recommend that second reading be deferred at this time for a period of 60 days to provide sufficient time for the applicant to demolish the home. In addition to the staff recommendation, this report outlines an alternative that involves a shorter deferral period. APPENDIX C - 2 - RECOMMENDATIONS: 1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013 be deferred for the lesser of 60 days, or until the following terms and conditions are completed: a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60 days; b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise Infractions within 30 days; and c. Installation of secure temporary fencing around the building within 30 days. 2. That staff be directed to report back to Council on the status of the conditions noted in the report dated November 3, 2014 for file 2013 -029-RZ by January 13, 2015. DISCUSSION: a) Background Context: Applicant: Bissky Architecture and Urban Design Owners: Danik and Blossom Daniels Legal Description: Lots A and B, District Lot 399, NWD Plan NWP13442 OCP: Existing: Low-Rise Apartment Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Multi-Family Residential Zone: RM-5 (Low Density Apartment Residential) Designation: Ground Oriented Multi-Family, Conservation South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Ground Oriented Multi-Family East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low Rise Apartment, Conservation West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low Rise Apartment - 3 - Existing Use of Property: Vacant since September 2014 (22305 122 Avenue), Unoccupied Single Family Home (22315 122 Avenue) Proposed Use of Property: Multi-Family Residential Site Area: 0.326 hectares (0.8 acres) Access: 122 and 123 Avenues Servicing requirement: Urban Standard b) Project Description: The subject site consists of two properties, characterized by a flat topography and forested in the northern portion of the site. The site fronts 122 Avenue at the south end and 123 Avenue at the north end, and is designated Low-Rise Apartment in the Official Community Plan. A boarded and unoccupied single-family house and outbuilding is currently located at 22315 122 Avenue, and City records indicate that the assessed value of the existing home is $56,100.00 as of March 2014. The home at 22305 122 Avenue was significantly damaged by fire in February 2014 and was demolished in September 2014. There is currently no sidewalk along either frontage of 122 or 123 Avenues. The properties have relatively narrow frontages (20 metres each) with significantly lon ger lot depths (approximately 80 metres). The overall site is smaller than one acre. The applicant proposes to construct a five storey wood frame building containing 69 one and two bedroom units. 46 of the proposed units will have two bedrooms, and the remaining 23 will have one bedroom. Underground parking is provided, on two levels, one of which is a half floor and does not extend for the entire building footprint. The main building entrance is oriented on 122 Avenue, which is consistent with other apartment buildings on the south side of 122 Avenue and further west on the north side of 122 Avenue. The underground parking structure will be accessed opposite the main entrance, via 123 Avenue. A common activity room is provided on the ground floor. c) Development Site History: There have been ongoing issues with both homes on the subject properties, which are detailed below by the Fire and Licenses, Permits, and Bylaws Departments. Fire Department: The Fire Department has been involved with both subject properties since the buildings became vacant in 2010. The following history has been provided for each property: 22305 122 Avenue: The home located at 22305 122 Avenue was vacant from 2010 until it was demolished in September 2014. The house had been in a continual state of decline. The Fire Department noted that the home had not been secured on numerous occasions (i.e: fencing, boarding of doors and windows to keep unauthorized persons out). The homeowner was contacted by the Fire Department and ordered to have the property maintained secure or demolished; however the building was not demolished until September 2014. This resulted in district staff arranging to have the building re - - 4 - secured on the owner’s behalf. All costs incurred by the District have been assigned to the property owner under the Vacant/Abandonded Building Bylaw. In addition to enforcing the security of the building, the 22305 building had two fires since first reading of the rezoning application. The first fire occurred on July 5, 2011, which required 28 hours of firefighter time at a wage expenditure of approximately $1,120.00. The second fire occurred on February 26, 2014, which required 96 firefighter hours at a wage cost of approximately $3,850.00. This does not include other costs such as fuel and other consumables. 22315 122 Avenue: The vacant building at 22315 122 Avenue has been targeted by vandalism and squatting by unauthorized persons since it became vacant in 2010. Within the structure there is evidence of unauthorized people living inside and small fires having been set. There is evidence of copper theft throughout the building with plumbing pipe and electrical conducters having been removed. The interior of the building has been heavily damaged and the exterior is covered in graffiti. Inside the structure, the interior wall drywall that was originally installed to provide a fire separation between the rooms has been damaged or removed to the extent that it will no longer effectively prevent the spread of fire. Similarly, the ceiling drywall separting the living space from the attic has been damaged or removed to the point where it will no longer prevent the spread of fire. Without the protection offered by the fire resistant properties of the wall and ceiling finishes, the building structural elements are unprotected and will fail prematurely in the event of fire. It is noted that the home on this property was used for filming in 2012, and a special effects permit was obtain to simulate some fire and explosion effects. However, no impact to the structural integrity of the building resulted from the filming. In the Fire Department’s opinion, the existing building has no rental value or potential and therefore would be beneficial to the City of Maple Ridge in having them demolished as part of the current rezoning application process and not wait until lot consolidation at final reading. The Fire Department’s Remedial Action report is included as Appendix C. The Fire Department anticipates that with the upcoming winter months ahead, the vacant home and outbuilding will continue to be the target of unauthorized entry, thereby increasing the possibility of human caused fires. The Fire Department strongly recommends demolition of the existing home and outbuilding as soon as possible in order to alleviate this issue. In the interim, it is also recommended that temporary fencing be immediately installed around the buildings to restrict entry until the buildings are demolished. - 5 - Licenses, Permits, and Byl aws Department: In addition to the Fire Department responses to issues occurring at both the subject properties since they became vacant in 2010, the Licenses, Permits, and Bylaws Departments has received a number of calls for unsightly premise and insecure premise infractions, as outlined in the table below: 2011 2012 2013 2014 22315 122 Avenue 2 calls for unsightly premise; 1 call for insecure premise 1 noise complaint, 2 calls for unsightly premise; 3 calls for insecure premise 5 calls for unsightly premise; 2 calls for insecure premise 2 calls for unsightly premise; 1 call for insecure premise 22305 122 Avenue (prior to demolition in September 2014) 4 calls for unsightly premise; 1 call for insecure premise 2 calls for unsightly premise; 2 calls for insecure premise 2 calls for unsightly premise; 2 calls for insecure premise 1 call for unsightly premise; 1 call for insecure premise Total Number of Complaints 8 10 11 5 For each of 20 unsightly violations for the properties over the past four years, the City of Maple Ridge has hired a contractor to address the problems as the owner has not done so in a timely manner (7-14 business days). The property owner has been billed directly for this work, and currently there is a balance of $2,666.00 owing to the City of Maple Ridge. The Licenses, Permits, and Bylaws Department has noted that the amount of officer time dealing with these properties has been considerable, and the demolition of the remaining home would help reduce the number of unsightly and insecure premise issues. Staff recently met with the owner and inquired as to why the remaining home has not been demolished. The owner noted that they intended to restore the home should the rezoning application not be granted. At that time, staff asked that the owner provide the City with an Engineer’s report verifying that a restoration was financially feasible. No such report was provided. The Manager of Inspection Services has prepared a remedial action report for the remaining building at 22315 122 Avenue (see Appendix D) and has determined that the value to remediate the building will be cost prohibitive. The Remedial Action Report states: A safety inspection was completed on February 26, 2014. Upon review of both the exterior and interior of the building it was evident that the building has deteriorated and is damaged to the point where it no longer complies to the minimum code requirements. It is recommended that the applicant be required to demolish the home and outbuilding within 60 days and prior to Council granting second reading to the Zone Amending Bylaw. Additionally, outstanding charges must be paid, and temporary fencing around the building must be installed within the next 30 days. Staff have sought a legal opinion on this matter, and the City’s legal counsel has confirmed that due to the ongoing source of concern and expense that the existing home is posing, Council may defer second reading of the zone amending bylaw to avoid giving the applicant - 6 - further incentive to allow the problems outlined in this report to continue. It is noted that should this application receive third reading, the applicant has up to three years to complete the required terms and conditions if both one year extensions are sought, and it is possible that the home would remain vacant during that time. d) Planning Analysis: Official Community Plan : The development site is located in the North View Precinct of the Town Centre Area Plan. The site is currently designated Low-Rise Apartment, which permits an apartment form with residential parking provided underground. The Town Centre Area Plan Policy 3-22 regarding the Low-Rise Apartment designation is as follows: All Low-Rise Apartment developments should be a minimum of three (3) storeys and a maximum of five (5) storeys in height. The proposed development complies with the form envisioned in the Town Centre Area Plan. A previous staff report dated May 6, 2013 provided a detailed assessment of applicable OCP policies, including the following:  Policy 3-10 Lot Consolidation – Staff noted that the abutting properties directly east and west of the subject properties may be left in a condition that is unsuitable for redevelopment given their small lot size and amount of Conservation land.  Policy 3-15 Underground Parking – Staff noted that while the proposed development has underground parking, the lack of lot consolidation may cause challenges for the adjacent properties to build underground parking and comply with this policy.  Policy 5.2.1 Connective Pedestrian Network – The applicant will provide additional sidewalk beyond their development frontage on 122 Avenue, and will extend the sidewalk across the neighbouring property (22333 122 Avenue) to improve pedestrian circulation in the area. Zoning Bylaw: The current application proposes to rezone the properties located at 22305 and 22315 122 Avenue from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of a five storey, 69 unit apartment building with two levels of underground parking containing 118 parking spaces. This project aligns with the current RM-2 (Medium Density Apartment Residential) zone with the exceptions of the variances outlined in the subsequent section. One variance in particular, for building height, will comply with the draft changes for the RM-2 (Medium Density Apartment Residential) zone in the forthcoming revised Zoning Bylaw. - 7 - Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: 1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 7: to increase the maximum height from 4 to 5 storeys, and from 18 m (59 ft) to 19.5 m (64 ft). 2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 8: To increase the height of the underground parking structure from 0.8 m (2.6 ft) to 1.8 m (5.9 ft) above the average finished grade of the site. 3. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.b): To reduce the underground parking structure setback from 1.5 m (4.9 ft) to 0 m on the west interior side property line and from 3 m (9.8 ft) to 0.8 m (2.6 ft) on the west side and front property lines The requested variances to the RM-2 (Medium Density Apartment Residential) zone have been reviewed by the Planning Department and will be the subject of a future report to Council. Off-Street Parking and Loading Bylaw: The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total, the applicant has provided 118 parking spaces. This project, while located in the Town Centre, is not located in the Central Business District and is therefore not eligible for a reduced parking standard. The parking spaces provided are bas ed on a ratio of 1.5 spaces per dwelling unit and 0.2 spaces for visitor parking. The proposed development includes 104 residential parking spaces and 14 visitor parking spaces. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre Area – Northview Precinct Development Permit application to ensure the current proposal complies with key guideline concepts as outlined below based on the Project Architect’s design rationale: 1. Promote North and South View as distinctive, highly liveable multi-family neighbourhoods. The proposed development will increase the residential density in the Northview Precinct and add to the existing mix of low rise apartments, townhouses, and single family homes in the area. As this is one of the first developments with a fifth floor in the RM -2 (Medium Density Apartment Residential) zone, this development will complement the existing three and four storey apartments nearby. The 122 Avenue sidewalk extension along the frontages of both the subject properties and the neighbouring property to the east (22333 122 Avenue), will enhance the liveability and safety for pedestrians. - 8 - 2.Create a pedestrian-friendly, ground-oriented, multi-family community The underground parking access is located at the rear of the properties, via 123 Avenue. As a result, the building entrance and 122 Avenue sidewalk are not impacted by driveway access. This creates a safer walking environment along the development frontage, which is beneficial for children and families walking to and from schools in the surrounding area. Benches and covered areas in front of the building entrance further enhance define the sidewalk areas. 3.Maintain cohesive building styles. This neighbourhood is an extreme mix of building age, style and building massing. Each site is somewhat different to the next – creating an eclectic, varied and layered streetscape and community. The building is consistent with new developments in the Town Centre in terms of colour palette, building finishes, and massing. 4.Capitalize on important views. The proposed building is oriented north-south, and will provide view to the Golden Ears Mountains for the top floors. 5.Provide private and semi-private green space. Each unit will have a private outdoor space comprising of either a ground floor patio or a balcony, both of which will overlook landscaped area. Semi private green space will surround the apartment building and will contain pedestrian pathways and seating. 6.Provide climate appropriate landscaping and green features The Project Landscape Architect has provided appropriate plants and trees for both the climate and the form of development, around the perimeter of the building. 7.Maintain street interconnectivity. Street interconnectivity will be maintained with this development application, and improvements along both 122 and 123 Avenue will enhance pedestrian amenities. Pedestrian access points are provided at both the north and south ends of the building. Advisory Design Panel : This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not have a quorum. One absent member provided comments in writing. To avoid the application being delayed if forwarded to the November Advisory Design Panel meeting, the project Architect made his presentation and the members present provided their comments. The other members concurred with the comments when circulated the following day by email. They will be formally considered as a motion at the next ADP meeting. The following comments were provided: - 9 - It was decided that the application be supported and the following concerns be addressed as the design develops and be submitted to Planning staff for follow up:  Consider stepping down the upper edge of the underground parking building along the west side to incorporate landscaping;  Consider making the area along the ramp more transparent when viewed from the street;  Consider improving the urban realm close to the main entrance of the building where it connects to the sidewalk;  Consider increasing one of the corner or central building elements to be taller and thus more prominent;  Consider using contrast coloring on some of the higher level soffits and for the entry feature;  Consider providing a 15 minute drop off zone at the curb side in front of the main entrance;  Consider incorporating a pocket of short term visitor bicycle parking adjacent to the ramp at the main entrance;  Consider reworking the landscaping area at the north west corner of the building to provide a more direct path to that entrance;  Consider introducing a trellis to the overhang at the underground parking. The ADP comments have been provided to the Project Architect and will be reflected in the final Development Permit drawings. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council. Development Information Meeting : A Development Information Meeting was held on October 1, 2014 at the applicant’s office and a second meeting was held at the Maple Ridge Library on October 22, 2014. Three residents attended the first meeting and one person attended the second meeting. General questions regarding the development process and the details of the proposal were addressed at the meeting. No concerns were raised at the meeting, however local residents indicated that the proposal wo uld improve the existing use of the properties and make the area more inviting. - 10 - e) Interdepartmental Implications: In addition to the comments provided by the Fire and Licenses, Permits, and Bylaws Departments earlier in this report, the following comments have been provided by the Engineering Department. Engineering Department: The Engineering Department has reviewed the proposed development and has advised that since all required services do not exist, a Rezoning Servicing Agreement will be required prior to final approval. These servicing improvements will include sidewalk, curb and gutter, street tree and street lighting along both the 122 Avenue and 123 Avenue frontages. Additionally, as outlined in the first reading report, the applicant will be required to extend the sidewalk along 122 Avenue beyond the subject properties’ frontage and to the current extent of the sidewalk, approximately 62 m (203 ft) to the east. Road dedication will be required along 123 Avenue to achieve the full loca l road width, plus additional land for a future cul-de-sac bulb at the end of 123 Avenue. The developer will be responsible for providing a security equivalent to the future cost of the cul -de-sac construction when the neighbouring property to the east develops. f) Alternative: An alternative that Council may consider is to defer the application for a shorter period of time to require the applicant to address some key concerns without demolition condition. Should Council wish to pursue this option, the following recommendation is provided for consideration: 1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987- 2013 be deferred for 30 days to allow the applicant to complete the following: i. Payment of $2,666.00 in outstanding charg es for Unsightly and Insecure Premise Infractions within 30 days; ii. Installation of secure temporary fencing aroun d the building within 30 days ; and iii. Provision of contact information for a local Property Manager within 30 days. Once the applicant has completed the required terms, staff will prepare a report for Council’s consideration of second reading. It is anticipated that the Fire and Licenses, Permits, and Bylaws Departments will submit a Remedial Action report for Council consideration in order to expedite the demolition of the existing building, in the event that the applicant does not demolish the building. CONCLUSION: As there have been ongoing issues with the buildings on the subject properties, and only one home has been demolished to date, the Fire and Licenses, Permits, and Bylaws Departments have both strongly recommended that the remaining home and outbuilding be demolished as soon as possible to prevent further fire risk, unsightly and insecure premise infractions, and unauthorized entry and occupation. - 11 - It is therefore recommended that second reading be deferred at this time for a period of 60 days in order for the property owner to take further action as outlined in the staff recommendation. "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 Christine Carter" for _______________________________________________ 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 – 22315 122 Avenue Building Condition Photos Appendix C – 22315 122 Avenue Fire Department Remedial Action Report Appendix D – 22315 122 Avenue Licenses, Permits, and Bylaws Department Remedial Action Report Appendix E – Zone Amending Bylaw No. 6987-2013 Appendix F – Building Rendering Appendix G – Site Plan Appendix H– Building Elevation Plans Appendix I– Landscape Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 3, 2013 2013-029-RZ BY: JV 22305/15-122 Ave CORPORATION OFTHE DISTRICT OFMAPLE RIDGE P L A N NIN G D E P A RT M E N T2225512295 12294 1214922295 223062231512154223281228622275222922226022333 2233212275 12301 12258 2227712159 12167 12255 2230512313 12306 12312 12170 123 AVE. 15 9 48 12 B I LMS 3721 A 44 Park P 22111 Rem 3 BCS 3724 20 LMS 608 LMP 4403 13 53 *PP119 BCS 3276 P 16012 41 40 19 14 P 143972 P 51690 28 LMP 50617 2 P 41066 LMS 1802 14 P 13442 P 80319 LMP 15241 10 B A BCP 30288 M 13 P 16012P 16132 LMP 26249 A 12 11 P 44211P 88131 3 NWS 3018 L H P 15022 P 18496 P 85404 1 Subject Properties ´ Scale: 1:1,500 Photograph 059 – Rear of the property – Note access is now being gained to basement through a breach in the exterior wall. Photograph 058 – Front/Side of the property Photograph 164 – Shed at the rear of the property Photograph 085 – Interior of the structure – squatters bed along with smoking material and evidence of a fire having been set on the floor Photograph 072 – Interior of the structure – Note missing ceiling finish and evidence of partial haz-mat remediation. Photograph 076 – Interior of the structure – Note missing wall finish and asbestos containing vermiculite insulation on the floor which fell from the ceiling Photograph 090 – Any exposed copper plumbing pipe has been taken for its scrap metal value. Photograph 098 – Any exposed wiring has been taken for its scrap metal value. INTEROFFICE MEMORANDUM To: Liz Holitzki – Director of Business Licenses, Permits & Bylaws From: Michael Van Dop – Assistant Fire Chief, Prevention & Planning Subject: 22315 122 Avenue – Remedial Action Report Date: March 7, 2014 This property consists of a single family residential structure along with a detached shed that has been vacant since the fall of 2010. The structure has had Hydro, Gas and water utilites shut off to it. This property, along with the neighboring property to the West (22305 122 Ave) are owned by the same individual. There currently is an application before council to combine and rezone the properties. Since becoming vacant the building and property has seen a steady rate of decay. The building has been noted as insecure on numerous occasions. The homeowner has been contacted and ordered to have the site maintained secure or demolished. In the spring of 2013, the homeowner verbally indicated his intent to demolish the structure, however as of today it still stands with our orders having gone unheeded. This has resulted in district staff arranging to have the building resecured on the owners behalf. All costs incurred by the District have been assigned to the property owner under the Vacant/Abandonded Building Bylaw. The building has been targeted by an unwanted element within the community. Within the structure there is evidence of unauthorized people living inside and small fires having been set. There is evidence of copper theft throughout the building with plumbing pipe and electrical conducters having been removed. The interior of the building has been heavily damaged and the exterior is covered in graphitti. Inside the structure, the interior wall drywall that was originally installed to provide a fire separation between the rooms has been damaged or removed to the extent that it will no longer effectively prevent the spread of fire. Similarly, the ceiling drywall separting the living space from the attic has been damaged or removed to the point where it will no longer prevent the spread of fire. Without the protection offered by the fire resistive properties of the wall and ceiling finishes, the building structural elements are unprotected and will fail prematurely in the event of fire. This building has been found insecure in contravention of both the BC Fire Code and the Maple Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012. •BC Fire Code section 2.4.6.1 states: Vacant buildings shall be secured against unauthorized entry. •Maple Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012, section 3 states: An owner of any Vacant / Abandoned building must ensure the premises are made and kept secure against unaurthorized entry or occupation at all times. INTEROFFICE MEMORANDUM Many sections of the buildings wall and ceiling finishes have been removed and in my opinion this lack of fire separations will result in a fire rapidly spreading throughout the entire building. The BC Fire Code supports this by stating: •Section 2.2.1.1. (3) states: Rooms, corridors, shafts and other spaces shall be separated where practical by fire separations conforming to the British Columbia Building Code. •Section 2.2.1.2. (1) provides: Where fire separations are damaged so as to affect their integrity, they shall be repaired so that the integrity of the fire separation is maintained. It should be noted that this structure is of the vintage where it is reasonable to assume that building materials such as drywall filler and ceiling spray texture would contain asbestos and the poor condition of these building elements exposes those entering the building to potentially hazardous materials. Work Safe B.C. Regulation, 6.2 and Sections 6.3 to 6.32 apply to a workplace where a worker is or may be exposed to potentially hazardous levels of asbestos fibre. Anyone entering the structure should be made aware of the presence of potentially hazardous materials. Since becoming vacant, this home was used as a movie set in 2011. There has been a partial haz-mat assessment and remediation completed on the structure. The bulk of the hazardous building materials still remain inside. In some rooms the structures asbestos containing vermiculite insulation is found lying loose on the floor. See attached photographs. In my opinion, these buildings are not habitable and have been allowed to deteriorate to the point where the structural integrity of the buildings have been compromised. I find that these premises are now in such a state of disrepair that a fire starting in them will spread rapidly and endanger life and property. Its condition renders firefighters unable to enter the structure to safely fight a fire or rescue anyone that may be inside. Given the high visability of the building, close proximity to a school and the high volume of vehicle and pedestrian traffic; this house has become a significant hazard and attracts an unwelcome element in the community. Accordingly, I find that the building is in, and creates an unsafe condition; it should be demolished or repaired immediately. 1 Interoffice Memorandum TO:TO:TO:TO: LIZ HOLITZKI, DIRECTOR LICENCES, PERMITS & BYLAWS FROM:FROM:FROM:FROM: STEPHEN J. CÔTÉ-ROLVINK, MANAGER OF INSPECTION SERVICES SUBJECT:SUBJECT:SUBJECT:SUBJECT: REMEDIAL ACTION REPORT FOR 22312231223122315 5 5 5 –––– 122 AVENUE122 AVENUE122 AVENUE122 AVENUE, MAPLE RIDGE DATE:DATE:DATE:DATE: OCTOBER 29, 2014 IntroductionIntroductionIntroductionIntroduction The following report is in support of the City’s and public's desire to have the above mentioned building removed as it creates a nuisance to the general public and is a building that is unsafe. The building located at 22315 – 122 Avenue has been vacant since 2010. Since that time the building has not been maintained nor repaired by the current owners. Based on inspections conducted by Fire Chief Dane Spence and myself as the result of a fire on the adjacent property the building was found to be damaged to more than 50% of its assessed value. Based on Section 8.2.4. of the City’s Building Bylaw 6925-2012, this building is required to comply with all current codes and bylaws of the City and the Province. The damage to this building is the result of persons gaining access to the space. Due to this access, the electrical, mechanical and plumbing systems have been damaged or removed to the point where they are no longer recognizable or functional and would be required to be replaced in their entirety. As this is the case the following report makes no further reference to these items. The following report is based on the building code issues as it relates to the structure and the surrounding lands. The following report begins on the deficiencies and concerns with the exterior of the building and then moves into the interior spaces. HistoryHistoryHistoryHistory A safety inspection was completed on February 26, 2014. Upon review of both the exterior and interior of the building it was evident that the building has deteriorated and is damaged to the point where it no longer complies to the minimum code requirements. These findings are only in those areas of primary code concern being safety, health and fire protection of buildings and facilities as identified in the introduction to the BC Building Code page v. Based on the use of this building as a residence the building is being evaluated based on its continued use which the building code would identify as a Group C occupancy classification. Using this as the defining guidelines the code requires any buildings of this use to be constructed under Division B Part 9 which places a high value on structural adequacy and life safety. The code defines its Safety, Health and Fire Protection requirements in objective statements (OS) which are located in Division A – Part 2, Section 2.2 ”Objectives” of the 2012 B.C. Building Code. The statements in this section that are applicable to above referenced premises are: OS Safety, OS1 Fire 2 Safety, OS1.4 – fire safety systems failing to function as expected; OS2 Structural Safety, OS2.3, OS2.5; OS3 Safety in Use, OS3.1, OS3.4, OS3.7; OH Health, OH1 Indoor Conditions, OH1.1, OH1.2 – inadequate thermal comfort, OH1.3; OH2 Sanitation, OH2.5 – contact with vermin and insects; OP fire and Structural Protection of Buildings,OP1 Fire Protection of the Building, OP1.4 - fire safety systems failing to function as expected; OP2 Structural Sufficiency of the Building, OP2.2, OP2.3, OP2.5; OP2.6;OP4 Protection of Adjacent Buildings from Structural Damage, OP4.3 - impact of the building on adjacent buildings. A complete list of the referenced objective statements is attached to this report as Appendix I. These findings do not deal with the broader topics of aesthetic or cosmetic irregularities within the building or on the buildings exterior which are often more apparent but not regulated within the mandates of codes. These findings also do not deal with current Building Code requirements where there is no issue in respect of the health or safety of the building. Objective Statements are found in Division A of the B.C. Building code 2012. Any other references to sections in this report are to Division B of the B.C. Building Code unless otherwise stated. SummarySummarySummarySummary Building ExterioBuilding ExterioBuilding ExterioBuilding Exteriorrrr •Exterior windows and doors no longer in place or functional. •Exterior cladding damaged by exposure to the environment and human intervention. •Exterior walking surfaces fractured and broken leading to tripping hazards. •Objective statement OS2.3 – Damage to or deterioration of building elements. Following is a breakdown of sections from the B.C. Building Code that are not being met. These items are considered to be of health and life safety concerns in accordance with the objectives of the B.C Building Code and would require upgrading to be in compliance with the B.C. Building Code. •Subsection 5.1.4. Resistance to Loads and Deterioration ♦Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to be able to withstand both environmental and structural loads. o Environmental loads are those loads that the environment place on the building due to dissimilar interior and exterior environments. o Structural loads are the physical loads placed on the building whether from its own components that go to making the building or those imposed on the building by the environment such as wind and snow ♦Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to deterioration of those components. •Subsection 5.6.1. Protection from Precipitation 3 ♦Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall minimize the ingress of precipitation into the assembly and prevent it from entering into the interior. •Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal ♦Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to allow for the provision for drainage. ♦Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where horizontal surfaces can accumulate precipitation. EEEExterioxterioxterioxterior photos of building r photos of building r photos of building r photos of building 58 – 61 & 91 4 Building's Interior Building's Interior Building's Interior Building's Interior TTTTop op op op FFFFloorloorloorloor •Entry door is no longer functional •Moisture content in the building's interior is causing interior mold •Thermal insulation and air or vapour barriers damaged to the point of no functioning. •Water penetrating through the roof. •Moisture penetration through the roof is causing further deterioration of interior and structural components. •Kitchen damaged and elements removed. •All interior surfaces damaged to the point of not being able to perform their intended functions Following is a breakdown of sections from the B.C. Building Code that are not being met which would require upgrading. •Sub section 9.7.3. Performance of Windows, Doors & Skylights ♦Identifies the minimum functional criteria these elements require to achieve environmental separation. •Sub Section9.9.9.9. Egress from dwelling units ♦Establishes the minimum criteria for exiting a residential building. •Subsection 5.1.4. Resistance to Loads and Deterioration ♦Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient capacity and integrity to resist or accommodate both environmental and structural loads. ♦Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to deterioration of those components. o Environmental loads are those loads that the environment place on the building due to dissimilar interior and exterior environments. o Structural loads are the physical loads placed on the building whether from its own components that go to making the building or those imposed on the building by the environment such as wind and snow. •Subsection 5.1.5. Other Requirements ♦Indicates that structural and fire safety in other parts of the code must still be met. •Subsection 5.2.1. Environmental Loads and Design Procedures ♦Sentence 5.2.1.2.(1) indicates the need for determining these loads with established practices. •Subsection 5.3.1. Thermal Resistance of Assemblies ♦Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate transferred heat. o Also only waves this criteria where it can be shown not to affect the users, the building or the buildings services. ♦Article 5.3.1.2. identifies the need to ensure condensation does not occur on the interior face or within the wall assembly. 5 •Subsection 5.4.1. Air Barrier Systems ♦Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize accumulation of condensation and penetration of precipitation into the assembly. •Subsection 5.5.1. Vapour Barriers ♦Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into the assembly or drainage out of the assembly. Building's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom Floor •Interior surfaces are covered with mold. •Access to crawl not code compliant. •Heating system does not comply to code requirements, and is not functioning. •Electrical and plumbing systems have been removed or damaged to the point of not functioning. Following is a breakdown of sections from the B.C. Building Code that are not being met which would require upgrading. •Sub Section9.9.9.9. Egress from dwelling units ♦Establishes the minimum criteria for exiting a residential building •Subsection 5.1.4. Resistance to Loads and Deterioration ♦Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient capacity and integrity to resist or accommodate both environmental and structural loads. ♦Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to deterioration of those components. o Environmental loads are those loads that the environment place on the building due to dissimilar interior and exterior environments. o Structural loads are the physical loads placed on the building whether from its own components that go to making the building or those imposed on the building by the environment such as wind and snow. •Sub section 9.8.7. Handrails ♦identifies what the minimum design, installation and load carrying ability of handrails. •Subsection 5.1.5. Other Requirements Top floor interior photosTop floor interior photosTop floor interior photosTop floor interior photos 72, 76, 77, 79, 80 6 ♦Indicates that structural and fire safety in other parts of the code must still be met. •Subsection 5.2.1. Environmental Loads and Design Procedures ♦Sentence 5.2.1.2.(1) indicates the need for determining these loads with established practices. •Subsection 5.3.1. Thermal Resistance of Assemblies ♦Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate transferred heat. o Also only waves this criteria where it can be shown not to affect the users, the building or the buildings services. ♦Article 5.3.1.2. identifies the need to ensure condensation does not occur on the interior face or within the wall assembly. •Subsection 5.4.1. Air Barrier Systems ♦Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize accumulation of condensation and penetration of precipitation into the assembly. •Subsection 5.5.1. Vapour Barriers ♦Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into the assembly or drainage out of the assembly. Bottom floor interior photosBottom floor interior photosBottom floor interior photosBottom floor interior photos 88 88 88 88 –––– 91, 91, 91, 91, 93, 94, 97, 9993, 94, 97, 9993, 94, 97, 9993, 94, 97, 99 7 The items identified are items that do not comply with the codes Objective Statements for life and health safety and would need to be upgraded to ensure compliance with the B.C. Building Code. Further, due to the degree of environmental contamination from water ingress into the building and damage, all areas would not comply with minimum health safety requirements. ConclusionConclusionConclusionConclusion The items contained within this report are items that directly relate to the life and health safety requirements of the B.C. Building Code, B.C. Plumbing Code, Natural Gas and Propane installation Code and the Canadian Electrical Code, codes which are enforced under the City of Maple Ridge’s Building Bylaw No. 6925-2012 as amended. These items in the opinion of the Local Electrical and Gas Safety Manager, Chief Building Official and Manager of Inspection Services are items that are required to be repaired to ensure life and health safety of persons occupying or attending this property. Further, it is my opinion that the building no longer complies to the minimum life, healthy safety, and structural safety required by the BC Building Code and that it would not be economically viable to rehabilitate the existing building. Stephen J. Côté-Rolvink, RBO, CRBO Manager of Inspection Services Local Safety Manager Chief Building Official CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6987-2013 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. 6987-2013." 2.Those parcels or tracts of land and premises known and described as: Lot A District Lot 399 New Westminster District Plan 13442 Lot B District Lot 399 New Westminster District Plan 13442 and outlined in heavy black line on Map No. 1587 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of June, 2013. READ a second time the day of , 2013. PUBLIC HEARING held the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , 2013. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 222292225512320 223051212812130 12151 12191 12305 12119 12151/73 22160/9012312 2227712127 1217022333 12107 2233212127 12207 12206 22423/37121472218512297 12128 2223012319 12258 22275223151213022328 12121 12184-90 12238/12248 12123 12170 12238 12310 12320 12275 12294 12340 2229512117 12157 12150 (REC CENTRE) 12129 12139 12295 12286 12330 2230612124 12142 12154 12275 12148 (ECRA) 12230 12255 12301 12313 12167 12150 12283 12268 2221312149 12159 12175 12333 12258 12306 222602229212131 12135 12241 12325 12296 12334 222 ST.123 AVE.HILLSIDE ST.224 ST.P 15728NWS 612P 5821856 "B" 51P 49482 P 16012P 36736P 10689 P 41066 13 LMS 608 P 881311 12 P 18496 I *PP119 P 1502221 28 A BCS 2665 13 PARK 58 *PP119 P 1112 P 16012G 1 P 13752H 53 P 221112 Rem 3 NWS 2464 272 10 BCP 48429 C 1 40 20 17P 1375216 3 P 80319 9 10 P 8540LMP 50617 S 1/2 C 1 LMS 4011 NWS 2777 NWS 1688 Rem A 15 11 2 15 A 13 P 14397Rem 1 B P 15022 LMP 39518(lease) 1 16 57 P 2058819 21 14 P 1601214 NWS 3018 23 M 43 LMP 24836 2 BCS 3724 BCS 3276 14 *LMP 2226111 10 7 LMP 4403 2 12 P 41225 4 LMP 26249 LMS 873 273 275 12 274 (P 9669) D Rem LMP 15241 44 8 48P 44211 1 A P 13442 P 51690 BCP 30288 LMS 3721 BCP 15645 41 12 LMS 1802 9 B 15 L P 16132 Park 29 42 P 8914 RW 80320RW 78233RW 81544 LMP 50618BCP 30583BCHPA EP 72617 LMP 35734LMP 35899LMP 24830LMP 43241LMP 15242LMP 4597 LMP 26401LMP 26402 P 28405 LMP 24835LMP 4404 RW 45029 LMP 24838RP 60276BCP 48431 LMP 27700LMP 7151EP 70164 BCP 48430 RW 18394 LMP 26325 EP 70164 LMP 37897 224 ST.122 AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) 6987-20131587 APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 13, 2015 and Members of Council FILE NO: 2011-069-RZ FROM: Chief Administrative Officer MEETING: COUNCIL SUBJECT: Final Reading Official Community Plan Amending Bylaw No. 6986-2013 Zone Amending Bylaw No. 6845-2011 20660 Maple Crescent EXECUTIVE SUMMARY: Bylaws 6986-2013 and 6845-2011 have been considered by Council and at Public Hearing and subsequently were granted third reading. The applicant has requested that final reading be granted. The purpose of the rezoning is to permit subdivision into two single family lots. First reading to the Zone Amending Bylaw was granted on July 26, 2011. First and second reading to the Official Community Plan Amending Bylaw and second reading to the Zone Amending Bylaw was granted on April 23, 2013. This application was presented at Public Hearing on May 21, 2013. Third reading was granted on May 28, 2013. Council granted a first extension on May 27, 2014. RECOMMENDATION: That Official Community Plan Amending Bylaw No. 6986-2013 be adopted; and That Zone Amending Bylaw No. 6845-2011 be adopted. DISCUSSION: a)Background Context: Council considered this rezoning application at a Public Hearing held on May 21, 2013. On May 28, 2013, Council granted third reading to Official Community Plan Amending Bylaw No. 6986-2013 and Zone Amending Bylaw No. 6845-2011 with the stipulation that Schedule B and C of the OCP be amended concurrently with bylaw approval, and that the following conditions be addressed: i.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; ii.Registration of a Restrictive Covenant at the Land Title Office to preserve and enhance the relocated Thomas Creek; iii.Conduct an Environmental Noise & Vibration Study and register it on title as a Restrictive Covenant at the Land Title Office which addresses acoustical issues and provides recommendations on mitigation approaches; and iv. Conduct an Archaeological Study and submit approval from the BC Archaeology Branch. 1002 - 2 - The following applies to the above: 1.The applicant’s lawyer has registered the geotechnical report prepared for the subject property as a Restrictive Covenant at the Land Title Office. 2.A Restrictive Covenant for the enhancement and relocation of Thomas Creek was received with the Watercourse Protection Development Permit, which was approved by the Director of Planning. 3.The applicant’s lawyer has registered the Noise & Vibration Study prepared for the subject property as a Restrictive Covenant at the Land Title Office. 4.The applicant hired an Archaeology firm, which conducted a study of the subject property to determine in any archaeological sites are located on the subject property. The Katzie First Nation has reviewed the findings of the report, and is in support of the application moving forward. CONCLUSION: As the applicant has met Council’s conditions, it is recommended that final reading be given to Official Community Plan Amending Bylaw No. 6986-2013 and Zone Amending Bylaw No. 6845- 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 J.L. (Jim) Rule” _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Official Community Plan Amending Bylaw No. 6986-2013 Appendix C – Zone Amending Bylaw No. 6845-2011 Appendix D – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Dec 16, 2014 FILE: 2011-069-RZ BY: PC CITY OF MAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:1,500 20660 MAPLE CRESCENT APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6986-2013 A Bylaw to amend the Official Community Plan _______________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 851, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated from Urban Residential to Conservation 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 852, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 23rd day of April, A.D. 2013. READ A SECOND TIME the 23rd day of April, A.D. 2013. PUBLIC HEARING HELD the 21st day of May, A.D. 2013. READ A THIRD TIME the 28th day of May, A.D. 2013. RECONSIDERED AND FINALLY ADOPTED , the day of , A.D.20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 1002.1 206172058011233/9 11258 2066011264 11260 11236 206052063111243/5 2064511253 11240 11252 11249 1123520623 2066120643206732068511230 11226 11261 11239 11202 11246 2063620627/3911208 11232 C A E 1/2 789P 114 1 BCP 7202P 484371114 795 1042 P 10059 P 52216 765 B 2 CANADIAN PACIFIC RAIL WAY P 11457 P 74209 790 *180 P 36414P 43556 1110 N 1/2 A/24 SK 1840 RP 52363 781 S 1/2 RP 7316 P 114 EP 4672B Rem 1 P 908B 790 S 1/2 P 12703 5 A Rem LMP 1131 1 5 7 P 64192 B Pcl. T 780 3 2 P 908 P 11457 SK. 1503Rem 1 SK 3398764 *PP044 786 & 787 S 30' 778 1115 SK. 1503 179 P 83186 RW 60222RW 52217 RW 71974 EP 26083207 STMAPLE CRES LANE DARTFORD STBATTLE AVE ´ SCALE 1:1,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Urban Residential Conservation 6986-2013851 206172058011233/9 11258 2066011264 11260 11236 206052063111243/5 2064511253 11240 11252 11249 1123520623 2066120643206732068511230 11226 11261 11239 11202 11246 2063620627/3911208 11232 C A E 1/2 789P 114 1 BCP 7202P 484371114 795 1042 P 10059 P 52216 765 B 2 CANADIAN PACIFIC RAIL WAY P 11457 P 74209 790 *180 P 36414P 43556 1110 N 1/2 A/24 SK 1840 RP 52363 781 S 1/2 RP 7316 P 114 EP 4672B Rem 1 P 908B 790 S 1/2 P 12703 5 A Rem LMP 1131 1 5 7 P 64192 B Pcl. T 780 3 2 P 908 P 11457 SK. 1503Rem 1 SK 3398764 *PP044 786 & 787 S 30' 778 1115 SK. 1503 179 P 83186 RW 60222RW 52217 RW 71974 EP 26083207 STMAPLE CRES LANE DARTFORD STBATTLE AVE ´ SCALE 1:1,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Add as Conservation To Schedule C 6986-2013852 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6845-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6845-2011." 2.That parcel or tract of land and premises known and described as: Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 1532 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1 (One Family Urban Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 26th day of July, A.D. 2011. READ a second time the 23rd day of April, A.D. 2013. PUBLIC HEARING held the 21st day of May, A.D. 2013. READ a third time the 28th day of May, A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 1002.2 11230 206172058011233/9 11258 2066011264 11260 11236 206052063111243/5 2064511253 11240 11240 11252 11249 1123520623 2066120643206732068511230 11226 11266 11261 11239 11202 11246 2063620627/3911208 11232DARTFORD ST.207 ST.MAPLE CR. BATTLE AVE. C A E 1/2 789P 114 1 BCP 7202P 484371114 795 1042 P 10059 P 52216 765 B 2 CANADIAN PACIFIC RAIL WAY P 11457 P 74209 790 S 1/2 *180 P 36414Rem P 435561110 N 1/2 A/24 SK 1840 RP 52363 781 1186 1 S 1/2 RP 7316 P 114 EP 4672B Rem 1797B 790 S 1/2 P 12703 5 A Rem LMP 1131 1 5 S 1/2 P 64192 B Pcl. T 780 3 2 P 908 P 11457 SK. 1503Rem 1 SK 3398764 *PP044 786 & 787 S 30' 778 1115 SK. 1503 179 P 83186 RW 65007 RW 60222RW 52217 RW 71974 EP 26083´ SCALE 1:1,500 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6845-20111532C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential) APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 13, 2015 and Members of Council FILE NO: 2012-049-RZ FROM: Chief Administrative Officer MEETING: COUNCIL SUBJECT: Final Reading Official Community Plan Amending Bylaw No. 6979-2013 Zone Amending Bylaw No. 6930-2012 12420 269 Street EXECUTIVE SUMMARY: Bylaws 6979-2013 and 6930-2012 have been considered by Council and at Public Hearing and subsequently were granted third reading. The applicant has requested that final reading be granted. The purpose of the rezoning is to permit the subdivision into 91 single family lots not less than 4000 m2 (1 acre) in area. Council granted first reading for Zone Amending Bylaw No. 6930-2012 on June 12, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6979-2013 and second reading for Zone Amending Bylaw No. 6930-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013, and Council granted third reading on May 28, 2013. Council granted a first extension on May 28, 2014. RECOMMENDATION: That Official Community Plan Amending Bylaw No. 6979-2013 be adopted; and That Zone Amending Bylaw No. 6930-2012 be adopted. DISCUSSION: a)Background Context: Council granted first reading for Zone Amending Bylaw No. 6930-2012 on June 12, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6979-2013 and second reading for Zone Amending Bylaw No. 6930-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013, and Council granted third reading on May 28, 2013. Council granted a first extension on May 28, 2014 with the stipulation that the following conditions be addressed: i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii.Confirmation that water supply pressure and availability is sufficient; iii.Amendment to Schedule "B" & “C” of the Official Community Plan; 1003 - 2 - iv. Road dedication as required; v.Park dedication as required, including construction of a multi-purpose trail; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office for municipal water purposes; viii. Registration of a Restrictive Covenant which addresses recommendations to mitigate wild fire hazards for the proposed development; ix.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. The following applies to the above: 1.The applicant has provided the security deposit outlined in the Rezoning Servicing Agreement and has registered the Rezoning Servicing Agreement at the Land Title Office. 2.As part of the Rezoning Servicing Agreement, the applicant will replace the existing pumps in the 270A Street pump station to ensure adequate water supply pressure and availability. 3.The necessary OCP Amending Bylaw and associated schedules were prepared as instructed. 4.As no off-site road dedication is required, on-site road dedication will take place prior to subdivision approval. 5.The applicant has registered a park dedication plan at the Land Title Office. 6.The applicant has registered a geotechnical report as a Restrictive Covenant at the Land Title Office. 7.The applicant has registered a Statutory Right-of-Way plan and agreement at the Land Title Office. 8.The applicant has registered a Wildfire Hazards Mitigation Restrictive Covenant at the Land Title Office. 9.The applicant has submitted a Professional Engineer’s letter confirming there is no evidence of underground fuel storage tanks. - 3 - CONCLUSION: The purpose of this rezoning application is to permit the subdivision into 91 single family lots not less than 4000 m2 (1 acre) in area. As the applicant has met Council’s conditions, it is recommended that final reading be given to Official Community Plan Amending Bylaw No. 6979- 2013 and Zone Amending Bylaw No. 6930-2012. “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 J.L. (Jim) Rule” _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Bylaw No. 6979-2013 Appendix C – Bylaw No. 6930-2012 Appendix D – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 23, 2012 FILE: 2012-049-RZ BY: PC 12420 269 Street CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT272 STBLUE MOUNTAIN CRESBLUE MOUNTAIN CRES271 ST123 AVE 271 ST270A ST269 ST\\ \\\\\\\\ \\!(!( !( !( !( !( SUBJECT PROPERTY ´ SCALE 1:6,000 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6979-2013 A Bylaw to amend the Official Community Plan _______________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 848, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated from Suburban Residential to Conservation. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 849, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 23rd day of April, A.D. 2013. READ A SECOND TIME the 23rd day of April, A.D. 2013. PUBLIC HEARING HELD the 21st day of May, A.D. 2013. READ A THIRD TIME the 28th day of May, A.D. 2013. RECONSIDERED AND FINALLY ADOPTED , the day of , A.D.20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 1003.1 P 65913 C 8 LMP 6073 LMP 1092316 LMP 6073 LMP 6073 P 34392 9 10 P 34392 P 12094 11 BCP 10209 3 12 LMP 140725 10 LMP 60737 LMP 20049 14 B LMP 6073 Rem 32 P 34392 Rem A 16 12 2 9 10 EPP 22559 P 65913 29 LOT 1 Rem 9 NE 1/4 31 BCP 25318 15 17 13 1 11 4 N.E. 1/4 12 LMP 6073 14 19 17 PARK P 34391 10 2 3 1 REM. E 1/2 NW 1/4 11 11 Rem 15 LMP 15210 7 BCP 25318 P 34392 E 1/2 NW 1/4 30 LMP 17142 A 26 13 P 34391 3 4 8 EP 32859 6 1 P 34392 LOT 2 6 LMP 6073 7 LMP 10923 LMP 6073 18 5 6 P 34392 271 ST269 ST123 AVE BLUE MOUNTAIN CRES272 ST270A ST270 STMCNUTT RD´ SCALE 1:7,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Suburban Residential Conservation 6979-2013848 P 65913 C 8 LMP 6073 LMP 1092316 LMP 6073 LMP 6073 P 34392 9 10 P 34392 P 12094 11 BCP 10209 3 12 LMP 140725 10 LMP 60737 LMP 20049 14 B LMP 6073 Rem 32 P 34392 Rem A 16 12 2 9 10 EPP 22559 P 65913 29 LOT 1 Rem 9 NE 1/4 31 BCP 25318 15 17 13 1 11 4 N.E. 1/4 12 LMP 6073 14 19 17 PARK P 34391 10 2 3 1 REM. E 1/2 NW 1/4 11 11 Rem 15 LMP 15210 7 BCP 25318 P 34392 E 1/2 NW 1/4 30 LMP 17142 A 26 13 P 34391 3 4 8 EP 32859 6 1 P 34392 LOT 2 6 LMP 6073 7 LMP 10923 LMP 6073 18 5 6 P 34392 271 ST269 ST123 AVE BLUE MOUNTAIN CRES272 ST270A ST270 STMCNUTT RD´ SCALE 1:7,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Add as Conservation To Schedule C 6979-2013849 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6930-2012 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. 6930-2012." 2.That parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 1572 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of June, A.D. 2012. READ a second time the 23rd day of April, A.D. 2013. PUBLIC HEARING held the 21st day of May, A.D. 2013. READ a third time the 28th day of May, A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 1003.2 12395 1235012265 12291 12310 12357 12485 12695 12298 1235912525 12597 12711 12355 12375 12380 12390 12391 12340 12360 12635 12634 12668 12295 12345 12345 12348 12313 12420 12335 123 8 3 12696 12370 12361 12565 12 4 1 0 12768 12330 12295 12577 1247 0 12785 1254 0 12323 12270 12616 12406P 8097 LOT 1 C LMP 607312 LMP 6073 LMP 6073 10 P 34392 1 P 34392 17 6 10 Rem 9 LMP 10923 17 4 EP 32859 11 14 REM. E 1/2 NW 1/4 7 8 14 31 6 8 9 P 12094 11 5 18 Rem 32 3 10 6 P 34392 BCP 25318 P 34392 1 30 N.E. 1/4 LOT 2 NE 1/4 16 LMP 6073 PARK P 34391 5 P 34392 BCP 25318 2 E 1/2 NW 1/4 9 P 65913 29 B A LMP 6073 11 13 LMP 6073 7 13 P 65913 LMP 6073 26 LMP 15210 P 34391 P 34392 LMP 20049 Rem A 16 12 LMP 17142 LMP 14072LMP 6073 19 LMP 10923Rem 15 7 15 BCP 10209 3 RP 6 591 4 EP 799 30 BCP 2 5 3 1 9 EP 659 15 LMP 20 050 EP 659 16 EP 659 16 LMP 10 924 LMP 60 77 LMP 60 74 LM P 6 0 8 0 LMP 60 70 BCP 45 140 LMP 60 77 BCP 2 5 3 1 9 LMP 43 621 EP 659 16 RP 6 591 4EP 659 15LMP 60 78 LMP 1 0 9 2 4 BCP 25 320 BCP 1 0 2 1 0 EP 659 16 LMP 1 4 0 7 3 LMP 60 79 BCP 15 526 LMP 1 4 0 7 3 LMP 10 924 BCP 2 5 3 2 1 McNUTT RD.270 A ST.123 AVE.270 ST.271 ST.269 ST.BLUE MOUNTAIN CR.´ SCALE 1:7,000 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: A-2 (Upland Agricultural) RS-2 (One Family Suburban Residential) 6930-20121572 C R E E KC R E E KNATURAL BOUNDARYACCORDING TO 2004FIELD SURVEYNATURAL BOUNDARYACCORDING TO 2004FIELD SURVEYD L 7 8 9 0E 1/2N W 1/4S e c 1 9T P 1 5D L6 8 8 1U N S U R V E Y E D C R O W N L A N D29PLAN 65913APLAN LMP140728Rem 9PLAN LMP607314PLAN LMP6073Rem 15PLAN LMP6073PARKPLAN LMP607310PLAN LMP1092313PLAN LMP60738P L A N L M P 6 0 7 3BPLAN LMP14072CPLAN LMP14072NATURAL BOUNDARY ACCORDING TO2004 FIELD SURVEY(CREEK WIDTH TO BE CONFIRMED)NATURAL BOUNDARY ACCORDING TO2004 FIELD SURVEY(CREEK WIDTH TO BE CONFIRMED)3PLAN 343914PLAN 343915PLAN 343916PLAN 343927PLAN 343928PLAN 343929PLAN 3439210PLAN 34392R O A DR O A DR O A DP A R KP A R KR O A DR O A DR O A DR O A DR O A DR O A DR O A DR O A DR O A DP A R KP A R KP A R KP A R KP A R KP A R KP A R KDISTRICT LOT 7890 = 372.832DISTRICT LOT 7890 = 436.425DISTRICT LOT 7890 = 710.160DISTRICT LOT 7890 = 101.253DISTRICT LOT 7890 = 804.150 DISTRICT LOT 7890 = 808.730 STATUTORY RIGHT OF WAYPLAN LMP4362110.404ha20.403ha30.402ha50.404ha60.404ha70.405ha80.400ha90.404ha100.404ha110.403ha120.405ha130.401ha140.403ha150.400ha160.401ha170.401ha180.401ha190.401ha200.401ha220.404ha230.404ha240.404ha250.403ha260.401ha270.401ha280.404ha290.403ha300.402ha310.402ha320.401ha330.403ha340.403ha350.402ha360.403ha370.404ha380.402ha390.404ha400.401ha440.405ha450.405ha460.401ha470.403ha480.402ha490.403ha500.402ha510.404ha520.402ha530.405ha540.401ha550.402ha560.402ha570.404ha580.402ha590.403ha600.401ha610.403ha620.401ha630.402ha640.401ha650.402ha660.401ha670.400ha680.401ha690.402ha700.401ha710.401ha720.401ha730.404ha740.404ha750.403ha760.401ha770.401ha780.401ha790.402ha800.401ha810.401ha820.402ha830.404ha840.401ha850.402ha860.400ha870.405ha880.400ha890.401ha900.402ha910.402haa=45.66546.30064.65352.839a=47.34420.063289.322192.990112.75220.079115.1203.12787.28793.498 235.335 65.82920.00048.4374.847115.74019.91223.218108.242a=50.749 19.359a =1 9.912a=57.42013.519a=53.470a=33.7571.0916.967a=34.38420.154a=16.68762.26664.92262.21420.353a=20.94379.35679.710a =6 7 .53 742.36286.911 19.20068.91964.334 54.4887.31157.43177.11754.621 56.42684.56350.190 50.266a=2.52792.73453.380 35.40192.7341.50853.06320.055a=16.23448.19288.36143.28588.23588.20345.55545.76070.00927.08328.82646.45675.34912.52517.897a=26.52673.7975.62464.611a=36.377103.28846.897a=33.6042.50394.50248.97436.65493.49342.45243.54493.18643.08843.08792.88114.737142.823a=20.79623.181136.03122.542131.82425.186a=18.702210.400haa=37.34092.04444.902117.677 a=6.697a=5.541a=22.92050.632a=6.19763.00426.284a=14.53098.55441.52513.513a=36.75042.908105.17125.47025.656a=18.74793.87713.93513.966121.45915.977a=33.904132.67137.741 a=3 8 .0 1 184.86336.967a=39.74977.292102.635 a=13.93525.40285.17274.040 42.16285.366a=25.67914.81862.987 a=10.46985.36642.931a=10.369119.0889.38013.431 a=41.028126.48225.768 a =3 2 .8 4 4 9.415118.04823.966 28.500 38.73786.41320.17026.46388.208a =3 6 .1 3 8 95.83957.093 a=10.025a=10.00410.000 10.000 a=34.96793.07053.023 a=18.48317.812102.17348.610 36.784107.3492.39213.31525.253 11.26036.969112.23415.01411.17612.12737.707112.76610.64410.9491.916 39.142117.9297.4096.508 20.3089.67824.310a=13.961106.6992.00213.1124.60711.76620.059a=25.213 23.193 93.52012.7548.99412.81014.219 0.7038.373 a =2 2 .0 5 3 7.11873.35426.28613.575a=7.99519.575a=9.79088.94441.805a =3 7.19715.358 52.40580.27758.0007.49915.05455.74466.717a=4.76919.575a=23.986106.5717.4395.25315.1527.01041.253108.11991.50747.82472.1088.02644.944103.91341.20743.034110.47221.27019.08937.528a=4.79894.46049.18533.34077.83134.996a =65.877 73.98633.80084.17920.61018.22473.206a=2.86132.112 a =2 2 .8 9 9 23.946 17.92262.19616.963 93.9935.859 a=6.06116.659a=8.84824.291116.069a=37.100 15.25523.6268.6548.444a=36.51590.54639.23817.54194.111a=6.44829.55693.24142.80111.55736.00082.06055.0262.44536.00058.8108.938a=1 0 2 .2 7 5 30.52377.7087.46753.67573.386a=2 3 .2 1 620.686a=8.040a=1.86655.83861.2419.39811.20612.60515.53516.99637.823a=2 4 .3 4414.725 82.29913.859a=18.05024.45861.2412.1811.263 52.57570.44811.36528.13214.26215.32654.03676.33911.58428.1618.99054.47674.12710.18935.87948.81584.08721.95312.12122.8548.18149.84581.79511.73227.61820.34837.44461.27411.65322.04524.83628.04469.19964.51610.19116.901 a=13.64822.45563.3856.31133.647a=34.1433.679 20.041 12.54715.24756.53076.66253.2127.75861.18771.73071.56729.07871.45856.07842.19367.05557.84866.44062.63562.49961.4792.71355.81866.81658.24560.75070.42259.56768.85963.71619.818a=14.70636.9966.65130.51693.59748.83294.658a=42.909a =6 2 .709a=11.979a=6.420a=65.43955.29121.545a=50.26456.42667.98856.98864.08661.727a=9.51549.52066.20859.963a=2.42369.53566.25863.810a=74.23747.79558.41920.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00010.000P A R KP A R KSEPARATE PLANREQUIRED TO DEDICATECREEK (CROWN LAND)124 AVENUEPLAN EPP2288712PLAN EPP22559PARKPLAN EPP22887COVENANTPLAN EPP2256040.402ha188.401 a=9.949410.405ha420.402ha430.401ha16.784 116.76427.873129.0007.917a=14.04720.000a =21.7 3 4 100.38139.84614.961 12.4496.05593.94345.016a=21.041PROPOSED SUBDIVISION PLAN OF DISTRICT LOT 7890,GROUP 1, NEW WESTMINSTER DISTRICTBENNETT LAND SURVEYING LTD.B.C. LAND SURVEYORS#201 - 275 FELL AVENUENORTH VANCOUVER, B.C.V7P 3R5PH. 604-980-4868FX. 604-980-5856www.bennettsurveys.comMUNICIPALITY OF MAPLE RIDGEBCGS 92G.0280ALL DISTANCES ARE IN METRES AND DECIMALS THEREOF.5025250502525THE INTENDED PLOT SIZE OF THIS PLAN IS 1120mm INWIDTH BY 864mm IN HEIGHT (E SIZE) WHEN PLOTTED ATA SCALE OF 1:1250THIS PLAN LIES WITHIN THEGREATER VANCOUVER REGIONAL DISTRICTREFER TO CURRENT CERTIFICATE(S) OF TITLE FORADDITIONAL, EXISTING OR PENDING CHARGES.NOTE:N:\C0010-NV-2013\12776 PINNACLE-MAPLE RIDGE\12776.00-DRAWINGS\12776.00-LEGAL PLANS\S12776-03P.DWGDISTRICT LOT 7890 DIMENSIONS SHOWN ARE DERIVED FROM:OFFICIAL PLAN OF DL 7890 (4T1718).REVISION:DATE:BY:2NOV-29-2012 - PRELIMINARY SUBMISSIONDSMJAN-22-13 - COMPLETE LOT GEOMETRY REVISIONDSMTABLE OF AREASTOTAL AREA OF LOTSTOTAL AREA OF ROADSTOTAL AREA OF PARK36.6 HECTARES6.36 HECTARES22.2 HECTARESTOTAL AREA OF DL 789065.7 HECTARESTOTAL AREA OF CREEK 0.50 HECTARESMAR-22-13 - SW CORNER SCENERYDSMAPR-12-13 - LOTS 4 & 41-43 GEOMETRY REVISEDDSMAPPENDIX D City of Maple Ridge Sign Control Bylaw No. 7008 - 2013 Effective Date: 1004 City of Maple Ridge Sign Control Bylaw No. 7008 -- 2013 Table of Contents Part 1 Citation ................................................................................................................. 1 Part 2 Severability .......................................................................................................... 1 Part 3 Previous Bylaw Repeal ........................................................................................ 1 Part 4 Definitions ............................................................................................................ 2 Part 5 Interpretation ....................................................................................................... 8 Part 6 General Provisions .............................................................................................. 8 Part 7 Exemption ............................................................................................................ 9 Part 8 Prohibited Signs ................................................................................................ 11 Part 9 Non-Conforming Signs ...................................................................................... 13 Part 10 Maintenance of Signs ....................................................................................... 13 Part 11 Sign Permits and Fees ...................................................................................... 13 Part 12 Inspections and Regulations ............................................................................ 16 Part 13 Specific Sign Regulations ................................................................................. 19 Part 14 Penalty and Enactment .................................................................................. 255 Schedule “A” – Sign Permit Fees .................................................................................... 27 Schedule “B” – Cross Reference Table .......................................................................... 27 Schedule “C” – Temporary Sign Permit Application ...................................................... 27 Schedule “D” – Sign Impoundment Recovery Costs .................................................... 30 City of Maple Ridge Sign Control Bylaw No. 7008 -2013 A bylaw to regulate signs within the City of Maple Ridge. WHEREAS Pursuant to section 908 of the Local Government Act, R.S.B.C. 1996, c. 323 but subject to the provisions of the Motor Vehicle Act R.S.B.C. 1996, C318 and the Transportation Act, S.BC., 2004 c. 44 Council may, by bylaw regulate the number, size, type, form, appearance and locations of signs in the City, and the bylaw may contain different provisions for different zones, different uses within a zone, and different classes of highways; AND WHEREAS Pursuant to sections 8(4) and 65 of the Community Charter , S.B.C., C. 26 Council may, by bylaw regulate and impose requirements in relation to signs and advertising in the City and regulate or prohibit the erection, placing, alteration, maintenance, demolition and removal of a sign, sign board, advertisement, advertising device or structure; AND WHEREAS Council wishes to allow for signs in the City, while simultaneously preserving and enhancing Maple Ridge’s character, and ensuring that signs are designed, constructed, installed and maintained so that energy consumption is minimized, and public safety and traffic safety are not compromised. NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows: Part 1 Citation 1.1 This bylaw may be cited as Sign Control Bylaw No. 7008-2013. Part 2 Severability 2.1 If a portion of this bylaw is held invalid by a Court of competent jurisdiction, then the invalid portion must be severed and the remainder of this bylaw is deemed to have been adopted without the severed section, subsequent, paragraph, subparagraph, clause or phrase. Part 3 Previous Bylaw Repeal 3.1 Sign Bylaw No. 4653 – 1992 (adopted on August 10, 1992) is hereby repealed and the following amendment bylaw I hereby repealed: Maple Ridge Sign Amending Bylaw No.4762-1992. 2 Part 4 Definitions For words not defined in this Bylaw, the definitions contained in the Maple Ridge Zoning Bylaw and the Maple Ridge Highway and Traffic Bylaw as amended from time to time shall apply. Where the same words are defined in more than one bylaw, the definition in this Bylaw shall apply for purposes of administering this Bylaw. “Abandoned Sign” means any sign which no longer directs persons to or advertises a business, lessor, owner, product or activity conducted or product in existence or available on the parcel where the sign is displayed or which is not identifying the owner, occupant, occupancy, user or use of the lot of a building or structure on the lot, on which such sign is situated. “Awning” means a detachable system of fabric or other material which is supported entirely from the exterior wall of a building by a fixed or retractable frame. “Awning Sign” means a non-illuminated sign on an awning which shall only be painted on, affixed to by means of a decal, or form part of the fabric of an awning which does not extend vertically or horizontally beyond the limits of such awning. “Balcony Sign” means a sign supported on, against or suspended from a balcony. “Balloon Sign” means an inflated three-dimensional device which is affixed or anchored to the ground or a structure and which contains information and where the intent is to attract the attention of persons for the express purpose of the communication of that information. “Banner Sign” means a flexible plastic or fabric sign, excluding an awning, affixed to a building that is used as a temporary sign but excludes a flag. “Building” means any structure used or intended for supporting or sheltering any use or occupancy. “Bench Sign” means a sign affixed to, painted or placed upon part of a bench located on public property at a bus stop, rest area or park. “Billboard” means an exterior structure displaying advertising material of a non- accessory nature pasted or otherwise affixed flat to the face of such structure and which exceeds 28m² (301 sq. ft) . “Bus Shelter” a covered structure intended to shelter bus patrons within or above public property which is approved by the City located at a bus stop in ordinary use by buses operated by a public transit authority. “Business” means the carrying on of a commercial or industrial undertaking of any kind or nature or the providing of professional, personal or other services for the purpose of gain or profit. “Building Official” includes the Chief Building Official, Building Inspectors, Gas/Plumbing Inspectors, Electrical Inspectors, Trades Inspectors, Safety Officers and Plan Checkers designated by the Corporation of the City of Maple Ridge. 3 “Bylaw Enforcement Officer” means the person appointed from time to time by the Council to act in the capacity as the City Bylaw Enforcement Officer. “Canopy” means a permanent non-retractable hood, shelter or cover which projects from the wall of a building but does not include a projecting roof. “Canopy Sign” means a sign attached to or constructed on the face of the canopy. “Changeable Copy Sign” means a sign on which copy can be changed manually through the use of attachable letters, numerals, graphics or pictorial panels. “City” means the City of Maple Ridge. “Clearance” means the vertical distance measured from natural grade to the underside of a sign or its supporting structure whichever is less or the bottom of an awning valance. “Construction” means the erection, alteration, replacement, addition, removal, moving and demolition of Buildings, Structures and of all appurtenances thereto including without limitation, electrical and other systems, fittings appliances and accessories of every nature and kind, and includes and all site preparation, excavation, filling and grading, “Construction Sign” means a temporary sign promoting a construction or real estate development project which may also be used to identify the owner, general contractor, sub-trades, architect, engineers and others associated with the design, planning, development and financing of a project under construction. “Corner lot” means a lot at the intersection or junction of two or more highways. “Council” means the Council of the City of Maple Ridge. “Development Sign” means a sign required by the City to identify lands proposed for rezoning or a sign indicating that a site is being developed for any commercial or industrial purposes following Third Reading of a Zoning Amendment Bylaw for such change of zone. Electric temporary signs shall not be permitted for this purpose. “Directional Sign” means a sign which only communicates information regarding pedestrian or vehicular movement on the lot on which the sign is located. “Municipal Engineer” means the Municipal Engineer for the City of Maple Ridge or their designate. “Director of Licences, Permits and Bylaws” means the Director of Licences, Permits and Bylaws for the City of Maple Ridge or their designate. “Director of Planning” means the Director of Planning for the City of Maple Ridge or their designate. 4 “Directory sign” means a sign that identifies the occupants of a building containing more than one occupant. “Election Sign” means a temporary sign promoting a political candidate, party, or cause in relation to a federal, provincial, municipal or school trustee election or public referendum. “Electronic Message Board Sign” means a sign in or on which the information that is displayed can be changed automatically by means of the electronic switching of lamps or illuminated tubes. “Erected” means attached, altered, built, constructed, reconstructed, enlarged, or moved and shall include painting of signs but does not include copy changes on any Changeable Copy Sign. “Facade” means the exterior face of a building upon which a sign is to be placed. “Fascia Sign” means a flat sign, whether illuminated or not, running for its whole length parallel to the face of the wall of the structure to which it is attached and not projecting more than 304.8 mm (1.0 feet ) from the face of the wall to which it is attached and which does not extend beyond the horizontal width nor above the roof line of the building to which it is attached. “Flag Sign” means a flag that represents an organization that is used as a sign but does not include a flag representing a country of the world or any province, Canadian territory or municipal corporation. “Flashing Sign” means an illuminated sign which contains flashing lights, which includes the illusion of intermittent or flashing light, by means of animation or an externally mounted intermittent light source exhibiting pronounced changes in light intensity or exhibits rapid repetition of illumination, but does not include an automatic Changeable Copy Sign indicating only the time, date, or temperature, of electronically controlled messages. “Freestanding Sign” means a permanent sign which is entirely self-supporting and is neither attached to nor forms part of a building or structure, “Frontage” means the length of the common boundary shared by the front lot line of that lot and a highway adjacent to the lot excluding a lane. On a corner lot, the frontage shall be the shorter of the highway boundaries, regardless of the direction the buildings on the lot face. “Front Lot Line” means the lot line common to a lot and an abutting highway excluding a lane. “Government Sign” means a sign authorized to be erected or placed within a highway or on a lot, under the provisions of any statute, Order–in-Council, bylaw, resolution of Council or by order of the Municipal Engineer, and includes, but is not limited to, traffic signs, signals, and pavement markings, street name signs, neighborhood identifications signs, park identification signs and public notice board signs. 5 “Grade” means the average finished ground level directly underneath the sign. Where a sign is located over a street, the average finished grade shall mean the elevation established by the City for the surfaced of the public sidewalk or boulevard, excluding landscape berms and planter boxes. “Height” of a sign means the vertical distance from the grade to the highest part of the sign which includes any portion of architectural feature of the supporting frame. “Highway” means the area of every public right of way lying between two property lines title to which area is vested in the City and which is designated or intended for or used by the general public for the passage of vehicles or persons and means the area of every public right of way lying within any City Park title to which area is vested in the City and which is designated or intended for or used by the general public for the passage of vehicles. “Highway Encroachment Agreement” means an agreement entered into between an individual or company and the City to allow signs on a highway. “Home Occupation Sign” means a non-illuminated sign attached to the dwelling or accessory structure which indicates that a home occupation business, as permitted by Maple Ridge Zoning Bylaw, is conducted within the dwelling or accessory structure on the property where the sign is located provided a valid business licence for such business has been issued by the City. “Identification Sign” means a sign which contains no advertising but is limited to the name, address and number of a building, institution or person and to the activity carried on in the building or institution or person or the occupation of the person. “Illuminated Sign” means a sign designed to give forth any artificial light, either directly from a source of light incorporated in or connected with such sign, or indirectly from an artificial source, so shielded that no direct illumination from it is visible elsewhere than on the site itself. “Logo” means a symbolic representation, not including any words, names or numbers unless part of a registered trademark, which is used exclusively to simplify advertising of a product, business, service or activity and which contains no additional identification, information or message. “Lot” means “parcel” as defined under the Land Title Act, including a bare land strata lot, but excluding a lot created under the Condominium Act. “Lot Line” means any line which forms the boundary of a Lot. “Maximum Height” means the vertical distance measured from the grade as defined in this Bylaw to the highest point of such sign. In the case of a roof sign, the maximum height shall be measured from the roof or parapet level at the location which includes any and all architectural design and detailing. “Minimum Height” means the vertical distance measured from the grade as defined in this Bylaw to the lower limit of such sign or sign structure. 6 “Mural” means a pictorial representation other than a logo or graffiti, painted on a building or structure, which is entirely decorative and does not identify or depict a land use, a business, the name of a person or place, or the sale of a product or service. “Open House Sign” means a temporary sign, which advertises the location of a property for sale at which an open house is to be held. “Permanent Sign” means a sign which is affixed to or constructed as part of a building structure or in the case of a free standing sign, mounted on a permanent base, column or pole that is attached to the ground of the property on which the business is operating. “Portable Free Standing Sign” means a sign, graphic or display for business or information purposes, which can be readily moved from place to place and which is not affixed to a building, to another permanent structure, or to the ground, and may include a sandwich board sign. “Portable Sign” means a sign not fixed to the land or to a building or structure and may include a Banner sign provided the maximum sign area does not exceed 1.2 metres by 2.4 meters (4x8 feet). “Prohibitive Sign” means a sign that provides a warning, prohibition or penalty respecting the site or premises on which it is located, such as “No Entry” “Danger” “Keep Out” or similar such signs. “Projecting Sign” means a sign, other than a canopy or fascia sign, which projects more than 40 cm (16 inches) from the face or wall of any building or structure. “Pump Island Canopy” means a canopy built to shelter fuels at a gasoline bar or gasoline service station and a pump island canopy that is L-shaped or angularly- connected shall be considered to be one pump island canopy. “Pump Island Canopy Sign” means a sign attached to or constructed as part of a gasoline bar or gasoline service station pump island canopy. “Real Estate Sign” means a temporary sign indicating that a parcel of land or property on which the sign is located is available for rent, lease or sale. “Revolving Sign” means any sign or portion of a sign, all or part of which revolves or rotates, or partly revolves or rotates, but does not include animated signs. “Roof” means the top enclosure of a building and does not include a roof that is sloped more than 60º from horizontal. “Roof line” means the horizontal line made by the intersection of the wall of the building with the roof of the building. In the case of a building with a pitched roof, the roof line shall be at the level of the eaves. Or means either the horizontal line made by the intersection of an exterior wall of the building with the roof covering or the top of a parapet wall, whichever is higher. 7 “Roof Sign” means any sign erected or placed wholly or partly above the top of the roofline or parapet of a building. “Sandwich Board Sign” means any one or two faced non-illuminated sign located on a municipal sidewalk for which a valid permit has been issued by the City. “Sign” means any structure, device, advertisement, advertising device or visual representation that is visible from any street, highway, lane or private property, used to advertise, indentify, or communicate information or attract the attention of the public for any purpose and without limiting the generality of the forgoing includes any symbols, letter, figures, illustrations or painted forms, but does not include a flag, mural, traffic control device, or any element which is an integral part of the design of a building. “Sign Area” means the total area within the outer edge of the frame or boarder of a sign. Where a sign has no frame, border or background the areas of the sign shall be the area contained within the shortest line surrounding the whole group of letters, figures or symbols of such sign. Except as hereinafter provided, each side or face of a multiface sign shall be counted in computing the sign area thereof. If a side or face of a multiface sign cannot be seen by a person not on the site of the sign it shall not be counted in computing the sign area thereof. “Sign Copy” means letters, characters, numbers or graphics making up the message on a sign. “Sign Owner” means the person, or his or her authorized agent in lawful control of a sign. “Sign Permit” means a sign permit issued pursuant to this Bylaw. “Special Event Sign” means a temporary sign indicating that a community event or activity is taking place, or is being carried on and excludes third party advertising. “Temporary Sign” means a sign which may be moved or removed and is in place for a limited period of time. “Third Party Advertising” means a sign advertising a business, merchandise, service or activity which is not sold, produced, manufactured, furnished or performed on the parcel on which the sign is located. “Under Awning Sign” means a sign suspended from, and entirely under, an awning. “Under Canopy sign” means a sign suspended from, and entirely under, a canopy. “Vehicle Sign” means any sign or signs attached to or painted on or otherwise attached to a vehicle where the principle purpose of the vehicle is to serve as a sign or a sign support structure. “Wall Sign” means a sign which is painted on or attached generally parallel to a building facade and includes permanent signs installed inside a window which are intended to be viewed from the outside. 8 “Window Sign” means a temporary sign, picture, symbols or combination thereof, painted on, attached to or installed on, or otherwise placed on a window, intended for viewing from outside and includes posters, placards, decals or similar representations but excludes seasonal holiday lighting and decorations, hours of business, street addresses, telephone numbers, accreditation signs and credit card logos. Part 5 Interpretation 5.1 Metric units of measurement are used for all measurements in this Bylaw. Use of Imperial measurements in this Bylaw are for convenience purposes only and should there be a dispute the valid measurement defaults to metric. 5.2 The illustrations in this Bylaw are for illustrative purposes only and they shall in no way be held or deemed to define, limit, modify, amplify or add to the interpretation, construction or meaning of any section in this Bylaw or the scope or intent of this Bylaw. Part 6 General Provisions 6.1 No person shall set up, exhibit, erect, place, alter, move or maintain a sign in the City except those permitted by and in conformance with this Bylaw. A valid sign or demolition permit shall be obtained prior to the set up, exhibition, erection, placing, altering, maintaining or demolition of a sign pursuant to this Bylaw. Read-o-graph and changeable letter signs and electronic message board signs are not considered altered by virtue only of the message being changed. 6.2 The design of every sign shall be aesthetically pleasing and shall not detract from the architectural integrity of any building or structure to which it is attached, or beside which it is located. The arrangement and grouping of signs on a building shall be integrated with the architecture of the said building. Structural supports, bracing and ties for signs shall be kept to a minimum number, consistent with structural adequacy and as much as possible shall be concealed within the body of the sign itself. 6.3 All signs together with their supporting structures and any electrical equipment shall be kept fully operable, in good repair and maintained in a safe and clean condition. 6.4 No sign shall be erected, rebuilt, enlarged, extended, relocated or attached to, suspended from, or supported on any structure or the lands on a lot unless the sign fully complies with the provisions or Maple Ridge Building Bylaw and this Bylaw. 6.5 No sign shall be erected or lit in such a manner as to interfere with the visibility or safe operation of a traffic control device or to interfere with motorist visibility at an access to or egress from a highway or so as to be unsafe to the public in the vicinity of such sign. 6.6 Any sign erected in contravention to this Bylaw may be removed at the expense of the 9 owner, applicant or lessee. 6.7 Signs not specifically permitted in this Bylaw are prohibited. 6.8 Nothing in this Bylaw shall be taken to relieve any persons from complying with the provisions of any other Bylaw of the City. 6.9 This Bylaw applies to the entire area of the City. 6.10 No sign, canopy or structural element for the support or protection of a sign shall have affixed to or contain any flashing, animated, rotating, moving or oscillating electrical components, except for electronic message boards unless expressly permitted in this Bylaw. 6.11 A permit will be issued for either one banner sign or one portable sign at any one time, but not both at the same time. 6.12 Signs projecting over a pedestrian area shall have a clearance to the underside of the projection of at least 2.4 m (8.0 ft) above grade or sidewalk while signs projecting over an area frequented by vehicular traffic shall have a clearance to the underside of the projection of at least 4.2 m (13.8 ft) above grade. No sign shall project over the travelled portion of a highway. 6.13 The illumination for any sign shall not create a direct glare upon any surrounding lot or premises. 6.14 Any sign unlawfully occupying a portion of a highway or public place may be removed by a Bylaw Enforcement Officer. The fees for recovery of the sign are set out in Schedule “D” of this bylaw. Signs not recovered within fourteen (14) days of impoundment may be disposed of by the City. Part 7 Exemption 7.1 This Bylaw does not apply to: (a) notices issued by the government of Canada, the government of British Columbia, a Court, by the City or by the School Board; (b) traffic control devices provided for in the Motor Vehicle Act; (c) signs erected by the Provincial Ministry of Highways for highway purposes. These signs may be flashing and/or illuminated where special circumstances or safety dictates; (d) signs on or over City highways installed or authorized by the Municipal Engineer for control of traffic and parking or for street names and direction; (e) Development Signs required by the City during the processing of development applications, (f) signs located in the interior of buildings and not visible from a highway; 10 (g) murals provided that the mural does not advertise or intend to advertise a specific product or service and they are located on public use buildings or on properties where a Development Permit specifically permits such use; (h) non-illuminated signs inside a store window limited to providing the following information: (i) store hours; (ii) whether the store is open or closed; or (iii) the existence of a sale, where the sign is present for not more than thirty (30) consecutive days in any one (1) six (6) month period; (i) display of goods inside store windows or inside store fronts; (j) flags and emblems of civic, or non-profit societies, educational, religious organizations; (k) signs authorized by the Municipal Engineer in connection with public conveniences including signs on benches, bus stop shelters, and other similar structures; (l) signs containing the building number and street name only, provided the sign area does not exceed 0.18 m (2 sq. ft.) and the numbers or lettering shall not exceed 20 cm (8 in) in height; (m) the Flag of Canada or the Flag of British Columbia; (n) a sign required by law including prohibitory signs; (o) home occupation signs provided they are not larger than .610 m (2 square feet) and are attached to the dwelling or building where the home occupation business is operated from; (p) signs depicting danger, hazard or other safety conditions erected by an individual authorized by a public agency in the performance of his or her duty; (q) memorial plaque, historical tablet and similar markers provided it does not exceed 2.2 sq. m (24 sq. ft.) in area and 2.4 m (8 ft.) in height; (r) neighbourhood watch or block parent sign; (s) permanent subdivision identification sign such as an entry gate sign provided the sign is authorized by a Development Permit or by the Approving Officer at the time of subdivision approval; (t) signs erected by the City for municipal purposes; (u) sponsorship signs (for the purpose of acknowledging sponsors but not for advertising sponsor’s products) erected by the City’s Parks & Recreation 11 Department and/or Community Groups provided the sign area does not exceed 3.0 sq. m (32 sq. ft.); (v) window sign provided the sign does not cover more than 50% (fifty percent) of the window area; (w) banner sign used by the City and non-profit and community organizations for special event and fund raising activities, provided the Banner is used exclusively for: (i) promotion of a special event for a period of no longer than thirty (30) consecutive days in a six (6) month period; (ii) street beautification purposes in the City’s downtown core; (iii) the sign area of the banner does not exceed 2.2 sq. m (24 sq. ft) and (iv) the banner receives City approval prior to the erection of such sign. (x) temporary sign advertising a special event for a community cause or charitable fund raising campaign not exceeding in area of 2.2 sq. m (24 sq. ft); (y) temporary sign advertising an opening date of a place of business or a change of proprietorship provided: (i) the sign area does not exceed 2.2 sq. m (24 sq. ft.) and; (ii) the display of the sign is limited to no more than 30 (thirty) consecutive days; (iii) City of Maple Ridge welcome signs or transit information signs; (z) vehicle signs except when the vehicle is stationary and visible from a highway for a period in excess of four (4) hours. (aa) “Beware of Dog”, “No Trespassing”, “No Discharging of Firearms” and “No Dumping” signs, and signs warning the public of existence of danger provided none of the signs exceed 0.2 square metres in area and do not exceed four (4) feet in height. Part 8 Prohibited Signs 8.1 Signs that are not expressly permitted or exempted by this bylaw are hereby prohibited. 8.2 Without restricting or limiting the generality of the foregoing, the following signs are 12 specifically prohibited: 8.2.1 Any flashing, animated or chasing-border signs or moving signs of any kind (other than the plainly illuminated hands of a clock or temperature indication), or any sign in respect of which any part thereof is flashing, animated or moving. This subsection applies to any strobe light or other devices which have emissions whether emitting sound, odour or other matter; 8.2.2 Pennants, bunting, flags (other than patriotic flags), balloons or other inflatable devices; 8.2.3 Banner signs except as specifically permitted under this bylaw; 8.2.4 Roof signs, balcony signs and signs mounted or supported on the deck of a canopy; 8.2.5 Any signs that obstruct any part of a doorway, balcony, or a window that would otherwise be capable of opening; 8.2.6 Off-premise or third party signs except where specifically provided for elsewhere in this bylaw; 8.2.7 Election signs are prohibited on any municipal park land or other lands owned or leased by the municipality. 8.2.8 Any open tube neon sign except; (a) those exempted pursuant this Bylaw; (b) those permitted by a Development Permit; (c) those permitted inside windows of a business premises pursuant to this Bylaw; (d) any sign on the side of any facia, awning or canopy; (e) signs recessed in canopies or awnings above fuel dispensing facilities; (f) no signs shall create a real or potential hazard to the safe, efficient movement of vehicular or pedestrian traffic; (g) no sign shall be placed in a manner that may obstruct any window opening, door opening, passageway, fire escape, walkway, vehicular driveway or similar feature; (h) flashing sign, except in special sign areas; (i) roof signs; (j) portable sign, excluding sandwich-board signs; 13 (k) revolving signs, except in special sign areas; (l) billboard sign; (m) gas or other inflated signs supported from the ground or roof by rope or wire line; (n) any other sign not specifically permitted under this Bylaw; and (o) no signs, whether made out of paper, cardboard, cloth, canvas, plastic or similar materials, shall be tacked, posted or otherwise affixed to the walls of any structure, tree, pole, hydrant, bridge, fence or any other surface within a public place. This section shall not apply to banners, posters, placards, or notices posted by or on behalf of the City pertaining to municipal matters, or police traffic control signs and notices. Where a fence hoarding is erected on any street during the construction or alteration of a building, no signs other than those relating to the said construction or alteration shall be placed upon the said fence or hoarding. Part 9 Non-Conforming Signs 9.1 Any sign or advertisement lawfully erected, constructed or placed prior to the adoption of this Bylaw, although such sign does not conform with the provisions of this Bylaw, may remain and continue to be used and maintained, provided however, that no such sign shall be reconstructed, altered or moved in the City unless such sign shall be made to conform in all respects with the provisions of this Bylaw. Part 10 Maintenance of Signs 10.1 Every sign shall be maintained in good repair and in a neat and safe condition at all times. 10.2 Normal sign maintenance, including replacement copy, lighting and refurbishing of signs shall not require a Sign Permit but shall conform to all other requirements of this Bylaw. 10.3 All signs shall be maintained structurally sound and free from all hazards caused or resulting from decay or failure of structural members, fixtures, lighting or appurtenances. All sign area, background, copy and lighting shall be maintained in readable and clean condition and the site of the sign shall be maintained free of weeds, debris and rubbish. Part 11 Sign Permits and Fees 11.1 Requirements for a Permit 14 Every person proposing to construct, erect, place, alter, rebuild, reconstruct, move, demolish or remove a sign shall obtain a sign permit if required by this Bylaw, and all necessary approvals as required by the Maple Ridge Building Bylaw and Maple Ridge Zoning Bylaw and Maple Ridge Highways and Parking Bylaw. 11.2 Application Requirements 11.2.1 An application for a sign permit shall be made to the Building Department and shall: (a) be made on an approved application form; (b) be signed by the property owner or his agent; (c) specify: (i) the street address of the premise and legal description of the parcel on which the proposed sign will be located; (ii) the name and address of the owner of the premises or parcel or the company for whose benefit the sign is intended and where the application is made by an agent of the owner or company, the name and address of the agent; (iii) the name and address of the person or sign company manufacturing, erecting, placing, altering, demolishing or removing the sign for which the application is made; (d) be accompanied by 2 copies and duplicates of scaled drawings of the lot and improvements thereon specifying: (i) details of all existing signs and buildings on the lot; (ii) scaled drawings showing location, type, size, weight, construction, colour, finishing material and estimated costs of all proposed signs, or proposed changes to existing signs and supporting structures; (iii) detail survey of property showing existing and proposed setbacks in accordance with the City’s Zoning Bylaw of all existing and proposed structures and signs; (iv) scaled drawings showing the dimensions, maker’s name and weight of the sign and, where applicable, the dimensions of the wall surface and the height of the building to which it is attached; (v) the dimensions and weight of the supporting structure of the sign; 15 (vi) the maximum and minimum height of the sign from grade; (vii) the proposed location of the sign in relation to the boundaries of the parcel upon which it is to be located; (viii) the off-street parking area, parking lot aisles, site access points and driveways; (ix) the dimensions and areas of any proposed landscaped areas, if applicable to the sign type; (x) the description of the advertising copy of wording to be displayed, including the style, size, colours of all the letters, logos or similar copy of the sign; (xi) for an illuminated sign, information on the technical means by which the illumination is to accomplished; (xii) where the sign is to be attached to an existing building, a current photograph of the face of the building to which the sign is to be attached; (xiii) structural, footing details and material specifications for a proposed free-standing sign; (e) the Manager of Inspection Services will require all freestanding signs to be sealed by a structural engineer with the applicable building code schedule included as part of the submission. (f) Any other information that is relevant to the issuance of the sign permit. 11.3 Permit Fees As per Schedule “A” of this Bylaw. 11.4 Permit Expiry Where application has been made for a permit and the proposed work set out in the application conforms with this and all other bylaws of the City’s and the British Columbia Building Code the Building Department shall issue a Sign Permit for which the application is made. The permit shall expire if active work is not commenced within a period of ninety (90) days from the date of issue of the permit. 11.5 Refusal of Permit 11.5.1 The Building Department may refuse to issue a permit if: 16 (a) the information submitted for the Sign Permit is contrary to the provisions of the bylaw; (b) the information required to be submitted under this bylaw is incomplete or incorrect; (c) issuance is prohibited by or does not comply with the provisions of a Municipal Bylaw, the British Columbia Building Code or the specification of the “Canadian Electrical Code” adopted by the Canadian Standards Association; or (d) the sign creates a potential hazard to the safe efficient movement of vehicular or pedestrian traffic. 11.5.2 Notwithstanding any clause in this bylaw, if any work for which a permit is required by this bylaw has been commenced before the permit has been issued by the Municipality, the applicant shall pay the Municipality a permit fee that is equal to 2 (two) times the permit fee described in Schedule A – Sign Permit Fees of this bylaw. Part 12 Inspections and Regulations 12.1 Inspections for Compliance 12.1.1 The Director of Licences, Permits and Bylaws or any other official of the City is hereby authorized to enter at all reasonable times on any property, building or premises that is subject to regulation under this bylaw to ascertain whether the regulations and provisions of the bylaw are being or have been complied with and any person employed from time to time by the City as the Manager of Inspection Services, Bylaw Enforcement Officer or Building Official is hereby designated to act in his place for the purpose of administering this Bylaw. 12.1.2 The Building Official and Bylaw Enforcement Officer and their respective designates have the authority to order the painting, repair, alteration, clean-up or removal of signs which become deteriorated, dilapidated, abandoned or which constitute a hazard to public safety. 12.1.3 Where necessary, the projecting cantilever system shall be used to support signs, and in no case shall the “A” frame system be used. 12.1.4 No sign, nor any guy, stay, or attachment thereto shall be erected, placed or maintained by any person on rocks, fences or trees, except in the case of temporary signs complying with the requirements of this Bylaw and decorative logo designs painted upon or affixed to a temporary construction fence or hoarding erected on a construction site only, for a time period not exceeding the period of construction. No sign, guy, stay or 17 attachment thereto shall interfere with any electric light, power, telephone or telegraph wires, or the supports thereof. 12.1.5 Every sign and the immediate surrounding premises shall be maintained by the owner or person in charge thereof in a clean, sanitary and inoffensive condition and free and clear of all obnoxious substances, rubbish and weeds. 12.1.6 The Building Official may order the correction of any work which is being or has been improperly done under a permit. 12.1.7 The Building Official may order the cessation of work that is proceeding in contravention of this bylaw by the placing of a “Stop Work Order” on the building, sign or elsewhere as appropriate on the property on which the contravening work is taking place. 12.1.8 It shall be unlawful for any person to continue to work once a Stop Work Order has been issued. 12.1.9 It shall be unlawful for any person to tamper with, deface or remove a Stop Work Order once it has been placed on the property by the Building Inspector. 12.2 Special Approvals 12.2.1 No sign except a light weight canvas awning or canopy sign shall be displayed upon or suspended over any public street or public place unless the owner has entered into an agreement with the City and has deposited a comprehensive general liability insurance policy for limits of not less than five million dollars ($5,000,000) inclusive and duly endorsed to note the insured’s acceptance of contractual liability under the “Hold Harmless” clause in the sign agreement and further endorsed to note such policy will not be lapsed or cancelled without thirty days written notice to the City as long as the named insured’s sign remains on or over any public street. A copy of each renewal certificate shall be deposited with the City as a condition for the continued display of such sign. In the event that the owner shall fail or neglect to provide the insurance coverage required by this section, it shall be lawful for the City to forthwith and without prior notice, order the owner to remove such sign which is erected on private premises but encroaches onto or over a public street or public place and the said sign shall be removed forthwith, and in default thereof by such owner, it shall be lawful for the Municipal Engineer with such employees or agents of the City as he may deem requisite, to enter upon the said premises and effect such removal at the expense of the person in default, and the City shall recover the expense thereof, with interest at the rate of six (6) percentage 18 per annum, with costs in like manner as Municipal Taxes on the said premises. 12.2.2 Every such owner shall remain fully responsible for all losses, costs, damages or expenses which may arise as the result of the display of said sign until such time as the same has been removed. 12.3 Removal of Signs 12.3.1 The owner of any lot upon which an abandoned sign is located shall remove such sign within fifteen (15) days of the same becoming an abandoned sign. 12.3.2 The Director of Licences, Permits and Bylaws or their designate may remove from public property any sign installed or placed without a valid permit. 12.3.3 Recovery costs for impounded signs are as per Schedule D of this bylaw. 12.4 Comprehensive Sign Plan 12.4.1 Any development site of not less than 0.2 hectares in any Commercial or Industrial City that is comprised of a number of individual establishments forming a comprehensive development unit may make application for comprehensive sign plan approval. Such a plan, which shall include the location, size, height, colour, lighting and orientation of all signs, and shall be submitted for approval to the Director of Licences, Permits and Bylaws or their designate. 12.4.2 Such a comprehensive plan shall comply with the overall sign area and density regulations of the bylaw and shall result in an improved relationship between the various parts of the plan. 12.5 Development Permit Areas On lands which have been designated Development Permit Areas, sign regulations contained in this Bylaw may be varied through the application and approval of a Development Variance Permit by Council. The erection of a new sign or the replacement, alteration or modification of an existing sign (a sign permitted and constructed through a Development Permit) which has been included in an existing Development Permit, shall require an amendment to the Development Permit. 12.6 Variance Variances to the provision of this Bylaw may be granted by Council through a Development Variance Permit in accordance with the City of Maple Ridge Zoning Bylaw. 19 Part 13 Specific Sign Regulations The following regulations apply specifically to the types of signs referred to in each section heading. 13.1 Awning signs: (a) shall be permitted in Commercial, Industrial and Public Service zones; (b) shall only be permitted where the awning is projecting more than one (1) metre (3.3 feet) from the building face; (c) shall not be electrified; (d) may be indirectly lighted; (e) shall have the same copy area as that permitted in Part 13; 13.3 Facia Signs of this bylaw for requirements of facia signs; (f) shall have a minimum height of 2.5 metres (8.2 feet) from the nearest finished grade of the site and shall not project below the lower edge of the canopy or awning; (g) shall have a maximum height of 7.62 metres (25 feet) and furthermore the sign shall be no higher than the top of the roof line or wall of the building to which it is affixed; 13.2 Canopy Signs 13.2.1 Shall be permitted in Commercial, Industrial and Public Service zones; 13.2.2 The minimum height of a canopy sign above the nearest finished grade of the site shall be 2.5 metres (8.2 feet) and shall not project below the lower edge of the canopy; 13.2.3 The maximum sign area shall be 0.6 square metres (6.5 square feet) per lineal metre of the canopy frontage to which it is affixed and a maximum of sixty (60) percent of the background of the sign can be copy. For theatres and cinemas, the maximum shall be 1.6 square metres (17.2 square feet) per lineal metre of the canopy frontage to which it is affixed and a maximum of sixty (60) percent of the background of the sign can be copy, but in no case shall the sign area exceed 60% of the canopy area to which the sign is to be placed. 13.2.4 No canopy sign shall extend or project above the upper edge of a canopy or marquee by more than 600mm (2.0 feet) 13.2.5 The vertical dimension of a canopy sign shall not exceed 600mm (2.0 feet). For theatres and cinemas the maximum 20 shall be 1.5 metres (4.9 feet). 13.2.6 The width of the base of the canopy shall not be less than the length of the projection. 13.3 Facia Signs 13.3.1 Only the frontage of the property on which the sign is located shall be used for sign area calculations. 13.3.2 A facia sign shall not project more than 304.8 mm (1.0 feet) beyond the building face and shall not extend above the sill of any window or above guard rails or balustrades immediately above such sign. 13.3.3 The minimum height of a facia sign shall be 2.5 metres (8.2 feet) from the nearest finished grade of the site on which they are situated; provided however, that this subsection does not apply to: (a) Facia signs created by printing, painting or inscribing directly upon a wall of a building or structure; (b) Facia signs situated entirely over private property and immediately above a landscaped area designated to keep pedestrians away from the wall to which the sign is affixed; (c) Facia signs entirely recessed into the wall to which they are affixed; 13.3.4 No part of a facia sign shall project above the wall to which it is affixed. 13.4 Freestanding Signs 13.4.1 The minimum height of a freestanding sign shall be 2.5 metres (8.2 feet) provided, however, that freestanding signs may be less than 2.5 metres (8.2 feet) from the nearest finished grade of the site upon which they are situated where: (a) they are situated on or over land other than that used from time to time as a place for the parking of automobiles or used as a driveway; and (b) such signs do not obscure the view from a road or sidewalk or other premises in the vicinity; and (c) where such signs are an integral part of a permanent comprehensibly designed landscaped area, such landscaping to be in size equal to that of the sign. 13.4.2 Where a freestanding sign projects over a vehicular traffic area 21 such as parking lot aisles or driveways, a minimum clearance of 4.2 metres (13.8 feet) shall be maintained. Where the vehicle traffic area serves as the fire department access route this height shall be increased to 5 metres (14.60 ft). 13.4.3 The maximum height of a freestanding sign shall be 10.5 metres (34.5 feet). 13.4.4 A freestanding sign may be located in a required yard provided that such sign is not closer than 1.5 metres (4.9 feet) to: (a) the point of intersection of the intersecting property lines on a corner lot; (b) any adjoining lot; (c) any site access or exit points. 13.4.5 For each freestanding sign, landscaping around the base of the sign on the site shall be provided as follows: (a) 1 square metre (10.8 square feet) of landscaping for every 1 square metre (10.8 square feet) of sign copy; and (b) 0.2 square metres (2.2 square feet) of landscaping for every 0.1 metre (4 inches) height above 3 metres (9.8 feet). 13.4.6 For a freestanding sign, no guy wires shall be used. The support structure shall form an integral part of the design. 13.4.7 The copy area for freestanding signs shall not exceed sixty (60) percent of the sign area. 13.5 Projecting Signs 13.5.1 The minimum height of a projecting sign shall be 2.5 metres (8.2 feet) from the nearest finished grade. 13.5.2 The maximum area of a projecting sign shall be seven (7) square metres (75.4 square feet) and the copy area of the sign shall not exceed sixty (60) percent of the sign area. 13.5.3 No part of a projecting sign shall be higher than the top of the roof line or wall to which it is affixed, except that the surrounding structure may extend 300mm (1.0 foot) above the parapet or roof line of a building provided the surrounding structure is not being used to calculate allowable copy area. 13.5.4 The maximum height of a projecting sign shall be 7.5 metres (24.6 feet) from the nearest finished grade. 13.5.5 The maximum projection shall be 1.5 metres (4.9 feet) beyond 22 the building face to which it is affixed. 13.5.6 The sign may project 250mm (10 inches) from the building face for each metre that the sign is located from the nearest edge or corner of the business premise to which the sign pertains. 13.6 Temporary Portable Sign 13.6.1 One (1) portable non-flashing sign identifying a business may be permitted per legal lot provided that: (a) where a legal lot is comprised of a number of strata lots, only one sign is permitted for the parent legal lot; (b) the sign is no larger than 3 square metres (32.3 square feet) in area per sign face; (c) the sign shall not be located on any public right-of-way nor on any public property; (d) only Banner type signs shall be permitted as Temporary Portable Signs; (e) no portable sign shall be energized by any means other than that approved by the electrical code. 13.6.2 Temporary signs pertaining to community campaigns, drives or events are subject to a permit as per Schedule C of this Bylaw. 13.6.3 A temporary portable sign shall be permitted for one thirty (30) day consecutive time period in a ninety (90) day period. 13.6.4 Any portable sign up for longer than the permitted thirty (30) days may be removed at the owner’s expense. 13.6.5 Any portable sign placed on public right-of-way may be removed at the owner’s expense. 13.6.6 The conditions set out in section 13.6 do not apply to City sanctioned event advertising. 13.7 Electronic Message Board Sign 13.7.1 Changeable copy Electronic Message Board Signs shall be permitted to a maximum area of three (3) square metres (32.3 square feet) per sign face in addition to the allowable Sign Area for the primary Freestanding Sign in those zones allowed in Schedule B of this bylaw. 13.7.2 Electronic Message Board Signs are not permitted on 23 secondary Freestanding Signs on the same property. Where permanent Electronic Message Board Signs are installed, no temporary portable signs are permitted. 13.7.3 Any area exceeding the above mentioned three (3) square metres (32.3 square feet) shall be included in the total calculation for sign area. 13.8 Readograph Signs 13.8.1 Changeable copy readograph signs shall be permitted to a maximum area of three (3) square metres (32.3 square feet) per sign face in addition to the allowable sign area for the primary freestanding sign in those zones allowed in Schedule B of this bylaw. It is not permitted on secondary Freestanding Signs. Where permanent readograph signs are installed, no temporary portable signs are permitted. 13.8.2 Any area exceeding the above mentioned three (3) square metres (32.3 square feet) shall be included in the total calculation for sign area. 13.9 On Site Directional Signs One (1) Directional Sign not exceeding 0.75 square metres (8.0 square feet) per side shall be permitted at each entrance and exit from a property in addition to signs permitted in Schedule B of this bylaw. 13.10 Menu Board Signs One (1) exterior menu board sign not exceeding a total sign area of 3.0 square metres (32.2 square feet) shall be permitted for drive-through restaurant type businesses in addition to signs permitted in Schedule B of this bylaw. 13.11 Election Signs Election Signs for federal, provincial, municipal and school trustee elections are permitted provided that: (a) in the case of provincial or federal elections, the signs are not erected more than thirty (30) days prior to the election or event and are removed within four (4) days after the election; (b) in the case of municipal and school trustee elections, the signs are not erected more than twenty (20) days prior to the general local election or event and are removed within four (4) days after the election; (c) the sign size does not exceed 1.48 square metres (16 square feet); 24 (d) the maximum height of the election sign, above grade, does not exceed 2.438 metres (8 feet) and is not less than 0.305 metres (1 foot). (e) the maximum number of election signs permitted per candidate is 300 (three hundred); (f) the maximum number of election signs that are the size set out in section (c ) per candidate is 100 (one hundred); (g) the sign is not illuminated; (h) a deposit is left with the City as per Schedule A of this bylaw; (i) the placement of the sign does not interfere with traffic sightlines at street intersections or with the safety of pedestrians. (j) the placement of election signs are permitted on private property with the consent of the owner or occupant of the property; (k) Elections Signs are not permitted on any vehicles or trailers attached to vehicles or any roof top or any existing sign, with the exception of magnetic vehicle signs; (l) Election signs are prohibited on any municipal park land or other lands owned or leased by the municipality; (m) regulations regarding the size, placement and permitted dates for posting Election Signs apply to those posted on private property as well as public; (n) the Bylaw Enforcement Officer, or his designate, may remove any election sign that the Bylaw Enforcement Officer has reasonable grounds to believe is erected or in a place in contravention of municipal Bylaws; and (o) Election signs that have been removed in accordance with the section above will be stored for a period of four (4) days and the candidate or their agent may claim the sign(s) during that period, following which the material may be destroyed or otherwise disposed of by the City. The Candidate or his Agent will be notified of the problem with the sign and where the sign can be claimed; and (p) other than as authorized in writing by the City, no person shall display on any election sign or other election advertising a logo, trademark or official mark, in whole or in part, owned or licensed by the City. 25 Part 14 Penalty and Enactment 14.1 Every person who violates a provision of this bylaw, or who consents, allows or permits an act or thing to be done in violation of a provision of this bylaw, or who neglects to or refrains from doing anything required to be done by a provision of this bylaw, is guilty of an offence and is liable to the penalties imposed under this bylaw, and is guilty of a separate offence each day that a violation continues to exist. 14.2 Every person who commits an offence is liable on summary conviction to a fine not exceeding the maximum allowed by the Offence Act. READ A FIRST TIME on November 25, 2014. READ A SECOND TIME on November 25, 2014. READ A THIRD TIME on November 25, 2014. ADOPTED by the Council on [Date] Schedules Schedule “A” – Sign Permit Fees Schedule “B” – Cross Reference Table Schedule “C” – Temporary Sign Request Schedule “D” – Sign Impoundment Recovery Costs PRESIDING MEMBER CORPORATE OFFICER 26 Schedule “A” – Sign Permit Fees a)Each applicant for a sign permit shall submit a non-refundable processing fee of $62.00 plus applicable taxes. If the sign is approved, this fee will be credited towards the appropriate permit fee as set out below. b)The following permit fee, plus applicable taxes, will be assessed for all new signs based on total sign area. For multi-faced signs, the total sign area shall be the aggregate of sign area on all faces. Up to 3 sq. m [32 sq. ft.]..................................................................................$136.00 Larger than 3 sq. m [32 sq. ft.] up to 6 sq. m [64 sq. ft.]..............................$201.00 Larger than 6 sq. m [64 sq. ft.] up to 10 sq. m [110 sq. ft.].........................$268.00 Larger than 10 sq. m [110 sq. ft.] up to 15 sq. m [160 sq. ft.].....................$337.00 Larger than 15 sq. m [160 sq. ft.] up to 18.6 sq. m [200 sq. ft.].................$403.00 Over 18.6 sq. m [200 sq. ft.]...........................................................................$536.00 c)If an applicant proposes to relocate or alter an existing sign (excluding a temporary on-site real estate development/construction sign or temporary off- site real estate development/construction sign) on the same lot without enlarging it, a relocation or alteration fee of $126.00 plus applicable taxes will be charged under a sign permit. d)Enlargement, rebuilding, relocation and extension of an existing sign (in height, sign area or both) amounts to an erection of a new sign and requires a sign permit. e)Temporary on-site real estate development/construction signs and temporary off- site real estate development/construction signs shall be assessed the permit fee as stipulated in this bylaw and a removal deposit of $500.00 shall be paid by the applicant. This deposit is refundable if the applicant removes the sign within the stipulated period. If the applicant fails to remove the sign to the satisfaction of the City of Maple Ridge, the removal deposit shall be forfeited and the City of Maple Ridge may use the money to offset the cost incurred by the City to remove the sign. f)Temporary signs, including Election signs are subject to a security deposit of $100. This deposit is refundable providing that all signs are removed within the agreed time frame. 27 Schedule “B” – Cross Reference Table The following cross reference indicates the type of sign that shall be permitted in a specific zone. This diagram is included FOR CONVENIENCE ONLY and is not part of the sign bylaw. SIGN TYPES ZONE AWNING CANOPY CHANGEABLE READOGRAPH DEVELOPMENT FACIA FREESTANDING HOME OCCUPATION PROJECTING A-1 A-2 A-3 R-1 RS-1B RS-1A RS-1 RS-2 RS-3 RM-1 RM-2 RM-3 RM-4 RM-5 RT-1 SRS RG RG-2 RG-3 RE RMH √- PERMITTED in the zone × - NOT PERMITTED in the zone ×× – PROHIBITED IN THE MUNICIPALITY ×× Signs prohibited in the Municipality include: Animated; Billboards; Roof (unless approved by a DVP); Flashing/Oscillating; Balcony Audible/Odor; Paper/Cardboard; 28 Schedule “C” – Temporary Sign Permit Application Pursuant to Section 13.6 of Sign Control Bylaw No. 7008-2013 Date: Name of applicant: Applicant’s phone number: Applicant’s e-mail address: Name of group or organization (if applicable): Address of group or organization: Phone number of group or organization: Event start date: Event end date: Date signs will be erected: Number of signs: Size of signs: Sign copy: Location of signs (please be specific): 29 Schedule “C” – Temporary Sign Permit Application Pursuant to Section 13.6 of Sign Control Bylaw No. 7008-2013 This permit shall be valid and subsisting from the day of _ and shall expire on the day of __ _____ at ___ (pm) AND at all times during the currency thereof, shall be subject to cancellation if the holder thereof shall neglect, fail or refuse to observe and to comply with all the requirements of Maple Ridge Sign Control Bylaw No. 7008 - 2013, and is issued subject to the following conditions: 1)That all necessary plans and specifications of any works involved have been deposited with the Building Department and have been approved; 2)That the applicant shall hold and save harmless the City of Maple Ridge from and against all claims, damages and lien claims of every kind, arising out of or in any way connected with any works or other things for which this Permit is issued; 3)That the applicant shall replace and repair all municipal infrastructure effected by the work and such infrastructure is to be returned to an equal or better condition than that which existed prior to the work, all within 24 hours of the completed work, to the satisfaction of the City of Maple Ridge; 4)That the applicant will deposit with the City a sum of One Hundred Dollars ($100.00) in cash or cheque, to guarantee the fulfillment by me of the terms and conditions set out herein within the time specified in this permit. (Signature of applicant) Application: Approved or Declined Authorization: Municipal Engineer Security Deposit ($ ) Refundable Receipt No.: 30 Schedule “D” – Sign Impoundment Recovery Costs Recovery costs for impounded signs are as follows: Sign removal requiring equipment $150.00 Sign removal not requiring equipment $50.00 Page 1 of 5 City of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: November 25, 2014 and Members of Council FROM: Chief Administrative Officer ATTN: Council SUBJECT: Proposed Sign Control Bylaw No. 7008-2013 EXECUTIVE SUMMARY: The purpose of this report is to provide Council with proposed amendments on Sign Bylaw No. 7008 - 2013. A report on this Bylaw was presented to Council Workshop on July 7, 2014 and it was decided by Council to not proceed with the Bylaw at that time. Staff have now been asked to bring the Bylaw forward for consideration of three readings. As a reminder on the content of the proposed Bylaw it includes updates to the election signs section of the bylaw. The proposed changes do not reference developer or builder signs. Based on meetings held in June 2014 with the development community there remains issues with the development signs that warrant further discussions. The current Sign Bylaw was adopted in 1992, over twenty years ago, and Maple Ridge has gone through many changes in that time particularly in the downtown core. Signs play a major role for businesses and other community activities for advertising purposes and to assist the public in locating a business. There are times when additional temporary signage is necessary to draw attention to specific sales, a new business location or other similar short term changes in operation. The proposed new Bylaw is intended to improve and simplify the issuance of sign permits and deals more with process and providing the correct authorities necessary for compliance and less on changing the design, types and size of existing signage in the District. There are no changes to the size of facia, free- standing, canopy or projecting signs would create a number of existing non-conforming signs. This would be challenging for business and sign companies to repair or replace their sign coverage. RECOMMENDATION(S): THAT Maple Ridge Sign Control Bylaw No. 7008-2013 be given first, second and third readings. DISCUSSION: a)Background Context: Council has reviewed the proposed bylaw over the past year, most recently on July 7. In June of 2014, staff held two Public Information Meetings, the first on June 12, 2014 for members of the public interested in discussing possible changes to the Sign Bylaw. This meeting was advertised on our website as well as through our local newspaper. The second meeting was held on June 13, 2014 and was attended primarily by developers who have a vested interest in any potential changes to the Bylaw. The invitations to this particular meeting was based on a list of 80 emails that the Licences, Permits and Bylaws Department use to invite Developers and Builders to the two Builders Forums held each year by our Building Department. Based on these two meetings, it is apparent that there are varying and opposing opinions on developer’s signs. The members of the public were concerned with the number, placement and size of the signs. The developers’ concerns were centered around bringing potential buyers to their sites with the use of large directional signs at major intersections. Currently the Proposed Bylaw does not reference Developer/Builders signs however the rest of the Bylaw is ready to move forward for consideration and possible adoption. Based on the meetings held in June there remains Page 2 of 5 outstanding issues with development signs that warrant further discussions. There is also a need to encourage more developers and builders to participate in these discussions. The main focus has been to make the Bylaw more user friendly and easier to read and interpret. The proposed Bylaw corrects a number of significant problems with the current Bylaw; the key areas are as follows: 1.Significant improvements and additions to the Definition Section of the Bylaw to provide clarity of terms and positions. 2.Identifying and separating those sign types that either wholly or partially encroach onto municipal property, whether they are on the roadway, sidewalk, boulevard, or overhang any of these areas. Liability issues must be dealt with for these encroachments by way of third party liability insurance to protect the District against potential liability claims. 3.Sandwich Board or Pedestal Signs to be dealt with as an encroachment agreement between the Engineering and Bylaw Departments with specific requirements for placement, size and liability insurance. Encroachments where permitted, must be incorporated into the streetscape in a safe manner or they must be prohibited completed. 4.Where applications are made for sign types that are not addressed in the Sign Bylaw the applicant has the option of using the Development Permit process. The appropriate changes have been made to the Bylaw to clarify this process. 5.Incorporate into the Bylaw, the current process on requests for the placement of private and public sector information signs on public rights of ways for specific short periods of time. 6.Incorporate into the Bylaw requirements for signage for the True North Fraser Signage Program as well as the Heritage Commission sign program. 7.Updating the requirements for elections signs 8.Clearly defined time frame for the municipality to remove signs that no longer apply to the property they advertise. 9.The use of “banner” type signs as temporary portable signs instead of the free standing read-o-graph signs. 10.An increase in sign application fees. The last fee increase was approved by Council in 1990 by Bylaw Amendment 4373-1990. The increases in the proposed Bylaw bring them in line with the actual cost of provided the service. The work completed on the proposed new Sign Bylaw is to create an integrated sign permit system that involves the Permits and Bylaws Department along with Engineering and at times the Planning Department. The intent of proposed Bylaw is to provide for more clarity in the application process and clearly differentiate between signs on private and public property. The proposed Bylaw sets out the process for applying for each type of sign where applicable. Additional amendments provided for in the proposed Bylaw include changes to the definitions that have been made to clarify the terms and to reflect current staff titles. In addition, the appropriate amendments were made to provide for imperial conversions to metric measurements in the Bylaw. This equivalency has been requested by the public on a consistent basis. The metric measurement is the legal measurement in Canada while the imperial conversion is for convenience and readability only. Page 3 of 5 A specific section has been created for Temporary Service Event signs. This type of sign permit is for Health and Welfare and community organizations such as schools, service clubs, churches, and municipal sponsored events and only events held in Maple Ridge. The signs themselves are displayed on public property such as rights of ways and boulevards and other times on private property. Election Signs: Election signs fall under the following categories: Federal Provincial Municipal School Trustee The Canada Elections Act, Elections Act, Local Government Act and the Community Charter provide broad regulations pertaining to elections signs. In essence however, they defer to municipalities to regulate the size and placement of election signs. An exception to this is that the Elections Act prohibits the placement of election signs within one hundred (100) meters of a voting place. The Ministry of Transportation also has a policy with regard to election signs on Provincial roads. A review of the following municipalities regulations with regard to election signs shows a range of how election signs are regulated: Richmond Surrey Port Coquitlam Port Moody Coquitlam Delta Pitt Meadows Township of Langley The District of North Vancouver West Vancouver The majority of the above municipalities regulate election signs through their sign bylaws. Some municipalities regulate election signs through their Election Procedures Bylaws. Richmond has a specific Election Signs Bylaw. Within those bylaws are a wide range of regulations. The majority of the bylaws are straight forward and simply regulate the timing of the placement and removal of the signs, the size of the signs and the requirement for the signs not to placed in a potential hazard causing location. Timing of the Placement of Election Signs Most municipalities differentiate between the timing of the placement of Federal/Provincial signs and municipal/school trustee signs. The range of times is as follows: Federal/Provincial Time of writ to 30 days before the election Municipal/School Trustee 10 to 21 days before the election Timing for Removal of Election Signs Federal/Provincial 4 to 14 days after the election Municipal/School Trustee 4 to 14 days after the election Page 4 of 5 Size of Signs The review of other municipalities bylaws shows a range of permitted sizes and a range of allowable maximum heights. Maximum Size Range 1.48 square metres (16 square feet) to 2.97 square metres (32 square feet) Height Above Ground 1.829 metres (6 feet) to 3.048 metres (10 feet) The draft bylaw includes the following which represent the most common clauses among the bylaws reviewed. In the case of provincial or federal elections, the signs are not erected more than thirty (30) days prior to the election or event and are removed within four (4) days after the election; In the case of municipal and school trustee elections, the signs are not erected more than twenty (20) days prior to the general local election or event and are removed within four (4) days after the election; The sign size does not exceed 1.48 square metres (16 square feet); The maximum height of the election sign, above ground, does not exceed 0.305 metres (1 foot) to 2.438 metres (8 feet); The placement of the sign does not interfere with traffic sightlines at street intersections or with the safety of pedestrians; Elections signs are not permitted on any vehicles or trailers attached to vehicles or any roof top or any existing sign, with the exception of magnetic vehicle signs; The placement of election signs are permitted on private property with the consent of the owner or occupant of the property; Regulations regarding the size, placement and permitted dates for posting Election Signs apply to those posted on private property as well as public; The Bylaw Officer or any person acting under their direction, may remove any election sign that the Bylaw Officer, has reasonable grounds to believe is erected or in place in contravention of municipal Bylaws; Election signs that have been removed in accordance with the section above will be stored for a period of four (4) days and the candidate or their agent may claim the sign(s) during that period, following which the material may be destroyed or otherwise disposed by the Bylaw Officer or his delegate. The candidate or his Agent will be notified of problem with the sign and where the sign can be claimed; $100 deposit from each candidate (used to offset the costs of sign removal); and Other than as authorized in writing by the District, no person shall display on any election sign or other election advertising a logo, trademark or official mark, in whole or in part, owned or licensed by the District. Some municipalities have unique specific requirements. These include: A limit of one sign per location Designating specific locations where signs can only be placed Identifying specific street and roadways where signs cannot be placed Prohibiting signs on fee simple property owned or leased by the municipality These requirements were discussed at the April 7 Workshop. Based on these discussions none of these requirements are included in this update of the bylaw. As stated above the proposed bylaw includes regulations common to some of the municipalities and at this juncture none of the above Page 5 of 5 4 regulations have been included in the draft bylaw pending discussion with Council. Council may wish staff to pursue some of these items further. b)Desired Outcome(s): That Council adopts proposed Sign Bylaw 7008-2013. c)Citizen/Customer Implications: The proposed Sign Bylaw has the potential to provide a significant improvement to the sign permit application process and to clean the street scape of a number of unauthorized signs. d)Interdepartmental Implications: The Licences, Permits and Bylaws Department has coordinated the review process and solicited input from the public, other municipal departments and the municipal solicitor. e)Financial Implications: The current sign permit fees are $50.00 for permanent signs and $20.00 for temporary signs. Staff have conducted a survey of sign permit fees in other jurisdictions in the lower mainland and are recommending the fee structure that will actually cover the majority of the costs for plan checking and inspections for permanent costs. The fees are based on the size of the proposed sign as the degree of complexity in the plan review and necessary documentation to be checked becomes more difficult and takes more time the larger the proposed sign becomes. With respect to temporary signs staff are recommending a modest increase in the cost from $20.00 for a thirty (30) day period to $30.00 for a thirty (30) day period. The proposed sign fee schedule is set out in Schedule A of this Bylaw. f)Alternatives That Council not give the proposed Bylaw three readings and provide staff with further direction on this Bylaw. CONCLUSIONS: The proposed Bylaw is the culmination of considerable discussion and consultation. Based on the input from the two Public Information meetings this proposed Sign Bylaw may need to be amended in the future to address the concerns around developer signs. “Original signed by E.S. (Liz) Holitzki” Prepared by: E.S. (Liz) Holitzki Director: Licences, Permits and Bylaws “Original signed by Frank Quinn” Approved by: Frank Quinn, MBA, P.Eng General Manager: Public Works and Development Services “Original signed by J.L. (Jim) Rule” Concurrence: J.L. (Jim) Rule Chief Administrative Office Appendix I – Draft copy of Sign Control Bylaw No. 7008 – 2013 City of Maple Ridge COMMITTEE OF THE WHOLE MEETING MINUTES January 5, 2015 1:00 p.m. Council Chamber PRESENT Elected Officials Appointed Staff Mayor N. Read J. Rule, Chief Administrative Officer Councillor K. Duncan K. Swift, General Manager of Community Development, Councillor G. Robson Parks and Recreation Services Councillor T. Shymkiw P. Gill, General Manager Corporate and Financial Services Councillor C. Speirs F. Quinn, General Manager Public Works and Development Services ABSENT C. Carter, Director of Planning Councillor C. Bell C. Marlo, Manager of Legislative Services Councillor B. Masse Other Staff as Required C. Goddard, Manager of Development and Environmental Services Note: Councillor Robson participated in the meeting via telephone. 1.DELEGATIONS/STAFF PRESENTATIONS – Nil 2.PUBLIC WORKS AND DEVELOPMENT SERVICES Note: The following items have been numbered to correspond with the Council Agenda: 1101 2011-082-RZ, 10150 and 10190 Jackson Road, RS-3 and M-2 to R-1 and RS-1b Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 to designate land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan and that Maple Ridge Zone Amending Bylaw No. 6861-2011 to rezone from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban [Medium Density] Residential) to create approximately 45 single family lots be forwarded to a second Public Hearing as a result of the provision of new information. 1100 Committee of the Whole Minutes January 5, 2015 Page 2 of 6 The Manager of Development and Environmental Services gave a Power Point presentation providing the following information: • Application Information • OCP Context • Neighbourhood Context • Site Characteristics • Development Proposal • Proposed Subdivision • Timelines • Key Issues • Alternative RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 1102 2012-013-RZ, 24152 112 Avenue, RS-3 to RS-1b and P-1 Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Bylaw No. 7040-2013 to designate from Institutional to Low- Medium Density Residential and Park and to adjust the conservation area be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7041-2013 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park using the Density Bonus option be given second reading as amended and be forwarded to Public Hearing. The Manager of Development and Environmental Services gave a Power Point presentation providing the following information: • Application Information • OCP Context • Neighbourhood Context • Site Characteristics • Development Proposal • Proposed Subdivision Committee of the Whole Minutes January 5, 2015 Page 3 of 6 RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 1103 2012-109-RZ, 24979 108 Avenue, First Extension Staff report dated January 5, 2015 recommending that a one year extension be granted to rezoning application 2012-109-RZ to permit thirteen single family lots under the RS-1b (One Family Urban [Medium Density] Residential) zone. RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 1104 2012-049-SD, 12420 269 Street, Maple Benchlands Local Area Service Staff report dated January 5, 2015 recommending that a Local Area Service for enhanced landscape maintenance costs be authorized and that Maple Benchlands Local Area Service Bylaw No. 7098-2014 to permit a local service tax for enhanced landscape maintenance be given first, second and third readings. The Manager of Development and Environmental Services gave a Power Point presentation providing the following information: • Application Information • OCP Context • Neighbourhood Context • Development Proposal • Planting Plans • Proposed Subdivision Plan RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. Committee of the Whole Minutes January 5, 2015 Page 4 of 6 1105 2014-075-DVP, 11365 244 Street, 24403, 24407, 24411 and 24415 113 Avenue, 24417 112 Avenue and 24413 113A Avenue Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to sign and seal 2014-075-DVP to reduce the interior side lot line setback of the R-1 (Residential District) zone for the Phase 2 lots at 24403, 24407, 24411 and 24415 113 Avenue, to reduce the rear yard setback for the Phase 2 lot at 11365 244 Street and to reduce the interior side lot line setback for proposed lots 57 through 59, 61 through 67 and 69 through 82 in Phase 3. The Manager of Development & Environmental Services gave a Power Point presentation providing the following information: • Application Information • OCP Context • Neighbourhood Context • Development Proposal • Proposed Subdivision • Proposed Variances RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Police Dispatch Services Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to renew the 5 year fee for service agreement with E-Comm. The General Manager Corporate & Financial Services reviewed the staff report. RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. Committee of the Whole Minutes January 5, 2015 Page 5 of 6 1132 Fraser Valley Regional Library – 2015 Member Assessment Staff report dated January 5, 2015 providing an overview of the 2015 Fraser Valley Regional Library proposed budget. The General Manager of Corporate & Financial Services reviewed the staff report. RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 1133 Disbursements for the month ended November 30, 2014 Staff report dated January 5, 2015 recommending that the disbursements for the month ended November 30, 2014 be approved. The General Manager of Corporate & Financial Services explained the purpose of providing this report to Council on a monthly basis. RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. 1134 Adjustments to the 2014 Collector’s Roll Staff report dated January 5, 2015 submitting information on changes to the 2014 Collector’s Roll through the issuance of Supplementary Roll 10. The General Manager of Corporate & Financial Services reviewed the report. RECOMMENDATION That the staff report be forwarded to the Council Meeting of January 13, 2015. Committee of the Whole Minutes January 5, 2015 Page 6 of 6 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES – Nil 5. CORRESPONDENCE – Nil 6. OTHER ISSUES – Nil 7. ADJOURNMENT - 1:42 p.m. 8. COMMUNITY FORUM – Nil ___________________________________ C. Speirs, Acting Mayor Presiding Member of the Committee City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Public Hearing OCP Amending Bylaw 6928 -2012 Zone Amending Bylaw 6861-2011 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: Council rescinded third reading of Official Community Plan Amending Bylaw No. 6928-2012 and Zone Amending Bylaw No. 6861-2011 on July 22, 2014, to allow the applicant to conduct geotechnical investigation and remediation at 10150 Jackson Road. This work was required to ensure slope stability following two slope failure events in January 2014. The applicant has submitted a revised geotechnical report and has completed remediation on 10150 Jackson Road, therefore it is recommended that application 2011-082-RZ be forwarded again to Public Hearing. The purpose of this application is to rezone the subject properties (see Appendix A) from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to create approximately 45 single family lots. There are 45 lots proposed using the R-1 (Residential District) zone and a small portion of the subject properties will be zoned RS-1b (One Family Urban (Medium Density) Residential), in order to be consolidated with lands to the east located at 10151 248 Street. Once consolidation occurs, an additional 8 lots will be created through a subsequent subdivision application. First reading was granted on November 8, 2011 and second reading was considered and granted on June 12, 2012. The application was presented at Public Hearing on July 17, 2012, and third reading was granted July 24, 2012. The applicant requested and was granted a one year extension on July 9, 2013. Third reading was rescinded on July 22, 2014 due to slope failures. The ensuing new information triggers the need for a second Public Hearing. Rezoning application 2011-082-RZ received third reading prior to Council directing that the Albion Area Plan would be used as a pilot project area for the Community Amenity Zoning Program. Therefore, this application was not subject to the Community Amenity Contributions. The proposed OCP amendment achieves the same density increase as would be allowed by the density bonus provisions in the Zoning Bylaw. As third reading was rescinded due to a new geotechnical report submitted after two slope failures occurred in January 2014, staff recommend that this application should not be subject to the Community Amenity Contribution Program in Albion. An alternative is outlined in this report, should Council wish to require an amenity contribution. 1101 - 2 - RECOMMENDATIONS: 1.That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012, be forwarded to Public Hearing; 2.That Maple Ridge Zone Amending Bylaw No. 6861-2011, be forwarded to Public Hearing; and; 3.That the following terms and conditions be met prior to final reading: i.Approval from the Ministry of Transportation and Infrastructure; ii.Amendment to Official Community Plan Schedul e "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and Schedule “C”; iii.Registration of a geotechni cal report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv.That the applicant undertakes the mitigation recommendations outlined in the revised geotechnical report prepared by GeoPacific Consultants Ltd. dated October 21, 2014 by entering into a Rezoning Servicing Agreement and providing a security as outlined in the Agreement; v.A “No Build Covenant for F uture Subdivision and Park D edication” Restrictive Covenant must be registered at the Land Title Office ; vi.Consolidation of the development site; vii.Road dedication as required; viii.Park dedication for the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of the western port ion with Jackson Farm Park; and ix.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. - 3 - DISCUSSION: a)Background Context: Applicant: Damax Consultants Ltd. Owners: Seyem’ Qwantlen Land Development Ltd. City of Maple Ridge Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830 Lot: B, Section: 3, Township 12, NWD Plan: BCP46878 OCP: Existing: Low/Medium Density Residential, Medium Density Residential Proposed: Medium Density Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential) – minimum lot size of 8,000 m2 (2 acres), M-2 (General Industrial) – minimum lot size 2,000 m2 (0.5 acres) Proposed: R-1 (Residential District) – minimum lot size of 371 m2 (3,993 ft2), RS-1b (One Family Urban (Medium Density) Residential) – minimum lot size of 557 m2 (5,995 ft2) Surrounding Uses: North: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Conservation South: Use: Vacant Zone: R-1 (Residential District) Designation: Urban Residential East: Use: Vacant Zone: R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential Designation: Urban Residential West: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Agricultural Existing Use of Property: Vacant Proposed Use of Property: Single Family Residential Site Area: 4.2 hectares (10.3 acres) Access: Jackson Road Servicing requirement: Urban Standard - 4 - b)Project Chronology: The subject application was submitted in 2011, and received third reading in July 2012. Meanwhile, sanitary servicing and density review for the North Albion Area were the subject of two Council reports in July 2011 and March 2012, respectively. In November 2012, CitySpaces Consulting prepared an Amenity Zoning report. Shortly thereafter, the North Albion density review and the amenity zoning concept were combined and expanded to all of the Albion Area Plan as a pilot project, by Council resolution on November 26, 2012. The Albion Area Density Program was approved by Council on October 8, 2013. Since the subject application was in-stream and received third reading prior to November 2012, it was not subject to the Community Amenity Program requirements. A chronology of key dates for the subject application and the Albion Community Amenity Pilot Project is outlined below. 2011-082 History Date Albion Community Amenity Program History First Reading granted. November 8, 2011 March 27, 2012 Staff report presented to Council regarding increasing density in North Albion. A Council Resolution is passed that puts six in-stream development applications on hold. Public Hearing July 17, 2012 Third Reading granted. July 24, 2012 November 26, 2012 Staff report to Workshop recommending that the City Spaces report on amenities be received, and that the entire Albion Area Plan be used as a pilot project for amenity zoning. One Year Extension granted. July 9, 2013 Community Amenity Program bylaws given first and second reading and forwarded to Public Hearing. October 8, 2013 Community Amenity Program bylaws granted final reading. Two slope failures occur in proposed park area. January, 2014 Third reading rescinded instead of a second One Year Extension being granted. July 22, 2014 - 5 - c)Project History and Description: Geotechnical Background and Progress: In January 2014, after third reading had been granted, heavy rainfall resulted in two localized slope failures in the proposed park dedication area of 10150 Jackson Road. Since the failures occurred, the applicant has been actively working to stabilize the land. A peer review of the original geotechnical report has been submitted, and the project Geotechnical Engineer has prepared a new report and mitigation plan. The majority of the remediation components have been completed to date, with the exception of willow tree planting throughout the central park area and a retaining wall at the toe of the park slope. The developer intends to construct homes on lots 8-12, including a retaining wall along the rear property line to ensure backfill can be reinstated in a timely manner. In addition, the slope’s trench drains will be directed into the municipal storm sewer. The project Geotechnical Engineer, GeoPacific Consultants Ltd. concluded in their report that the slope failure events were a result of locally steepened slopes and a lack of drainage provision beneath the fills place over the dense native soils along the slope. In July 2014, the applicant’s contractor, under the direction of GeoPacific Consultants Ltd, re-graded the steep slope areas below the park trail to reduce the slope incline by approximately 0.5 metres (1.6 feet). Additionally, drainage improvements were made, which comprised of 18 trench drains at 5 metre (16 feet) intervals to depths ranging between 3 and 5 metres (10-16 feet). The slope fill material was compacted, hydro-seeded, and tested for stability. Above the park trail, two additional trench drains were added at 10 m intervals to a depth of 3.5 metres (11 feet). As a result of these drainage and grading improvements, GeoPacific Consultants Ltd. states that the static and seismic safety conditions are acceptable and are in fact much higher than generally accepted limits by the engineering community. The peer review Geotechnical Engineer concurs with this statement. Rezoning Proposal: The applicant proposes to rezone the subject properties, a former sand and gravel pit and a small portion of adjacent municipal land, to allow for future subdivision into approximately 45 R-1 (Residential District) lots over four phases as well as 10 additional lots when surrounding lands are consolidated. A very small portion of the north east corner of the site will be zoned RS-1b (One Family Urban (Medium Density) Residential), which will be consolidated with lands to the east under a future application. Approximately 552 m2 (5,900 ft2) of land will be dedicated in the north-western section of the property for park purposes at the time of rezoning. It will be necessary for the applicant to purchase the eastern portion of municipal property located at 10190 Jackson Road in order to proceed with this development application. The balance of the property will be subject to a ‘No Build’ Restrictive Covenant, meaning that no construction or development can occur on that portion of the property. The Restrictive Covenant will also stipulate that a portion of the remaining land must be dedicated in a subsequent subdivision stage. Dedication of the central portion of the subject property for park purposes will take place as a condition of the third phase of subdivision. The delayed park dedication, generally required as a - 6 - condition of final reading, will ensure that all planting in the park area is established prior to the City taking on ownership of this land. Subdivision Proposal: The applicant will be phasing the subdivision of the subject properties over four stages (see Appendix D). The first phase will create 7 single family lots (lots 38-44) fronting 101 Avenue and Jackson Road; some of the lots will be accessed via a rear lane. The un-subdivided portion of the subject properties will remain under the ‘No Build for Future Subdivision and Park Dedication’ Restrictive Covenant, meaning that no construction or development can occur on the land until the date outlined in the document. Any future development would need to comply with the predetermined development plan. The second phase will create two lots on the subject property (lots 45 and 46) and 2 lots in conjunction with lands to the south (lots 71 and 74). Once the first and second phases of subdivision have occurred, the third phase will create 37 R-1 (Residential District) single family lots accessed via 101A Avenue, 246A Street, and a lane extension (lots 1-37). The ‘No Build for Future Subdivision and Park Dedication’ Restrictive Covenant will need to be discharged at this stage of subdivision, and an additional 1.2 hectares (3 acres) of land will be dedicated as park to the City as park prior to subdivision approval, which will include a lookout area and a multipurpose trail connecting to existing trails to the north of the subject property. The fourth and final phase of the project will create 7 R-1 (Residential District) lots and one RS-1b (One Family Urban (Medium Density) Residential) lot (lot 54) fronting 247 Street on the east side of the subject property. Completion of an active subdivision application on the property located at 10151 248 Street (2014-032-SD) will allow for land consolidation to facilitate this fourth phase of development. The RS-1b (One Family Urban (Medium Density) Residential) zoned portion of the subject property will be consolidated with RS-1b (One Family Urban (Medium Density) Residential) land at 10151 248 Street to create the one of the lots in the phase 4 subdivision application. d)Planning Analysis: Official Community Plan : The subject site is located in the Albion Area Plan. Approximately 75% of the site is designated Low/Medium Density Residential, while the remainder is designated Medium Density Residential. Both these Official Community Plan designations permit single detached housing forms located in the Albion Area. The R-1 (Residential District) zone is in compliance with the Medium Density Residential designation, but the Low/Medium Density Residential designation would typically allow an RS-1b (One Family Urban (Medium Density) Residential) zone. The land to the south and east of the subject site (Upper Jackson Farm) is outside the Albion Area Plan and is designated Urban Residential. There is an active subdivision application (SD/040/09) on that land for R-1 (Residential District) zoned lots. - 7 - Albion Area Plan Chapter 10.2 of the Official Community Plan contains the policy framework for the Albion Area Plan. The development site is within the boundaries of the Albion Area Plan and as such, is subject to the land use designations, densities and policy framework contained within that Plan. In 2012, Council directed work to be undertaken on Amenity Zoning, to determine whether or not it would be feasible for the City [District] to utilize Amenity Zoning provisions to help provide needed community facilities in Albion. On November 26, 2012, Council was presented with the Amenity Zoning: Analysis and Options report prepared by CitySpaces Consulting. Following consideration and discussion of the details of that report, Council passed a resolution directing that the Albion Area (as defined by the area plan boundaries) would be used as a pilot project for the amenity zoning work. The details of the process and additional background are outlined in the report titled “Amenity Zoning Study and Albion Area Plan Review Update”, dated February 4, 2013 and attached as Appendix E. On July 8, 2013, Council gave first and second readings to the Official Community Plan, Zoning Bylaw and Reserve Fund bylaws associated with the Albion Community Amenity program. Final approval for the bylaws was granted on October 8, 2013. As outlined, this rezoning application has a lengthy and complicated history. The Albion Area Plan policies 10-4 through 10-8 outline the framework for community amenity contributions. This application includes a proposed land use designation change on a portion of the site from Low/Medium Density Residential to Medium Density Residential. Policy 10-7 of the Albion Area Plan states: 10-7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land use designation change that would permit a higher density than currently permitted. The language of the policy provides Council with the option of a community amenity contribution for those applications seeking a land use designation change. Given the history of this application (outlined in Section C) Project History and Description), the application was given third reading on July 24, 2012, four months prior to Council directing that the Albion Area be used as a pilot project area for the Amenity Zoning program. As a result, this application is not utilizing the density bonus provisions included in the Zoning Bylaw, but rather seeking a designation change to enable development at the medium density level. Albion Community Amenity Program As outlined in the Official Community Plan section of this report, the Albion Area Plan includes policies that provide the framework for the Community Amenity Program in Albion. The policies are supported by density bonus provisions in the Zoning Bylaw, specifically in Section 402(13)(1) for the RS-1d (One Family Urban (Half Acre) Residential) zone and (2) for the RS-1b (One Family (Medium Density) Residential) zone and Section 602 RM-1 (Townhouse Residential) zone. - 8 - The principle of density bonusing is that a property zoned RS-1b (One Family (Medium Density) Residential) which requires a minimum lot area of 557m2 could be developed to a higher density, in this case the R-1 (Residential District) standard of 371m2 provided the minimum lot area, width and length dimensions are met and a contribution of $3,100.00 per lot is made to the City. This approach is consistent for both the RS-1d (One Family Urban (Half Acre) Residential) and RM-1 (Townhouse Residential) zones. The amenity contributions are placed in a Reserve Fund (Bylaw 6997-2013) and can only be used within the boundaries of the Albion Area Plan and limited to the following eligible amenities: Park construction or maintenance; Multi-Use trail construction or maintenance; Civic facility / community gathering place construction or maintenance. The Planning Department is in support of the designation change and given the history of this project, is not recommending that a community amenity contribution be provided for this application. The Alternatives Section of this report provides an overview of what a community amenity contribution approach for this development site would contain if desired by Council. Zoning Bylaw: The current application proposes to rezone the properties located at 10150 and 10190 Jackson Road from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single family homes. All the proposed lots meet the requirements of these zones, however two variances to the Zoning Bylaw have been requested by the applicant, as outlined in the next section. Proposed Variances: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. The applicant has requested the following variances to the Maple Ridge Zoning Bylaw No. 3510 -1985: 1.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (b): to increase the maximum building height from 9.0 metres (29.5 ft) to 11.0 metres (36 ft). 2.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (c), (ii): to decrease the rear yard setback for lots 29-39 from 8 metres (26 ft) to 6 metres (19.7 ft). The requested variances will be the subject of a future report to Council. - 9 - Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting : A Development Information Meeting was held at Thomas Haney Secondary School on April 5, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns: Impact of 248 Street properties’ views; and Pedestrian safety on Jackson Road. The applicant provided the following in response to the issues raised by the public: The existing grades on the subject site will be lowered substantially and as a result, will reduce the impact on views. Road improvements to increase pedestrian safety are proposed to include a sidewalk on the east side of Jackson Road and a multi-purpose trail on the west side to connect with the park to the south. A round-about traffic circle will be constructed at Jackson Road and 102 Avenue as part of a separate application (SD/040/09). e)Environmental Implications: As a result of steep slopes on the subject properties, the applicant has submitted a Natural Features Development Permit. A substantial amount of site grading has taken place to prepare the properties for development, under application 2012-009-DP. As part of the re-grading work, the applicant has entered into a servicing agreement to vegetate the park area. f)Traffic Impact: As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple Ridge Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. - 10 - g)Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that any remediation work not completed prior to rezoning approval will require a Rezoning Servicing Agreement. Sanitary and storm sewer construction, as well as water main and street light installation on Jackson Road fronting this site, has previously been secured through the Rezoning Servicing Agreement for development of Upper Jackson Farm under approved application RZ/040/09. The Engineering Department has further advised that road dedication along the full length of the development site, including a portion of 10190 Jackson Road, to achieve the 26 metre road allowance required for an urban arterial, will be necessary for this project. h)School District Comments: A referral was submitted to School District 42 for comment on the proposed OCP amendment; however, no comments have been received to date. In past discussions with staff of the School District, it is clear that Albion Elementary is exceeding capacity. Therefore, an increase to the number of elementary-aged children as a result of this proposal will likely require those children to attend a school other than Albion Elementary. i)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, from Low/Medium Density Residential to Medium Density Residential and Conservation, 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 is determined to have no impact. j)Citizen Implications: Given the addition of further geotechnical information, restoration works and the emergence of more homeowners in the vicinity of the subject properties, it was considered prudent to proceed with a second Public Hearing for this development. k)Alternative: An alternative that Council may wish to consider is to require the proposed development application to align with the policies contained in Chapter 10.2 Albion Area Plan and the provisions of Section - 11 - 402(13) Density Bonus Amenity Contribution Regulation of the Zoning Bylaw. This would require that an amenity contribution of $3,100.00 for 38 of the 53 lots be made at subdivision, amounting to a contribution of $117,800 into the Amenity Reserve Fund. The following recommendation is provided for consideration: 1.That the Approving Officer be directed to charge an amenity contribution of $3,100.00, prior to subdivision approval, for each an every lot created on lands designated Low/Medium Density Residential that have a lot size of less than 557 m 2 and greater than 371 m², equivalent to the R-1 (Residential District) zone provisions. CONCLUSION: As the applicant has submitted a revised geotechnical report suitable to the City of Maple Ridge and has undertaken remediation of the future park area through improved drainage and re-grading, it is recommended that Official Community Plan Amending Bylaw No. 6928-2012, Zone Amending Bylaw No. 6861-2011, and application 2011-082-RZ be forwarded to Public Hearing for consideration. “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 Frank Quinn” for _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw No. 6928-2012 Appendix C – Zone Amending Bylaw No. 6861-2011 Appendix D – Subdivision Plan Showing Phasing Appendix E - Amenity Zoning Study and Albion Area Plan Review Update Report Appendix F – Overall Area Subdivision Plan City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Jul 5, 2012 FILE: 2011-082-RZ BY: DT 10150 JACKSON ROAD & N/E PORTION OF 10190 JACKSON ROAD CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTIES ´ SCALE 1:2,500 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6928-2012 A Bylaw to amend the Official Community Plan _______________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 2.Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 833, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to Medium Density Residential and Conservation. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 834, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 12th day of June, A.D. 2012. READ A SECOND TIME the 12th day of June, A.D. 2012. SECOND READING WAS RESCINDED the 10th day of July, A.D. 2012. RE-READ A SECOND TIME the 10th day of July, A.D. 2012. PUBLIC HEARING HELD the 17th day of July, A.D. 2012. READ A THIRD TIME the 24th day of July, A.D. 2012. THIRD READING WAS RESCINDED the 22nd day of July, 2014. RECONSIDERED AND FINALLY ADOPTED , the day of , A.D. 2012. ___________________________________ _____________________________ MAYOR CORPORATE OFFICER APPENDIX B 24608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. From: To: 6928-2012833Low/Medium Density Residential, Medium Density Residential ConservationMedium Density Residential 1:3,500 Urban Area Boundary Urban Area Boundary 24608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. Purpose: 6928-2012834To Add To Conservation 1:3,500 Urban Area Boundary Urban Area Boundary CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6861-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6861-2011." 2.Those parcels or tracts of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 1543 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and 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 8th day of November, A.D. 2011. READ a second time the 12th day of June, A.D. 2012. PUBLIC HEARING held the 17th day of July, A.D. 2012. READ a third time the 24th day of July, A.D. 2012. THIRD READING WAS RESCINDED the 22nd day of July, 2014. APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 1:3,50024608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE ZONE AMENDINGBylaw No.Map No. From: To: 6861-20111543RS-3 (One Family Rural Residential), M-2 (General Industrial) R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential) Urban Area Boundary Urban Area Boundary APPENDIX D [1] District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 4, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Amenity Zoning Study and Albion Area Plan Review Update EXECUTIVE SUMMARY: At the November 26, 2012 Council Workshop, a public consultation process for the Amenity Zoning Study in the Albion Area was approved. Council directed staff to report back on a potential list of amenities prior to proceeding with the public consultation process. The purpose of this report is to present the potential list of amenities for the Albion Area. Also contained in this report is background information on the Albion Area Plan process to date, details on the public consultation process, and a discussion on in-stream applications. The report recommends a potential list of amenities to be presented at the public open house. In addition, the report’s Resolution is intended to satisfy relating to early and ongoing consultation under the Local Government Act. RECOMMENDATIONS: 1.THAT the Preliminary Albion Area Plan Amenities List be presented at the public open house; 2.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 the 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 improvement district boards; and vi. The Provincial and Federal Government and their agencies. 3.And in that regard it is recommended that the only additional consultation to be required in respect of this matter beyond the public open house and online questionnaire and early posting of the proposed Maple Ridge Official Community Plan Amending Bylaw on the District’s website, together with an invitation to the public to comment is: a.Referral to School District 42. APPENDIX E [2] DISCUSSION: a)Background Context: In early 2012, the Planning Department had received a number of requests from the development community for residential densities in the Albion Area that were greater than those permitted in the Albion Area Plan. This led to the Council report, dated March 19, 2012, that discussed options for a density review process in the North Albion Area. The Resolution that was passed at the March 27, 2012 Council meeting is attached as Appendix A. The process that was endorsed by Council at the March 27th meeting for the processing of in-stream applications is consistent with past practices of Council and advice by our District solicitor. This process is as follows: 1.Applications that are in-stream and past Public Hearing proceed through to completion, subject to satisfying application requirements set by Council; 2.Applications that are in-stream or new, but have not proceeded to Public Hearing are proposed to be deferred until such time as the Albion Area Plan amendments are presented at Public Hearing and given Third Reading by Council; 3.There is an exception for new or in-stream applications that have not proceeded to Public Hearing and are in compliance with the current Albion Area Plan. These applications will not be deferred and are permitted to proceed through the approval process. A public open house was held on May 30, 2012, at Samuel Robertson Technical School, with approximately 160 people attending (78% of attendees stated they live in the Albion Area) where the community was asked to provide input on potential density increases in the northern portion of the Albion Area Plan. The feedback from this event and the online survey was generally in favour of increased density. Amenity Zoning Study By late spring, work also began on the amenity zoning report that was identified as a project item in the Planning Department’s 2012 Business Plan. City Spaces Consulting, the firm undertaking the Zoning Bylaw review, was hired to undertake this work. An update on this project was brought to the June 18, 2012 Council Workshop and the Resolution that was passed is attached as Appendix B. The Amenity Zoning: Analysis and Options report was brought to the November 26, 2012 Council Workshop, along with some draft Official Community Plan policy amendments that would set requirements for amenity contributions in the Albion Area Plan. The Resolution that was passed at the November 26, 2012 Council Workshop directed that the Albion Area be used as a pilot project for amenity zoning. The Resolution is attached as Appendix C. [3] b)Approved Public Consultation Program The following consultation process was approved by Council at the November 26, 2012 Council Workshop. Report back to Council on a potential list of amenities for the area within the Albion Area Plan. Consultation with the community, local developers and local organizations would occur and include discussions on: o the options available to Council to secure community amenities through amenity zoning; o general principles of amenity zoning; o the types of facilities that amenity contributions could help achieve; and o any other matters related to amenity zoning identified by Council. Preparation of a summary report outlining the feedback received from the consultation including changes and/or additions to the proposed policy options. Referral of the proposed OCP amending policies to the School Board for comment. Preparation of an Official Community Plan Amending Bylaw and First Reading report for an Amenity Zoning Framework including the identification of additional bylaw and policy amendments necessary to implement the Framework. c)Community Amenity Contributions and the Albion Area Plan Preliminary Albion Amenities List As requested by Council, the following is a preliminary list of amenities that could be considered for the Albion area. The list has been compiled through recent discussions with Council, ideas and suggestions made at the May 2012 Open House event, as well as research into amenity items in other communities. It has also been structured to provide some flexibility and opportunity for review by the community (through the Open House) and by Council. New Civic Facility – such as a new Albion Hall and purchase of the land; Multi-Use Path System – to expand on the network of equestrian trails (in collaboration with the Haney Horsemen Association); Park Construction and Improvements; Affordable, Special Needs and Rental Housing; Public Art. It is worth noting that cost estimates for a civic/community centre could be compared to the South Bonson Community Centre in Pitt Meadows. The cost to construct the building was approximately $5 million. The 12,000 sq. ft. building is certified as a LEED Gold and the City of Pitt Meadows received amenity contributions for that building from the surrounding Bonson Landing development. Estimates for the construction of a multi-use path range from $130 to $145 per lineal metre for a 2.5 metre wide trail, which is the standard in the Albion Area. Note that these figures are from quotes provided to the municipality in 2011. [4] Estimated Total Community Amenity Contributions (CAC) in Albion Area The March 19, 2012 Council workshop report identified an estimated lot yield that may be realized in the northern portion of the Albion Area through the proposed amendments to the Albion Area Plan zoning matrix. Through this preliminary analysis, it was estimated that approximately 250 additional lots would result in the northern portion of the Albion Area (see Appendix D), at a modest density increase, after adjusting for conservation ground truthing work. The estimated additional lots could further increase should Council direct higher residential densities in Study Areas 1 or 2 or in other parts of Albion. Table 1, below, was presented in the November 26, 2012 Council workshop report and is based on the preliminary research undertaken by GP Rollo & Associates. It identifies a range in the portion of the lift value, from 25% of lift value to 90% of lift value per dwelling unit, for single-family and multi- family residential. Table 1 Potential CAC Schedule per Dwelling Unit – Residential Zones Note: These rates are not reflective of profit after development, but are reflective of the lift in land value after rezoning and prior to development. % of Lift Value Single Family Townhouse Low Rise High Rise 90% $9,000 $7,200 $14,400 $5,400 75% $7,500 $6,000 $12,000 $4,500 50% $5,000 $4,000 $8,000 $3,000 25% $2,500 $2,000 $4,000 $1,500 Two different scenarios of how the above rates may be applied are presented in Table 2 below. The first scenario shows the community amenity contributions applied only to the 250 additional single family lots that are anticipated if a modest density increase is adopted in the northern portion of the Albion Area Plan. The second scenario shows the community amenity contributions applied to all the lots/units in the entire Albion Area that could be part of a current or future rezoning application. A rough estimate for the total number of lots/units remaining for build-out of the Albion Area Plan has been calculated at approximately 2000 single family lots and 800 townhouse units, but this could increase or decrease after more thorough analysis of potential lot yield with each development application and will also depend on the resulting land use designation and zoning. Table 2 Potential CAC Schedule Rates Scenario 1 Scenario 2 % of Lift SF Rate TH Rate Only the 250 New Lots Pay CAC All SF @ 2000 Lots Pay CAC All TH @ 800 Units Pay CAC 90% $9,000 $7,200 90% x 250 = $2,250,000 90% x 2000 = $18,000,000 90% x 800 = $5,760,000 75% $7,500 $6,000 75% x 250 = $1,875,000 75% x 2000 = $15,000,000 75% x 800 = $4,800,000 50% $5,000 $4,000 50% x 250 = $1,250,000 50% x 2000 = $10,000,000 50% x 800 = $3,200,000 25% $2,500 $2,000 25% x 250 = $625,000 25% x 2000 = $5,000,000 25% x 800 = $1,600,000 [5] A Clear and Consistent Program In the Amenity Zoning: Analysis and Options report prepared by City Spaces, it was emphasised that “amenity contributions should ensure consistency, clarity and viability in terms of outcomes relative to the development market and community interests”. The importance of this was recently highlighted in the Vancouver development community and resulted in a Globe & Mail article that was posted on the Urban Development Institute’s website (www.udi.bc.ca). In that article, the chair of the Urban Development Institute, Brian McCauley, stated “It’s not really so much about the money…If we can just understand the rules of engagement.” This emphasizes the need to establish a clearly defined framework based on a consistent approach. Amenity Contributions and Albion Case Studies Preliminary work was undertaken by GP Rollo & Associates on five case studies of various properties throughout Maple Ridge and this work was attached to the City Spaces report, Amenity Zoning: Analysis and Options. GP Rollo & Associates are currently working on additional case studies that are located within the Albion Area that will provide detailed information on the land lift potential associated with higher density zoning. Once this research is finalized, a recommended contribution rate that is appropriate for the Albion Area will be recommended for Council consideration. Long-Term Maintenance/Operations Costs It is important to note that amenity zoning contributions only cover the capital cost of the potential amenities. They do not cover ongoing maintenance, operation, or replacement costs. Other mechanisms will have to be explored for financing these life cycle costs over the long-term. d)Timeline for Public Consultation Process The following table identifies the dates and process outline for including the Amenity Zoning Study into the Albion Area Plan Review public consultation process. PUBLIC CONSULTATION PROCESS Anticipated Schedule March 13th PUBLIC OPEN HOUSE Re: Prioritizing List of Potential Amenities and Request Comments on Draft OCP Albion Area Amenity Contribution Policies and Servicing Strategies March 13-18th Online Public Questionnaire SPRING COUNCIL WORKSHOP Report on Open House Outcomes, Case Studies & Recommended Contribution Mechanisms [6] The open house will be an opportunity for the community to provide input into a variety of discussion topics including: 1.Summary of outcomes of the May 2012 Open House; 2.Servicing in the Albion Area; 3.Provide Information on Amenity Zoning Contributions; 4.Prioritizing Amenity Zoning Contributions in Albion Area; 5.Draft Policies for Amenity Zoning Contributions in Albion. Local Government Act Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879 below. Due to the introduction of the amenity zoning study into this Official Community Plan amendment process, the requirements under Section 879 have been included in the Recommendations for this report. “Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must: a.Consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and 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. The council of any municipality that is adjacent to the area covered by the plan, v.First nations, vi. School district boards, greater boards and improvement district boards, and vii. The Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882(3) (d). [7] In addition, Section 881 of the Act requires consultation with the School Board during the preparation of an Official Community Plan amendment: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a.At the time of preparing or amending the community plan, and b.In any event, at least once in each calendar year. As noted above, the approved consultation program provides opportunities for public consultation at an open house and via an online public questionnaire. It has been determined that no additional consultation beyond the Council approved process is required, except that a referral to the School District 42 is recommended. e)Citizen/Customer Implications: The approved public consultation process will involve inviting the community to participate in another public open house to update them on the Albion Area Plan review process and servicing of the Albion Area, provide information on amenity zoning contributions and request their input on identifying and prioritizing the list of potential amenities for the Albion area. f)Interdepartmental Implications: Staff from other departments will become more involved in Amenity Contribution items, as the process unfolds. Depending on how the list of draft Albion Area Amenity items is prioritized, staff from Parks & Leisure Services, Engineering and Operations will be consulted. For setting up a formalized structure to receive Amenity Contributions, involvement of staff from the Finance department will be necessary. It is anticipated that the Engineering Department will be bringing a report to Council Workshop on March 4, 2013 regarding their engineering servicing review of the Albion Area. This will provide the basis of information for their materials at the March 13, 2013 public open house. g)Business Plan/Financial Implications: The Amenity Zoning report is identified in the Planning Department’s 2012 Business Plan. h)In-Stream Applications Two types of applications are being received for the North Albion Area. The first are applications that meet the current Official Community Plan. As per Council’s Resolution passed on March 27, 2012, any applications meeting the current Official Community Plan are not being deferred. Applications seeking higher densities than the current Official Community Plan are being deferred as per Council resolution, pending the outcome of the North Albion Plan review and Amenity Contribution Study. From discussions with applicants seeking higher densities there appears to be a sense within the development community that the higher density plan has already been approved. While a conclusion to the North Albion Plan review and the Amenity Contributions Study is anticipated over the next few months, it has become challenging to explain to those applicants seeking higher densities that the public process needs to be completed prior to final decisions being made. [8] Through discussions with applicants seeking higher densities, applicants were asked if they would be prepared to pay a voluntary amenity contribution as an interim step. None of the applicants asked were in favour of this, citing the need for a clear, consistent and defined program, rather than “negotiating” contributions. As stated, the schedule anticipates the review and the public process being completed in the next few months. Some applicants seeking higher densities would like to see their applications brought forward in advance of this process. Advancing these applications could result in Council considering these in the absence of potential amenity contributions. In addition, Council would be considering these applications on an individual basis prior to the conclusion of the plan review. CONCLUSION: In November 2012, Council approved Albion Area Plan boundaries as a pilot project for the Amenity Zoning Study. This report provides Council with a preliminary list of amenities for the Albion Area, details on the public consultation program and a discussion on in-stream applications. The process adopted by Council is nearing completion. This will include the case studies information, which will enable Council to make a fully informed decision on appropriate community contribution rates for the Albion Area. These are expected to be completed by mid-March. The ongoing public process will also be concluded keeping in mind that any change to the Official Community Plan or rezoning applications will require a public hearing. “Original signed by Lisa Zosiak” ________________________________________ Co-Prepared by: Lisa Zosiak Planner “Original signed by Jim Charlebois” _______________________________________________ Co-Prepared by: Jim Charlebois, MURP, MCIP, RPP Manager of Community Planning "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 ATTACHMENTS: Appendix A: Council Resolution from March 27, 2012 Council meeting Appendix B: Council Resolution from June 18, 2012 Council meeting Appendix C: Council Resolution from November 26, 2012 Council meeting Appendix D: Map of North Albion Area Plan Review – Study Areas 1 & 2 APPENDIX F CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: January 5, 2015 and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2012-013-RZ FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst and Second Readingand Second Readingand Second Readingand Second Reading Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No.7040704070407040----2013201320132013 and and and and Second ReadingSecond ReadingSecond ReadingSecond Reading Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.7041704170417041----2013201320132013 24152 112 Avenue24152 112 Avenue24152 112 Avenue24152 112 Avenue EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 24152 112 Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving Officer at the subdivision approval stage. The subject property is currently designated Institutional and Conservation and was intended for a joint school and park site. However, a letter from School District 42 was received on November 10, 2009, indicating that at the time, they were not in a position to purchase the subject property for a school. Comments received from School District 42 on November 5, 2014 state that the information provided in the November 10, 2009 letter has not changed and will not change until after a Facilities Consultation and Strategic Facilities Plan has been completed. This consultation is expected to occur by October 2015. It is our understanding that School District 42 has purchased two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted that these properties are considered the priority school site in Albion. Seigel Creek is located along the length of the western property line, and the setback area for the steep slopes and creek will be dedicated as park for Conservation. In addition, approximately 0.81 hectares (2 acres) of parkland is proposed to be purchased by the City of Maple Ridge (the City) for a Neighbourhood Park, in the northeast portion of the subject property. This application requires an amendment to the Official Community Plan (OCP) to re-designate the land use from Institutional to Low-Medium Density Residential and Park, and to adjust the area designated Conservation around the watercourse and steep slopes. 1102 - 2 - On January 14, 2014 Council gave first reading to Zone Amending Bylaw No. 7041-2013 to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) and considered the early consultation requirements for the OCP amendment. RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS: 1.1.1.1. That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be given first and secondbe given first and secondbe given first and secondbe given first and second reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing; 2.2.2.2. That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the Local Government Act,Local Government Act,Local Government Act,Local Government Act, opportunity for early andopportunity for early andopportunity for early andopportunity for early and onononon----going consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amending Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7040704070407040----2013201320132013 on the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to provide anyprovide anyprovide anyprovide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3.3.3.3. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be considered in conjunctionbe considered in conjunctionbe considered in conjunctionbe considered in conjunction with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan; 4.4.4.4. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 isisisis consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan; 5.5.5.5. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7041704170417041----2013201320132013, as amended in the Council report dated January, as amended in the Council report dated January, as amended in the Council report dated January, as amended in the Council report dated January 5, 2014, 5, 2014, 5, 2014, 5, 2014, be gibe gibe gibe given second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing; 6.6.6.6. That the following terms and conditionThat the following terms and conditionThat the following terms and conditionThat the following terms and conditions be met prior to final reading:s be met prior to final reading:s be met prior to final reading:s be met prior to final reading: i.i.i.i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined in the Agreement;in the Agreement;in the Agreement;in the Agreement; ii.ii.ii.ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: Albion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”; iii.iii.iii.iii. Road dedication on Road dedication on Road dedication on Road dedication on 112 Avenue,112 Avenue,112 Avenue,112 Avenue, as required;as required;as required;as required; iv.iv.iv.iv. Park dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multi----purpose trails;purpose trails;purpose trails;purpose trails; v.v.v.v. A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred; vi.vi.vi.vi. Registration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses the suisuisuisuitability of the tability of the tability of the tability of the subject propertysubject propertysubject propertysubject property for the proposed development;for the proposed development;for the proposed development;for the proposed development; vii.vii.vii.vii. Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Stormwater ManagementStormwater ManagementStormwater ManagementStormwater Management;;;; viii.viii.viii.viii. Removal ofRemoval ofRemoval ofRemoval of existing buildingexisting buildingexisting buildingexisting buildings;s;s;s; andandandand - 3 - ix.ix.ix.ix. In addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuel storage tastorage tastorage tastorage tanks on the subject propertynks on the subject propertynks on the subject propertynks on the subject property. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site. DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: 1)1)1)1) BaBaBaBackground Context:ckground Context:ckground Context:ckground Context: Applicant: Don Bowins Owner: 0780659 BC Ltd. Legal Description: Lot 10, Section 10, Township 12, New Westminster District Plan 809, Except Part Subdivided by Plan 43223 and Plan 43601 OCP: Existing: Institutional, Conservation Proposed: Low/Medium Density Residential, Conservation, and Park Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus through the Community Amenity Program, and P-1 (Park and School) Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Low/Medium Density Residential, Medium Density Residential, Conservation South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Conservation East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Institutional, Low Density Residential, Low/Medium Density Residential, Conservation West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Medium Density Residential, Neighbourhood Commercial, Conservation Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential, Park and Conservation Site Area: 4.46 ha (11 acres) Access: 112 Avenue and a proposed new road Servicing requirement: Urban Standard - 4 - 2)2)2)2) Project Description:Project Description:Project Description:Project Description: The subject property is approximately 4.46 ha (11 acres) in size and is bounded by 112 Avenue and single family residential to the north; and single family residential to the east, south, and west (see Appendix A). The subject property has a watercourse and steep slopes located along the western portion of the site, which will be dedicated as park for Conservation. An OCP amendment is required to amend the Institutional designation over the remaining portion of the subject property to Park in the northern central portion of the property, and Low/Medium Density Residential over the remaining eastern half of the property. Access will be provided from 112 Avenue and a new road, extending from 112 Avenue southward to the southern property line, with the potential to serve lands to the south. The applicant intends to rezone the subject property from RS-3 (One Family Rural Residential) to RS- 1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving Officer at the subdivision approval stage. 3)3)3)3) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis: i.i.i.i. Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan:::: The subject property is located within the Albion Area Plan and is currently designated Institutional and Conservation. For the proposed development, an OCP amendment will be required to re- designate the eastern half of the property, currently designated Institutional, to Low/Medium Density Residential and Park, and the western half of the property, currently designated Conservation and Institutional to Conservation (see Appendix B). In order to proceed with the change in land use from Institutional to Low/Medium Density Residential, a referral to School District 42 was sent, seeking their comments on whether or not the subject property is within their long-range capital plan. The School District submitted a letter dated November 10, 2009, indicating that at that time they were not in a position to proceed with development of a school. Comments received from School District 42 on November 5 and 25, 2014, state that the information provided in the November 10, 2009 letter has not changed and will not until after a Facilities Consultation and Strategic Plan has been completed. The School Board expects that this work will be completed by October 2015. The School District 42 owns two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted that these properties are considered the priority school site. The application is in compliance with the following Albion Area Plan Community Amenity Program policies: - 5 - 10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Low-Medium Density Residential and Medium Density Residential in the Albion Area Plan. 10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land use designation change that would permit a higher density than currently permitted. 10 - 8 A Density Bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. The application is also in compliance with the Zone Amending Bylaw No. 6996–2013, that permits a Density Bonus option in the Residential Low/Medium Density designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed in the Project Description above. ii.ii.ii.ii. Zoning BylawZoning BylawZoning BylawZoning Bylaw:::: The applicant has requested to rezone the development site from RS-3 (One Family Rural Residential) to P-1 (Park and School) and RS-1b (One Family Urban (Medium Density) Residential) (see Appendix C), with a Density Bonus, in accordance with the Community Amenity Program, which received final reading on October 8, 2013. The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will permit the following: For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density) Residential) zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557 m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 371 m 2; ii. minimum lot width of 12.0 m; iii. minimum lot depth of 24 m. - 6 - c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density) Residential) zone. The proposed development consists of approximately 25 R-1 (Residential District) zone sized lots (see Appendix D), amounting to an Amenity Contribution of approximately $77,500.00. The final number of lots and amenity contribution will be determined at the time of subdivision approval. iii.iii.iii.iii. PrPrPrProposed Variances:oposed Variances:oposed Variances:oposed Variances: The applicant has requested a variance to increase the maximum allowable height for the future lots from 9 metres to 11 metres. The increase in height is supportable, as it is consistent with the proposed changes to the R-1 (Residential District) zone in the draft Zoning Bylaw. The requested variance will be the subject of a future report to Council. iv.iv.iv.iv. OffOffOffOff----Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw: Two parking spaces per dwelling unit are required, as per the Off-Street Parking and Loading Bylaw. v.v.v.v. Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits:::: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits 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 the natural environment and for development that is protected from hazardous conditions. vi.vi.vi.vi. Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel:::: A Form and Character Development Permit is not required because this is a single family residential project, therefore this application does not need to be reviewed by the Advisory Design Panel. - 7 - vii.vii.vii.vii. Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting:::: A Development Information Meeting was held at Albion Elementary School on November 25, 2014. Three people attended the meeting. One person was a student wanting information on the process. The other two people attended for information. No comment sheets were submitted. viii.viii.viii.viii. Parkland Requirement:Parkland Requirement:Parkland Requirement:Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 941 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park for Conservation on the subject property on the west side, and this land will be required to be dedicated as a condition of Final Reading. In addition, approximately 0.81 ha (2 acres) of park land is proposed to be purchased by the City for a Neighbourhood Park, in the northeast portion of the subject property. 4)4)4)4) Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications: A 30 m setback has been provided from the top of bank of Seigel Creek. A small tributary running east-west near the northern end of the property was initially identified as “indefinite” and it was later determined that there was no watercourse or tributary located in that area. Therefore, no additional setback was required for this tributary. The Environmental Impact Assessment, the Enhancement proposal, the Arborist Report, the Geotechnical Report, and the Stormwater Management plan have been reviewed. The geotechnical consultant is to coordinate their recommendations with the environmental consultant, civil engineer, and arborist to ensure the environmental objectives are achieved. Restoration measures with a cost estimate and security deposit are required, including a five-year maintenance period. 5)5)5)5) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: Engineering Department:Engineering Department:Engineering Department:Engineering Department: The Engineering Department has identified the services required in support of this rezoning application. Comments provided by the Engineering Department include: •Arterial road construction across the 112 Avenue frontage, including road dedication, storm sewer, street lighting, and street trees will be required. •A Rezoning Servicing Agreement and security will be required for these works. - 8 - Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Department:Department:Department:Department: Staff from the Parks and Leisure Services Department and the Manager of Property and Risk Management have been in discussion with the applicant to acquire a portion of the subject property for Neighbourhood Park purposes. The applicant has provided a proposed plan of subdivision indicating approximately 0.81 hectares (2 acres) of land for the Neighbourhood Park. This information will be shared with an appraiser retained by the City to determine fair market value for the park land. The Manager of Properties and Risk Management will bring a separate report to Council to consider acquisition of the property for park purposes once a value has been determined and appropriate funding is available. 6)6)6)6) IntergovernmentIntergovernmentIntergovernmentIntergovernmental Issues:al Issues:al Issues:al Issues: Local Government ActLocal Government ActLocal Government ActLocal Government Act:::: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local Government Act. Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879 below. “Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must: a. Consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and 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 improvement district boards, and vi. The Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882(3) (d).” - 9 - In addition to the above, Section 881 of the Local Government Act requires consultation with the School Board during the preparation of an OCP amendment: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a. At the time of preparing or amending the community plan, and b. In any event, at least once in each calendar year. 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. School District 42School District 42School District 42School District 42:::: In light of Sections 879 and 881 of the Local Government Act, a referral was sent to School District 42. Comments received from School District 42 on November 5 and 25, 2014, state that the information provided in the November 10, 2009 letter (see Appendix E), has not changed and will not until after a Facilities Consultation and Strategic Plan has been completed. The School Board expects that this work will be completed by October 2015 (see Appendix F). In the Strategic Facilities Review – Phase 1 , dated April 9, 2014, an enrolment growth projection of 141 elementary students for the East Capital Zone was projected. The East Capital Zone encompasses the Albion Area Plan and currently includes six elementary schools: Kanaka Creek Elementary, Albion Elementary, Alexander Robinson Elementary, Whonnock Elementary, Blue Mountain Elementary, and Webster’s Corners Elementary. The Strategic Facilities Review notes the following: “This means the forecasted enrolment growth will need to be accommodated at the other two schools [Blue Mountain Elementary and Webster’s Corners Elementary] or with a new elementary school. The forecasted enrolment at Blue Mountain Elementary is expected to decrease. Currently there are 95 surplus spaces. By 2023, this will increase to 107 spaces. By 2023, although there is forecasted to be some increase in enrolment, Webster’s Corners Elementary is expected to still have 18 surplus spaces. Between these two elementary schools, the total surplus spaces should be 125 students by 2023. A portable classroom could be added on site at either school to accommodate all of the forecasted increase of 141 elementary enrolment until 2023. The school district may also consider requesting Ministry of Education funding for building an additional elementary school, as requested in previous capital plans. This would also provide sufficient space for future enrolment growth beyond 2023.” - 10 - The properties on 104 Avenue, located at 24137 104 Avenue and the adjacent property to the west, are currently owned by the School District. 7)7)7)7) AlternativeAlternativeAlternativeAlternative:::: Council may choose to defer second reading, pending the outcome of the Facilities Consultation and Strategic Plan, scheduled for October 2015. CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7040-2013, that second reading be given to Zone Amending Bylaw No. 7041-2013, and that application 2012- 013-RZ be forwarded to Public Hearing. “Original signed by Michelle Baski” _______________________________________________ Prepared byPrepared byPrepared byPrepared by : : : : Michelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScT Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician "Original signed by Christine Carter" _______________________________________________ Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning "Original signed by Frank Quinn" ____________________________________________________________________________________________________________________________________________________________________________________________ Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng.... GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services "Original signed by Frank Quinn" ____________________________________________________________________________________________________________________________________________________________________________________________ Concurrence:Concurrence:Concurrence:Concurrence: J. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) Rule Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw No. 7040-2013 Appendix C – Zone Amending Bylaw No. 7041-2013 Appendix D – Subdivision Plan Appendix E – School District 42 letter dated November 10, 2009 Appendix F – School District 42 email dated November 5 and 25, 2014 City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Dec 27, 2013 2012-013-RZ BY: JV CORPORATION OFTHE DISTRICT OFMAPLE RIDGE P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2 11 265 2429 62425 02423 12426 32415 2 11 219 11 2 AV E .243 S T. 11 2 AV E .11 2 AV E . Rem 1 P 17613 P 3452 26 P 68166 2 P 5069629 N 1/2 o f 4 45 18 S 1/2 of 4 P 17613 P 17613 Rem 1 P 809 28 A RP 13033 P 43601 31 P 43223 B 27 P 809 Rem 11 6 Rem 10 30 32 5 S 150' of 1 NWP5589 P 43223 17 1 Subject Property ´ Scale: 1:2,500 24152-112 Ave APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7040-2013 A Bylaw to amend the Official Community Plan ______________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7040-2013." 2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those parcels or tracts of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No.871, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential, Conservation, and Park. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No. 872, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ A SECOND TIME the day of , 20 . APPENDIX B READ A THIRD TIME the day of , 20 . RECONSIDERED AND ADOPTED the day of , 20 . _____________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ Bylaw No. Map No. From: To: Institutional and Low Density Residential Low/Medium Density ResidentialConservation Park 7040-2013871 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ Bylaw No. Map No. Purpose:To Add To Conservation on Schedule C 7040-2013872 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7041-2013 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. 7041-2013." 2.That parcel or tract of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of January, 2014. READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School) 7041-20131600 APPENDIX D APPENDIX E 1 Michelle Baski From:Karen Yoxall <Karen_Yoxall@sd42.ca> Sent:Tuesday, November 25, 2014 1:30 PM To:Michelle Baski Cc:Flavia Coughlan Subject:RE: 2012-013-RZ Hi Michelle, The Board is expecting that the facilities consultation and the strategic facilities plan will be completed by October 2015. Thank you. Regards. Karen Yoxall Executive Assistant to the Secretary Treasurer and Board of Education Freedom of Information Officer School District No. 42 (Maple Ridge-Pitt Meadows) 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Direct: (604) 466-6232 From: Michelle Baski [mailto:mbaski@mapleridge.ca] Sent: November-25-14 12:48 PM To: Karen Yoxall Subject: FW: 2012-013-RZ Hi Karen, Just following up on my question below. Is there a proposed timeline for the Facilities Review? Thanks, Michelle From: Michelle Baski Sent: Wednesday, November 05, 2014 12:12 PM To: 'Karen Yoxall' Subject: RE: 2012-013-RZ Hi Karen, One more question, do you have an idea of when the Facilities Review will be occurring? Thanks, Michelle From: Karen Yoxall [mailto:Karen_Yoxall@sd42.ca] Sent: Wednesday, November 05, 2014 10:39 AM To: Michelle Baski Cc: Flavia Coughlan Subject: Re: 2012-013-RZ APPENDIX F 2 Hi Michelle, Further to our conversation this morning and in response to your letter dated January 20, 2014 re: File #2012-013-RZ, please note that there is no change to the information contained in the letter dated November 10, 2009 from the Board of Education, until after the completion of the Facilities Review. Thank you. Regards. Karen Yoxall Executive Assistant to the Secretary Treasurer and Board of Education Freedom of Information Officer School District No. 42 (Maple Ridge-Pitt Meadows) 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Direct: (604) 466-6232 - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: January 5, 2015 2012-109-RZ C of W SUBJECT: Rezoning – First Extension Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: The applicant for the subject property, located at 24979 108 Avenue (see Appendix A), has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit thirteen single family lots under the RS-1b (One Family Urban (Medium Density) Residential) zone (see Appendix B). Zone Amending Bylaw No. 6961-2012 was granted third reading on October 22, 2013. RECOMMENDATION: That a one year extension be granted for rezoning application 2012-109-RZ and that the following conditions be addressed prior to consideration of final reading: i.Road dedication as required; ii.Removal of the existing buildings; and 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. DISCUSSION: a)Background Context: Applicant: Aplin & Martin Consultants Ltd. Owner: Stanley and Cheryl Stanowski Legal Description: Lot “A” Section 11 Township 12 New Westminster District Plan 23702 1103 - 2 - 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: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low /Medium Density Residential South: Use: Single Family Residential Zone: R-1 (Residential District) Designation: Medium Density Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Low/Medium Density Residential Existing Use of Property: Residential Proposed Use of Property: Residential Site Area: 0.823 ha (2.03 acres) Access: 108 Avenue and Morrisette Place Servicing requirement: Urban Standard The following dates outline Council’s consideration of the application and Maple Ridge Zone Amending Bylaw No. 6961-2012: First reading was granted on January 8, 2013. Second reading was granted on September 24, 2013 (see attached). Public Hearing was held on October 15, 2013. Third reading was granted on October 22, 2013. b)Application Progress: The applicant is actively pursuing final reading of Zone Amending Bylaw No. 6961-2012. The subject property is dependent on servicing from the current application 2014-024-RZ to the north, located at 24990 110 Avenue (see Appendix D). Application 2014-024-RZ must either be completed or the two applicants must reach an agreement prior to application 2012-109-RZ proceeding. Application 2014-024-RZ received third reading on November 25, 2014. - 3 - c)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. The subject property is dependent on the application to the north for servicing; therefore, it is recommended that a one year extension be granted for rezoning application 2012-109-RZ, in order to allow coordination with application 2014-024-RZ. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Christine Carter” _______________________________________________ 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 – Second Reading Report Appendix D – Subdivision Plan for 24990 110 Avenue City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jul 8, 2013 2012-109-SD BY: JV 24979-108 Ave CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2488610891 10921 249071084824937 249852490310793 10822 10860 249002490624913249172492224927107922493724940 24979249022490510785 249271087224947 2498224988249062491524930249432500725010248922491024916249332 4 9 3 2 10836 2499624912249502490724917249202492310782249 ST.109 AVE.MORRISETTE PL.108B AVE.249A ST.108A AVE. 108 AVE. 27 BCP 33200 1 BCP 49693 15 31 10 3 45 4 11 6 P 23702 26 22 20 16 21 17 9 14 78 P 23702 27 1 19 2 8 BCP 33200 5 10 BCP 33200 2 18 11 44 12 P 34411 6 7 BCP 49693 3 4 9 5 77 A Rem B 28 29 30 8 7 13 79 Subject Property ´ Scale: 1:1,500 APPENDIX A APPENDIX B District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013 and Members of Council FILE NO: 2012-109-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit a future subdivision of 13 lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1.That Zone Amending Bylaw No. 6961-2012 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 the existing building s; and 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. 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 APPENDIX C - 2 - 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: Low Medium Density Residential South: Use: Residential Zone: R-1 (Residential District) Designation: Medium Density Residential East: Use: Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Residential Zone:RS-1b (One Family Urban (Medium Density Residential) Designation: Low/Medium Density Residential Existing Use of Property: Residential Proposed Use of Property: Residential Site Area: 0.823 Ha (2.15 acres) Access: 108 Avenue and Morrisette Place Servicing requirement: Urban Standard b)Project Description: The site is located at the eastern edge of the Albion area, east of the intersection of 108 Avenue and 248 Street. 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 Rural Residential) lot is situated north of this property; to the south are several R-1 (Residential District) lots. The applicant proposes development of this site into 13 single family residential lots. c)Planning Analysis: Official Community Plan : The development site is located within the Albion Area Plan and is 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 557m 2 to 891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Albion Area Plan, and the application is in compliance with OCP policies. The District is undergoing a review to - 3 - 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 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. Proposed Variances: A Variance permit is required to vary the width of proposed lots 1, 11, 12, and 13 respectively. The applicant intends to vary the width by slightly less than one metre for each of the four lots. Development Permits: No development permits will be required for this rezoning application. d)Environmental Implications: Schedule B of the Development Procedures By-law No. 5879-1999 requires an Arborist Report for rezoning applications, and has been provided by the applicant. Based on the report recommendations, the District recommends a 3-5metre buffer along the northern half of the lot on the north and west lot boundaries to ensure protection of the neighboring properties’ trees. A tree protection covenant is also required that will ensure the 104 replacement trees are protected. e)Interdepartmental Implications: Engineering Department: A Geotechnical Report has been requested by the Engineering Department and Building departments respectively and provided by the applicant. The findings conclude that the land is safe for the use intended. A geotechnical covenant will be registered on title at the Land Title Office prior to Final Reading. All servicing work will be required at subdivision. - 4 - CONCLUSION: It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6961- 2012, and that application 2012-109-RZ be forwarded to Public Hearing. “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 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 – Maple Ridge Zone Amending Bylaw Appendix C – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jul 8, 2013 2012-109-SD BY: JV 24979-108 Ave CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2488610891 10921 249071084824937 249852490310793 10822 10860 249002490624913249172492224927107922493724940 24979249022490510785 249271087224947 2498224988249062491524930249432500725010248922491024916249332 4 9 3 2 10836 2499624912249502490724917249202492310782249 ST.109 AVE.MORRISETTE PL.108B AVE.249A ST.108A AVE. 108 AVE. 27 BCP 33200 1 BCP 49693 15 31 10 3 45 4 11 6 P 23702 26 22 20 16 21 17 9 14 78 P 23702 27 1 19 2 8 BCP 33200 5 10 BCP 33200 2 18 11 44 12 P 34411 6 7 BCP 49693 3 4 9 5 77 A Rem B 28 29 30 8 7 13 79 Subject Property ´ Scale: 1:1,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE 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 8th day of January, A.D. 2013. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 1076610941 249002490724912107412494010725249882501910921 10719 249072 4 9 3 2 24950249852502910786107421 0 7 3 124878 249052491010745 10793 2492710776 10836 10822 107372499625007250101075710741107352490624902107772491324922 10782 10848 10733107211072924979107582487224903249061077310749248091077610750248661 0 7 2 724886 2489210769 10785249152491624920 249301086024937 24943250501078110796 10711 1079224933249371087224947 2498210765248711072310891 10715 10753 107612491724917 24923249278 21 23P 2998717 15 20 26 28 32 31 19 BCP 47594 3 10 15 78 F 7 21 27 6 18 1 11 3 4 8 12 13 5 6 18P 2998724 BCP 33200 33 2 41 40 9 2 Rem B P 65405 14 34 7BCP 33200 20 BCP 49693 BCP 49693 PARK 16 43 14 79 2 25 11 36 30 1 22 17 8 11 6 39 22 16 19 35 7 45 5 A P 23702 27 P 34411 1 9 13 21 10 BCP 33200 44 37 E 19 20 BCP 43944 10 12 29 2 9 42 4 77 38 P 23702 1 P 29987BC P 3 3 2 0 1 BCP49695 BCP 33318BCP49694BCP33201 BCP33320RW 28597 RW 28597MORRISETTE PL.108 AVE.249 ST.109 AVE. 108B AVE.249A ST.108A AVE.ERSKINE ST.B E E C H A M P L . ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential) 6961-20121578 APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2012-049-SD FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First, Second, and Third Reading Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 12420 269 Street EXECUTIVE SUMMARY: The developer of the property located at 12420 269 Street has made a formal petition (Appendix “E”), per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide a Local Area Service Bylaw specific to those properties to be created by subdivision. The service is for enhanced landscape maintenance of enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens within the development. The bylaw will require the future property owners of each the 91 single family lots to pay an annual fee as a Local Service Tax for these enhanced landscape maintenance areas within the development. Subdivision is proposed to occur in two phases and the Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 will apply to both phases. Similar Local Area Service bylaws have been established in Albion and in Silver Valley. A concurrent rezoning application (2012-049-RZ) will be considered for final reading at the January 13, 2015 Council meeting. Council granted first reading for Zone Amending Bylaw No. 6930-2012 on June 12, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6979-2013 and second reading for Zone Amending Bylaw No. 6930-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013, and Council granted third reading on May 28, 2013. Council granted a first extension on May 28, 2014. RECOMMENDATIONS: 1.That a Local Area Service, as formally petitioned by the developer of the lands referred to as ‘Maple Benchlands’, and per the Community Charter, Part 7, Division 5, 211 (1)(a), be authorized for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and further 2.That Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 be given first, second and third readings. DISCUSSION: a)Background Context: The subject site is 162 acres directly south of the Blue Mountain Provincial Forest. The property is comprised of historically logged forest, and is currently covered by conifer forest vegetation on the north portion of the site and mixed forest vegetation on the south portion of the site. There are seven watercourses located on the subject site. The main branches of Cooper and McFadden Creek have been identified by Sartori Environment Services as fish bearing (Class ‘A’). In 1104 addition to these main branches, five tributaries of the McFadden Creek and a human-made drainage system have also been identified. The subject site is located on the Blue Mountain Aquifer and is adjacent to properties serviced by well water. The applicant proposes to rezone the subject site to permit future subdivision into 91 one acre parcels. Consideration for environmentally sensitive areas is proposed to be addressed through a combination of park dedication and habitat protection covenants. The central portion of the site containing riparian setback areas for McFadden Creek and three tributaries is proposed to be dedicated for conservation purposes. Riparian areas in the northwest, southwest and southeast areas of the site are also proposed to be dedicated for a total of 22.3 hectares (55 acres) of dedicated land. A further 2.75 hectares (6.8 acres) is proposed to be protected by habitat protection covenant to achieve a suitable subdivision design and protect environmentally sensitive land. The proposed lots will be serviced by private septic systems and municipal water. b)Desired Outcomes: A Local Area Service Bylaw is required for the enhanced landscape maintenance of enhanced road bioswales, a multi-use trail, a restored watercourse channel and several rain gardens within the development in order for subdivision approval of Phase 1 under application 2012-049-SD. The developer has made a formal petition, per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide a Local Area Service Bylaw, specific to those properties to be created by the subdivision of both Phases 1 and 2. The developer of the site will be responsible for the enhanced landscaped areas installation costs and maintenance costs, ensuring 100% survival, for the first year after completion of planting. The costs for ongoing maintenance in subsequent years will then be provided by the 91 property owners after subdivision. The cost recovery method will be through the collection of 100% of the enhanced landscaping maintenance costs as a Local Service Tax. c)Maple Benchlands Enhanced Landscape Area Requirements: The enhanced landscape maintenance areas include enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens. These areas are identified on the Bylaw Map (Schedule “B” of Appendix “B”). The planting concept for these landscape areas is for enhanced natural areas that will be planted with a variety of native trees and shrubs. The planting plan for the enhanced landscape planting areas was prepared by Sartori Environmental Services and is attached as Appendix “C”. The recommended procedures and frequencies for maintenance is Level 5 - Background and Natural Area, under the BC Landscape Standard. This standard is for preservation of natural conditions, with weeds and debris removed as necessary. The standard includes maintaining areas to preserve natural plantings in a natural condition. Sartori Environmental Services have provided an estimate for the yearly maintenance of $ 10,120.00 per year after the developer’s initial one year maintenance period, attached as Appendix “D”. d)Citizen Implications: The estimated cost of the petitioned service will be $111.21 per year for each residential lot of the 91 lots in the Maple Benchlands Local Area Service. It is anticipated that this charge will start in 2019, after the completion of the one year maintenance period required from the developer. Potential buyers prior to 2019 will be advised of the future charge through a notation on the Property Tax Information Sheet. Once the charge comes into effect, the cost will be included in the property tax. - 2 - e)Interdepartmental Implications: Operations Department: The enhanced landscaping maintenance requirements for the enhanced landscape planting areas in this development are in excess of the funded base level of maintenance provided throughout Maple Ridge, and therefore would be unfunded by the City. Local Area Service bylaws have been established in several other areas in the City, including Maple Crest, the Kanaka Business Park, the Formosa Plateau development in Silver Valley, the Hampstead development by Portrait Homes in Silver Valley, and most recently, the Nelson Peaks development by Portrait Homes in Silver Valley and Robertson Heights on Jackson Road by Morningstar Homes Ltd. Finance Department: The Property Tax section of the Finance Department will impose the cost of this service as a levy and place the notation on the tax roll of the benefitting property owners, anticipated to be in 2018. CONCLUSION: It is recommended that the formal petition by the developer for a Local Area Service be authorized by Council for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and that first, second and third readings be given to Maple Benchlands Local Area Service Bylaw No. 7098 - 2014. “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 Frank Quinn” for _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Phase 1 and 2 Subdivision Plan Appendix C – Local Area Service Bylaw No. 7098 - 2014 Appendix D – Cost Estimate for Yearly Maintenance - 3 - Appendix E – Petition for Local Area Service Bylaw - 4 - City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 23, 2012 FILE: 2012-049-RZ BY: PC ROLL #05374-0000-0 CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT272 STBLUE MOUNTAIN CRESBLUE MOUNTAIN CRES271 ST123 AVE 271 ST270A ST269 ST\\ \\\\\\\\ \\!(!( !( !( !( !( SUBJECT PROPERTY ´ SCALE 1:6,000 APPENDIX A APPENDIX B CITY OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 7098-2014 A Bylaw to authorize a municipal service to maintain enhanced landscape areas; to define the benefitting lands; and to establish that the cost of the municipal service shall be borne by the owners of real property within such defined area. WHEREAS, Council has been petitioned to provide a municipal service pursuant to Division 5, Section 210 of the Community Charter S.B.C. 2003, c.26 (the “Community Charter”); AND WHEREAS the Corporate Officer has certified that the petition received for the municipal services does constitute a sufficient and valid petition; AND WHEREAS it is deemed expedient to proceed with the works; AND WHEREAS the “Maple Ridge Local Area Service Policy”, as amended, provides that the cost of providing a municipal service shall be recoverable from each of the existing parcels of land and all future lots created by subdivision of the parcels, specifically: District Lot 7890 Group 1 New Westminster District that will benefit from the service. NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited as “Maple Benchlands” Local Area Service Bylaw No. 7098- 2014”. 2.The contents of Schedules “”A”, “B” and “C” attached hereto are hereby declared to be made an integral part of this Bylaw. 3.The Local Area Service of the City for the benefit of which the enhanced landscape areas are to be maintained as a municipal service are defined as the hatched areas on the attached Schedule “A”. 4.The recommended procedures and frequencies for maintenance and Annual Charges are described on the attached Schedule “B”. 5.The Enhanced Landscape Area planting and design plans “Maple Benchlands Development Environmental Features Revegetation Plan”, drawing sheet 1 of 1 by Sartori Environmental Services, dated 06/05/2014; “Maple Benchlands Development Enhancement and Planting Plan Phase 1 Works”, drawing sheet 1 of 1 by Sartori Environmental Services dated 07/05/2014, “Environmental Features Revegetation Plan Bioswale & Rain Garden”, drawing sheet 1 of 1 by Sartori Environmental Services, dated 01/11/2014, “Figure 7 Multi-Use Trail – Design Concept”, “Stormwater Management Plan” drawing no. SMP -1 rev 6 by Creus APPENDIX C Engineering Ltd., “Constructed Wetlands” drawing no. D-1 rev 4 by Creus Engineering Ltd. are attached as Schedule “C”. 6.This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of , 2014. READ a second time the day of , 2014. READ a third time the day of , 2014. ADOPTED, the day of , 2014. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 11 12 13 14 31 28 29 6 5 4 1 8 2 3 16 22 21 20 27 26 25 24 23 42 44 76 68 75 74 73 72 79 71 78 70 77 69 86 85 84 91 83 90 82 89 88 87 61 53 49 50 58 51 52 67 66 65 64 63 80 34 32 38 37 35 30 43 33 18 17 10 9 7 39 4041 45464748 54 55 56 57 59 60 62 36 15 19 81 ´ SCALE 1:5,000 MAPLE RIDGE LOCAL AREA SERVICE BYLAWBylaw No. 7098-2014 Enhanced Landscape Areas Original Lot Boundary Schedule "A" CITY OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 7098-2014 SCHEDULE “B” Class of Work: The establishment, maintenance and replacement of enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens. for the areas indicated by bold outline on Schedule “A” are to be maintained as per the recommended procedures and frequencies for maintenance “Level 3 – Moderate” of the BC Landscape Standard. (BC Society of Landscape Architects and BC Landscape & Nursery Association). Annual Charge: The Annual Charge is based on a per lot basis for each of the 91 lots created by the subdivision of: District Lot 7890 Group 1 New Westminster District of $111.21 starting in 2019. The charges established under this Bylaw shall be specifically charged against the parcels benefitting from the work, payable by a per lot basis levied year by year. The Annual Charge Adjustment: The annual charge will be reviewed each year by the Operations Department, and adjusted accordingly to reflect any change in maintenance requirements or costs, and to reflect any increase in the Consumer Price Index (CPI) for Vancouver, BC for the immediately preceding year commencing with 2015, as provided by Statistics Canada. NOTES:            PLANT SCHEDULETypical Rain Garden SectionScale 1:50Typical Bioswale SectionScale 1:50Typical Rain Garden RevegetationScale 1:250Typical Bioswale RevegetationScale 1:100 no. daterevisionchk'dchk'dno. daterevisionclientprojectapproveddatechecked bydrawn bydesigned bytitledrawing no.file no.scalesrev.hor:vert:MAPLE BENCHLANDS DEVELOPMENT LTD.MAPLE BENCHLANDSMAPLE RIDGE, BCCOPYRIGHT RESERVED.THIS DRAWING ANDDESIGN ARE, AND AT ALLTIMES REMAIN THEEXCLUSIVE PROPERTY OFCREUS ENGINEERING LTD.AND CANNOT BE USED,REPRODUCED ORDISTRIBUTED WITHOUTWRITTEN CONSENT.© 2012 CREUSENGINEERING LTD.CREUS Engineering LtdCivil Engineers200 - 901 WEST 16TH ST NORTH VANCOUVER, BC V7P 1R2P: 604-987-9070 F: 604-987-9071www.creus.caR.A.W.F.M.C.JUNE.27.13K.S.K.STORMWATER MANAGEMENT PLANCONCEPT PLAN1:200012101SMP-1ROAD 'A'ROAD 'B'ROAD 'C'ROAD 'D'ROAD 'E'TRAILSHADING LEGENDFORESTED OR NATURAL LANDSRESIDENTIAL AREAROAD PAVEMENTSIDEWALK / DRIVEWAYROADSIDE BIOSWALEGRAVEL SHOULDERROAD 'A'CONSTRUCTED BIOSWALE6AFGISSUED FOR APPROVALNOV.07.131271st ST.269th ST.AFGRE-ISSUED FOR APPROVALMAY.05.142AFGRE-ISSUED FOR APPROVALMAY.12.143AFGRE-ISSUED FOR APPROVALJUN.04.144AFGRE-ISSUED FOR CLARIFICATIONOCT.31.146AFGISSUED FOR TENDERAUG.06.145 no. daterevisionchk'dchk'dno. daterevisionclientprojectapproveddatechecked bydrawn bydesigned bytitledrawing no.file no.scalesrev.hor:vert:MAPLE BENCHLANDS DEVELOPMENT LTD.MAPLE BENCHLANDSMAPLE RIDGE, BCCOPYRIGHT RESERVED.THIS DRAWING ANDDESIGN ARE, AND AT ALLTIMES REMAIN THEEXCLUSIVE PROPERTY OFCREUS ENGINEERING LTD.AND CANNOT BE USED,REPRODUCED ORDISTRIBUTED WITHOUTWRITTEN CONSENT.© 2013 CREUSENGINEERING LTD.CREUS Engineering LtdCivil Engineers200 - 901 WEST 16TH ST NORTH VANCOUVER, BC V7P 1R2P: 604-987-9070 F: 604-987-9071www.creus.caR.A.W.F.M.C.JUNE.27.13K.S.K.CONSTRUCTED WETLANDSPLAN AND PROFILE1:50012101D-11:250BIOSWALEBIOSWALEBIOSWALE4AFGISSUED FOR APPROVALNOV.07.131AFGRE-ISSUED FOR APPROVALJUN.04.142AFGISSUED FOR TENDERAUG.06.143AFGRE-ISSUED FOR CLARIFICATIONOCT.31.144 Maple Benchlands ‐ Planting & Trail Cost EstimateItem:   ConstructionQTY. Unit Unit Cost AmountBioswale12400m2$10.00 $124,000.00New Channel Restoration Planting7700m2$22.00 $169,400.00Rain Garden2000m2$20.00 $40,000.00Trail Construction Estimate2385m2$30.00 $71,550.00Total $404,950.0008/08/2014APPENDIX D Item:  Yearly Maintenance (Post Warranty Period)QTY. Unit Unit Cost AmountBioswale/Rain Garden MaintenanceLabour14400m20.54$ 7,776.00$               Replacement Plants1allow1,000.00$            1,000.00$              Gravel augmentation (if necessary, this would be more of a capital allowance)2tonnes35.00$ 70.00$ Trail MaintenanceLabour779 lineal m0.57$444.03$Bobcat8hrs.95.00$760.00$Gravel/culvert augmentation (if necessary, this would be more of a capital allowance)2tonnes35.00$ 70.00$ Total $10,120.03* 91 lots @ $111.21 per yearNotes:‐ Yearly maintenance after grow‐in is largely clean‐up work.‐ Bioswale maintenance based on once per year clean‐up of bioswales with crew of two.‐ Trail maintenance based on yearly clean‐up and touch‐up.08/08/2014 744-lr|7?M@1lnn-. 938 Howe Street - I lth Floor Voncouver, B.C. V6Z lN9 Tel: 604 331 4421 Emoil: silr@creror.co December 76,2Ot4 Mayor and Council District of Maple Ridge 11995 Haney Place Maple Ridge, B.C. V2X 6A9 Dear Mayor and Council: RE: PETITION FOR TOCAL AREA SERVTCES ("LAS") REGARDTNG LANDSCAPE AND TRATL MAINTENANCE FOR PROPOSED SUBDIVISION AT 12420 269TH STREET, MAPLE RIDGE, BRITISH COLUMBIA (FILE #: 2OL2-O49-RZI The subject property is located atI242O 269th Street, with a secondary road access from27!'t Street. The service is for enhanced landscape maintenance of bioswales along both sides of new roadways, several rain garden areas and a multi-use trail thrrough park land centrally located within the development. The planting concept for the bioswales and rain gardens is for enhanced natural areas that will be planted with a variety of native trees and shrubs for bio-infiltration of storm water and to complement the adjacent natural forested areas. The estimated annual maintenance cost of the vegetated enhancement and trail areas within the entire subdivision, for the first year, is 513,870.00 or approximately 5152.42 per lot. After the first year, annual maintenance costs can be reduced to S111.21 per lot, as the vegetation will be established. Thecostrecoverymethodforl}O%oftheannualmaintenancecost wouldbebywayofalocalservices tax within the property tax system. As the petitioner will be paying for the first year of maintenance, cost recovery from the homeowners should commence in year two from the date of installation of the enhancement works. Maple Benchlands Holdings Inc. forwards this petition to the District of Maple Ridge for approval by Mayor and Council. Yours sincerely, Stewart Robertson APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2014-075-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 11365 244 Street 24403, 24407, 24411, and 24415 113 Avenue and 24417 112 Avenue and 24413 113A Avenue EXECUTIVE SUMMARY: Development Variance Permit application 2014-075-DVP has been received in conjunction with a phased subdivision application to permit future subdivision of the subject properties, located at 24417 112 Avenue and 24413 113A Avenue into 29 residential lots and one remnant lot. Additional variances are requested for the previous phase of the subdivision, for properties located at 11365 244 Street and 24403, 24407, 24411, and 24415 113 Avenue. This is the third phase of a four phase subdivision, which will create 26 R-1 (Residential District) lots, three RS-1b (One Family Urban (Medium Density) Residential) lots, and one remnant lot, to be subdivided in the future when the adjacent property to the east develops. The applicant is requesting variances to reduce the interior side lot line setback of the R-1 (Residential District) zone on previously created lots from Phase 2, at 24403, 24407, 24411, and 24415 113 Avenue, and to reduce the rear yard setback for 11365 244 Street, which backs onto dedicated park land, from 8 m to 4.5 m due to the lot geometry. In Phase 3, the applicant is requesting to reduce the interior side lot line setback for proposed lots 57 through 59, lots 61 through 67, and 69 through 82, from 1.2 m to 0.61 m to the garage and 0.46 m to the garage roof projection. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014-075-DVP respecting properties located at 11365 244 Street, 24403, 24407, 24411, and 24415 113 Avenue and 24417 112 Avenue. DISCUSSION: a)Background Context: Applicant: CIPE Homes Inc. BC0864351 Owner: CIPE Homes Inc. BC0864351 Legal Descriptions: Lots 38, 42 and 47 through 50, Section 15, Township 12, NWD Plan EPP37274 Lot “A”, Section 15, Township 12, NWD Plan 22387, Except Plan EPP27594; 1105 - 2 - OCP: Existing: Low-Medium Density Residential and Conservation Proposed: Low-Medium Density Residential and Conservation Zoning: Existing: RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) Proposed: RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) Surrounding Uses: North: Use: Single Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential East: Use: Single Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential, Low Density Residential, and Conservation West: Use: Single Family Rural Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low/Medium Density Residential and Conservation Existing Use of Property: Phase 2 is under construction, Phase 3 is vacant Proposed Use of Property: Single Family Urban Residential Site Area: 1.8 ha (4.5 acres) Access: 244 Street, 112A Avenue, 112B Avenue, 113 Avenue, and 113A Avenue Servicing Requirement: Urban Standard Companion Applications: 2014-075-SD b)Project Description: The subject properties (Appendix A) were rezoned to RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) on February 26, 2013. This third phase of the subdivision will subdivide the subject properties into approximately 29 residential lots and one remnant parcel (Appendix B). c)Planning Analysis: Zoning Bylaw: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. - 3 - The applicant has requested a variance to the Maple Ridge Zoning Bylaw, and the following rationale for support is provided: 1.Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (iii): To reduce the minimum setback from an interior side lot line from 1.2m to 0.61m to the garage, and to 0.46m for the garage roof projection for existing lots 24403, 24407, 24411, and 24415 113 Avenue and on proposed lots 57 through 59, lots 61 through 67, and 69 through 82 (Appendix C). The applicant proposes that offsetting the garages would allow for an improved internal floor plan and provide for a more attractive front façade with widened entry ways and front porches. The resulting side yards will be reduced on one side of the lot to a minimal 0.61m (2 feet), essentially limiting rear yard access to one side only. These variances were utilized in Phase 1 and some of the lots in Phase 2 of the subdivision and are now a defining characteristic of the development. In an attempt to ensure long-term maintenance and fire safety, certain safeguards have been required. They are as follows: The garage will be required to be protected by fire sprinklers, like the home; An easement on each lot will be required to allow long-term maintenance of the building face, with a 0.61m (2 feet) side yard; A side-yard fence attached to the home will be required to prohibit access along the reduced side yard. 2.Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii): To reduce the minimum setback from a rear lot line from 8 m to 4.5 m for 11365 244 Street, which backs onto dedicated park land. d)Interdepartmental Implications: Building Department: As part of the reduced interior side lot line setback, the Building Department is employing additional Building Code requirements to limit potential of fire spread. As stated above, the access easement is also required, where the setbacks are reduced, to allow for exterior building maintenance. ALTERNATIVE: The proposed variances by the developer have been received by the Planning, Engineering and Building Departments. The developer suggests that the offset garages will result in a more useable internal floor plan for the new homes. The alternative would be to simply widen the lot width to accommodate a wider home. This variance was requested after the subdivision layout had already been approved; had the request been made prior to approval of the layout, the Approving Officer would have simply recommended wider lots, potentially resulting in a loss of yield of lots. This same variance was previously approved for the first and second phases of the subdivision. - 4 - CONCLUSION: It is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2014-075-DVP. “Original signed by Michelle Baski” ___________________________________ Prepared by: Michelle Baski, AScT 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 Appendix C – Typical Siting Lot Plan & Streetscape Offset Garages, Proposed Variances Appendix D – Site Plan Showing Lots Requiring Proposed Variances City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Nov 21, 2014 2014-075-VP BY: JV CITY OF MAPLE RIDGE P LA N NIN G DE P A R T M E N T2441324410113 4 5 113 0 5 112 91 244122444224395244072441224405244012440924414112 7 5 2441524385112 9 5 112 9 9 2440524402113 1 5 112 8 5 2440424403244092441624487244062440924408112 35 24405112 6 9 24403112 3 5 24404113 5 5 24410113 2 5 112 2 5 24413112 6 5 244012440624411112 9 7 243412441424415113 6 5 113 3 5 24413244072441724402243642441624411112 8 9 244192440824515/3111 3 A V E . 11 2 AV E .244 S T. 11 2A AV E . 11 2B A V E .243B S T.11 2 A V E .243B S T. 11 3A AV E . 11 2 A V E . 11 2 A V E .244 S T. SUBJECT PROPERTIES ´ Scale: 1:2,500 24403-24415-113 Ave/11365-244 St24413-113A Ave/24417-112 Ave APPENDIX A APPENDIX B APPENDIX C PARK m Q , UNIT ]m7 UNIT 42 uI�T 55mu m / / 113A AVENUE II L L 113 AVENUE WOODBURY PROJECT �w °�� ° �_ � PROPOSED VARIANCES '1�'�i F ® 24417 & 24371 112 AVE., MAPLE RIDGE, B.C.?�1d' Da m Ha Sn 4 Ir Z¢�' f1 I`� EPIC HOMES;1�1'S` UNIT 14 L L ------------------------------ 112E AVENUE 'T'4efla-.5A-Q'� Q nza 112A AVENUE ea °'��'a WOODBURY PROJECT =3� PROPOSED VARIANCES �g� ® 24417 & 24371 112 AVE., MAPLE RIDGE, B.C. n 5 y a m {{ 0igE jtt O v� Elil3if L"' Z _ EPIC HOMES '�''—' oi'q �0 C7 113 AVE. 113 AVE. a Doe Revl oa i.wed ror o.,m arawr padflc arcMOacb" Im WO 4W An Vic Nim PHASE 3 (#64 TO 67) SITING LOT PLAN & STREETSCAPE OFFSET GARAGES $Ink�om Foil. Ilion lairomwInvAl Al APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of Whole SUBJECT: Police Dispatch Services EXECUTIVE SUMMARY: E-Comm serves as the emergency communications centre for southwest British Columbia. It also provides dispatch and call-taking services for a number of police departments including the RCMP policed detachments in Richmond and Burnaby. Our own RCMP detachment has been receiving police dispatch services from E-Comm since 2002. In 2010, the municipality entered into a 5 year fee for service agreement with E-Comm. The agreement included an option to renew for an additional 5 years, with the understanding that the parties would work together in good faith to establish a fee for the renewal period. E-Comm agreed to freeze our dispatch costs at 2010 levels for the years 2011-2015. They are now proposing a 3% fee increase for 2016, with projected increases of 3% per year for each of the following 4 years of the renewal period. This is in line with our expectations. RECOMMENDATION(S): That the Corporate Officer be authorized to renew the 5 year fee for service agreement with E-Comm, covering the period January 1, 2016 to December 31, 2020, with the financial implications as outlined in the staff report dated January 5, 2015. DISCUSSION: E-Comm serves as the emergency communications centre for southwest British Columbia. It also provides dispatch and call-taking services for a number of police departments including the Richmond and Burnaby RCMP detachments. Our own RCMP detachment has been receiving call taking and dispatch services from E-Comm since 2002. Our business planning methodology requires us to review our services to make sure they are being provided in the best possible way. In 2009, we looked into the option of moving our services to the Surrey RCMP detachment. Police dispatch services are highly specialized and apart from E-Comm, Surrey was the only detachment in the area prepared to provide dispatch services for others. Our search for an alternative service provider prompted E-Comm to review its cost allocation formulae and the review resulted in our 2010 costs being reduced by about $140,000 from what had been projected earlier. Further, E-Comm agreed to freeze our dispatch 1 | Page1131 costs at 2010 levels for the years 2011-2015. They are now proposing a 3% fee increase for 2016, with projected increases of 3% per year for each of the following 4 years. This is in line with our expectations. FINANCIAL IMPLICATIONS: Prior to 2002, Maple Ridge operated its own police dispatch centre. It was staffed with municipal (CUPE) employees, supervised by RCMP members and located in space within the main RCMP detachment building. The salary costs alone for operating our own dispatch centre were estimated at about $800,000 in 2002, exclusive of indirect costs and supervision and exclusive of building/equipment related costs. Even if we apply a nominal annual growth/inflation rate of 4% against this historical cost, current costs would be around $1.3 million by now. In the proposal from the City of Surrey 5 years ago, costs of about $971,600 had been quoted for 2015. The proposed costs from E-Comm for 2016 are $944,920. SERVICE LEVELS: E-Comm service levels meet the needs of our detachment. Further, our detachment has representation at the E-Comm user committee level so that issues can be addressed if/when they arise. The E-Comm dispatch centre is situated in a building that meets post disaster standards. In the event that the centre becomes inoperable, back service has been arranged through BC Ambulance. CONCLUSION: The attached letter from E-Comm outlines their renewal offer, including an additional optional renewal term beyond 2020. The services provided by E-Comm meet our needs and the costs are in line with our expectations. As such, staff recommend renewal. “Original signed by Paul Gill”_________________________ Prepared by: Paul Gill, GM: Corporate & Financial Services “Original signed Supt. David Fleugal”___________________ Approved by: Supt. David Fleugal, OIC, Ridge Meadows RCMP “Original signed by Frank Quinn” for_____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer 2 | Page District of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Fraser Valley Regional Library – 2015 Member Assessment EXECUTIVE SUMMARY: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. The 2015 FVRL budget will be presented to its board on January 7, 2015 and an overview is provided in the attached letter from FVRL dated December 22, 2014. RECOMMENDATION(S): This report is submitted for information only. No recommendation is required. DISCUSSION: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. Some of the costs such as local staffing are charged directly to the host community. Other costs such as head office support and materials are charged out using a cost sharing formula. The cost allocation formula was developed many years ago and was significantly amended in 2014. The changes were phased in over two years, 2014 and 2015, to allow affected municipalities time to adjust to the cost shifts. Our 2014 member assessment was budgeted at $2,613,729. While FVRL is projecting an overall member assessment increase of 3.65% for 2015, our increase will be lower due to the favourable impact of the changes in the funding formula. The attached letter provides an overview of the 2015 FVRL proposed budget. “Original signed by Paul Gill”_________________________ Prepared by: Paul Gill, GM: Corporate & Financial Services “Original signed by Wendy McCormick” for_______________ Approved by: Kelly Swift GM: Community Development, Parks & Recreation “Original signed by Frank Quinn” for____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer 1132 December 22, 2014 Dear Directors of Finance of FVRL Member Local Governments: Thank you for your support and patience with the development of the 2015 DRAFT Final Budget (“2015 Budget”). What follows is an overview of the 2015 Budget that provides an explanation of the 2015 status quo budget over the 2014 Budget, and details three increased service level options (referred to as “Decision Packages”) for the Board’s consideration. Attach ment A Attachment A to this letter details the related 2015 Member Assessments, including the estimated impacts of the stated Decision Packages, which are included in the 2015 Budget at this stage. 20 15 Bu dget Tota l Member Assessm ent The 2015 Budget Total Member Assessment is $23,557,675, which is $830,474 or 3.65% greater than the 2014 Total Member Assessment. This change remains materially similar to the 2015 PRELIMINARY Budget Estimate provided to you in mid-November, of $783,314 or 3.45%. Basis for 2015 Budget Prepar ation The 2015 Budget was prepared on the following basis: •Service levels for all service areas are unchanged from fiscal 2014, with the exception of specifically identified new items (i.e., Decision Packages), which are separately identified for Board approval. •Some "fine-tuning" and changes to staff structure and levels are included in this budget. These changes are contained within existing resources and do not impact current service levels. •Includes known cost and anticipated inflationary impacts, incorporating a 2% increase on all salaries (as per the Union Contract), 7% increase in benefits, 0-2% for inflation on other expenses and 5% for hydro costs. The 7% increase in benefits reflects a 2.26% estimated increase for fiscal 2015 plus an adjustment to the 2014 base to more accurately reflect estimated actual benefit expenses of 4.74% (2.26 + 4.74 = 7%). •Fines revenue and the Provincial Library Grant are reduced to reflect expected 2015 actuals. The fines revenue reduction is based on revenues to date in fiscal 2014. The fine revenue reduction is primarily due to the Board’s decision to eliminate or reduce some fines in 2013, along with changes in public usage patterns trending toward greater use of no, or lower fine, materials. Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 2 •The addition of the first full year repayment on the $475,000 2014 ERP (new computer system) capital lease ($104,543/year). It also should be noted that a number of corrections in the classification of expenses and revenues for fiscal 2015 have been made to better reflect the requirements, and intent, of the current funding formula. Reasons for 2 01 5 Budget Incr ea s e The key reasons for the 2015 Budget increase over the 2014 Budget of $830,474 are detailed as follows: REASONS FOR 2015 BUDGET INCREASE Re as o n Dollar P e rce nt Increase in all salary & benefits (including temporary Finance support) $298,980 1.32% Decrease in Library and other FVRL department fines revenue 256,872 1.13% Decrease in Province of BC Operating Grant 24,100 0.11% Increase in capital lease payments (for ERP computer system) 104,543 0.46% Decision Package: Increase in Library Materials beyond 2% (inflation) – Plus 3% 113,894 0.51% Decision Package: Increase in Library Materials beyond 2% (inflation) – Plus 2.5% 95,745 0.42% Decision Package: Actuarial on post-retirement and related benefits 20,000 0.09% Actuarial Funding – From Reserves (20,000) -0.09% Net reductions in other areas (64,660) -0.28% Total $83 0,474 3.65% The impacts of the first four, and last, items listed in the above table, drive a member assessment increase of 3.01% (1.32% + 1.13% + .11 % + (0.46%)), and are essentially required in order to maintain the budget at current/status quo levels. INCLUDED DECIS IO N PACKAGES Included Decision Packages (i.e. new items) are: 1. Library Ma terials Additi onal 5.5% beyond 2% for inflat io n ($114,894+$95 ,745=$210,63 9) •This Budget contains an increase in total Library Materials of 7.5% over the 2014 Budget. •2% of the increase reflects basic cost increases, and the remaining 5.5% are included as two separate Decision Packages (for an additional 3% and 2.5% budget increase). Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 3 •This increase is desired to help reverse the trend in reduced library materials available in the FVRL Libraries that have been eroded over a number of years, for a variety of reasons. 2.Actuaria l on Post retir ement and Related Benefi ts ($20 ,000 Expense; $0 Net expens e) •This proposal provides funding to engage a professional actuary to estimate FVRL’s post-retirement and sick leave employee benefit liabilities. •The 2013 audited Financial Statements have valued the post-retirement benefit at $487,000 and the sick leave liability at $0. •Both liabilities were determined based on an estimate completed by the Finance Officer. •The Auditor’s related letter to the Board supporting the 2013 audit, states that they believe that the post-retirement liability is understated by $81,000. (The existence of this understatement was not considered material, and accordingly did not affect the audit opinion.) S ummary of 2015 Draft Final Budget M ember As s es s ments Please refer to Attachment A, “Summary of the 2015 DRAFT FINAL Budget Member Assessments.” The 2015 Budget will be presented to the Board at the January 7, 2015 Board meeting. The Board’s weighted vote on the 2015 Budget will occur at the February 25, 2015 Board meeting. Between these two dates Board representatives will have time to bring the 2015 DRAFT FINAL Budget back to their respective councils for discussion. Should you have any questions or concerns, please contact me. Let me suggest that you contact me by email (gillian.mcleod@fvrl.bc.ca) because I will be out of the office for parts of the Christmas break. Best wishes for the holiday season and coming year! Gillian McLeod Acting Senior Manager – Finance | Library Manager – Delta Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 4 4 | Page City of Maple Ridge TO:Her Worship Mayor Nicole Read DATE:January 5, 2015 and Members of Council Committee of the Whole FROM:Chief Administrative Officer SUBJECT:Disbursements for the month ended November 30, 2014 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information.All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager.Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended November 30, 2014 now be approved. GENERAL $6,509,353 PAYROLL $1,717,083 PURCHASE CARD $82,476 $8,308,912 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. 1133 c)Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution Arsalan Construction -Downtown road improvements -Edge Street $ 385,676 Bryco Projects Inc –Seismic upgrade Rothsay reservoir at 256 St $ 165,458 G.V. Water District –Aug 6 to Sep 2/14 $ 814,636 G.V. Water District –Sep 3 to Oct 7/14 $ 822,506 Imperial Paving –2014 paving program $ 292,269 King Hoe Excavating Ltd.–104 Ave road & drainage improvements $ 207,834 Machinex Recycling Service Inc.–Recycling baler system $ 154,702 Ricoh Canada Inc –Laserfiche document management system $ 196,765 Ridge Meadows Recycling Society –Monthly contract for recycling $ 197,846 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, 2014 have been reviewed and are in order. ______________________________________________ Prepared by:G’Ann Rygg Accounting Clerk II _______________________________________________ Approved by:Trevor Thompson,BBA,CPA,CGA Manager of Financial Planning _______________________________________________ Approved by:Paul Gill, BBA,CPA,CGA GM –Corporate & Financial Services _______________________________________________ Concurrence:J.L. (Jim) Rule Chief Administrative Officer gmr "Original signed by G'Ann Rygg" "Original signed by Trevor Thompson" "Original signed by Paul Gill" "Original signedl by Frank Quinn" for VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT Affinity Homes & Designs Inc Security refund 30,122 Arsalan Construction Ltd Downtown road improvements - Edge Street 385,676 BC Hydro Electricity 121,844 BC Institute Of Technology Business Management Post Diploma Program 10,203 Employee course - Business, Society & Ethics 731 Labour Market Study Research 6,563 17,496 BC SPCA Contract payment 27,925 Boileau Electric & Pole Ltd Maintenance: City Hall 162 Firehalls 882 Hammond Community Centre 398 Haney wharf 338 Leisure Centre 214 Maple Meadows Way @ CPR crossing 2,603 Memorial Park 227 Neighbourhood park 155 Operations Centre 809 Pitt Meadows Athletic Park 223 Pitt Meadows Family Rec. Centre 205 Pitt Meadows Recreation Hall 174 Pump station @ 225 St 1,906 Randy Herman Building 529 RCMP 446 Street lights 1,854 Traffic signals 7,941 Whonnock Community Centre 132 19,198 Bow-Mel Chrysler Ltd 2014 Dodge Ram 1500 truck 25,810 Bryco Projects Inc Seismic upgrade Rothsay reservoir at 256 St 165,458 CUPE Local 622 Dues - pay periods 14/22, 14/23 & 14/24 24,744 Chevron Canada Ltd Gasoline & diesel fuel 61,820 Cleave Cattle Co Inc Security refund 59,733 Dynamic Rescue Training Ltd Fire Dept - High Angle Rope Rescue Level 1 Operations 23,730 Fitness Edge Fitness classes & programs 15,808 Genesis Janitorial Service Ltd Janitorial services & supplies: Firehalls 3,220 Library 4,809 City Hall 2,371 Operations 2,754 Randy Herman Building 3,341 RCMP 2,480 South Bonson Community Centre 9,224 28,200 Greater Vanc Water District Water consumption Aug 6 to Sept 2/14 814,636 Water consumption Sept 3 to Oct 7/14 822,506 Water sample analysis 700 1,637,842 Guillevin International Inc SCBA & equipment upgrades 23,898 Firefighter equipment 2,564 Firefighter protective wear 1,592 Neighbourhood Parks 34 Operations electrical supplies 1,111 29,199 Hanks Trucking And Bulldozing Roadworks hauling & bulldozing 26,219 Imperial Paving 2014 paving program 292,269 Roadworks 524 292,793 ISL Engineering & Land Serv Abernethy Way (210 St - 224 St)18,762 240 St road & drainage improvements (Lougheed - 104 Ave)1,117 19,879 Jacks Automotive & Welding Fire Dept equipment repairs 15,327 CITY OF MAPLE RIDGE MONTHLY DISBURSEMENTS - NOVEMBER 2014 King Hoe Excavating Ltd 104 Ave road & drainage improvements - 224 St to 245 St 207,834 Lafarge Canada Inc Roadworks material 18,135 Machinex Recycling Service Inc Recycling baler system 154,702 Manulife Financial Employer/employee remittance 148,931 Maple Ridge & PM Arts Council Arts Centre contract payment 50,867 Program revenue Oct 5,077 55,944 McElhanney Consulting Services Aerial topographic survey & mapping 25,379 Medical Services Plan Employee medical & health premiums 38,804 Municipal Pension Plan BC Employer/employee remittance 444,785 Newlands Lawn & Garden Mainten Grass cutting 20,173 Now Solutions Inc Payroll software annual license 61,743 Nustadia Recreation Inc Subsidized ice purchased by P&LS on behalf of user groups 61,311 Paul Bunyan Tree Services River Rd interim sidewalk - tree falling, clearing & grubbing 10,450 Tree removal at various locations 14,217 24,667 Province Of BC - 21312 School tax remittance 62,562 Receiver General For Canada Employer/Employee remittance PP14/22 & 14/23 572,815 RG Arenas (Maple Ridge) Ltd Ice rental Nov 67,295 Curling rink operating expenses Aug - Sep 8,446 Country Fest 2,066 77,808 Ricoh Canada Inc Laserfiche document management system 196,765 Ridge Meadows Youth & Justice 2014 fee for service 15,800 Ridgemeadows Recycling Society Monthly contract for recycling 197,846 Weekly recycling 376 Litter pickup contract 1,848 Recycling station pickup 330 Toilet rebate program 212 200,612 Tetra Tech EBA Inc Pavement management study 45,992 Warrington PCI Management Advance for Tower common costs plus expenses 84,453 Western Weed Control (1980)Ltd Knotweed control 15,803 Young, Anderson - Barristers Professional fees 49,698 Disbursements In Excess $15,000 5,613,540 Disbursements Under $15,000 895,813 Total Payee Disbursements 6,509,353 Payroll PP14/23 & PP14/24 1,717,083 Purchase Cards - Payment 82,476 Total Disbursements November 2014 8,308,912 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 05, 2015 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer MEETING: C.O.W SUBJECT: Adjustments to 2014 Collector’s Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2014 Collector’s Roll through the issuance of Supplementary Roll 10. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated January 05, 2015 is submitted for information. DISCUSSION: a)Background Context: An appeal filed with the Property Assessment Appeal Board (PAAB) resulted in a property in the Whonnock area having their farm classification reinstated. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $ 2,396; increase in Class 9 (Farm) $225) b)Business Plan/Financial Implications: There is a total decrease of $ 2,171 in municipal tax revenue. CONCLUSIONS: Adjustments by BC Assessment resulted in a decrease of $537,000 to the Residential assessment base, an increase of $7,420 to the Farm assessment. 1134 This report dated Jan. 05, 2015 is submitted for information and is available to the public. “Original signed by Silvia Rutledge”___________________ Prepared by: Silvia Rutledge Manager, Revenue & Collections “Original signed by Paul Gill”__________________________ Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services “Original signed by Frank Quinn” for____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer