HomeMy WebLinkAbout2015-09-08 Council Meeting Agenda and Reports.pdfCity of Maple Ridge
COUNCIL MEETING AGENDA
September 8, 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 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
300 APPROVAL OF THE AGENDA
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Regular Council Meeting of July 28, 2015
402 Minutes of the Development Agreements Committee Meetings of July 29,
2015 and August 5, 12, 19 and 26, 2015
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
501 Needle Distribution Program - Fraser Health Authority
•Dr. Marcus Lem, Medical Health Officer, Fraser Health Authority
•Erin Gibson, Fraser Health Harm Reduction Coordinator
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
September 8, 2015
Council Chamber
Page 2 of 8
502 August 29, 2015 Wind Event Update
Presentation by R. Carmichael, Director of Engineering Operations and H.
Exner, Deputy Fire Chief
600 DELEGATIONS
700 UNFINISHED BUSINESS
800 CORRESPONDENCE
900 BYLAWS
Bylaws for Final Reading
901 2012-047-RZ, 22577, 22569, 22557 Royal Crescent and 11771 226
Street
Staff report dated September 8, 2015 recommending final reading
901.1 Maple Ridge Zone Amending Bylaw No. 6967-2013
To permit a site specific text amendment for floor space ratio
Final reading
901.2 Maple Ridge Zone Amending Bylaw No. 6927-2012
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit the future construction of a five
storey, 48 unit apartment building
Final reading
902 2013-113-RZ, 21530 Donovan Avenue
Maple Ridge Zone Amending Bylaw No. 7050-2013
Staff report dated September 8, 2015 recommending final reading
To rezone from RS-1 (One Family Urban Residential) to RS-1b (One Family
Urban [Medium Density] Residential) to permit subdivision into 2 single
family residential lots
Final reading
Council Meeting Agenda
September 8, 2015
Council Chamber
Page 3 of 8
903 2014-016-RZ, 23908 and 23920 Dewdney Trunk Road
Maple Ridge Zone Amending Bylaw No. 7083-2014
Staff report dated September 8, 2015 recommending final reading
To rezone from RS-1b (One Family Urban [Medium Density] Residential)
and RS-3 (One Family Rural Residential) to R-2 (Urban Residential District)
to permit subdivision into 12 single family residential lots
Final reading
904 2015-158-RZ, 23980 Kanaka Way
Maple Ridge Zone Amending Bylaw No. 7155-2015
Staff report dated September 8, 2015 recommending final reading
Site specific Zoning Bylaw text amendment to add a Child Care Centre
(daycare) at 23980 Kanaka Way as a use to the C-1 Neighbourhood
Commercial Zone
Final reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes – August 31, 2015
Public Works and Development Services
1101 2015-160-RZ, Bylaw Amendment, Residential Building Height
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7165-2015 to create a unified maximum building
height of 11.0 m for principal dwellings in single family and in low rise
multi-family zones be given first and second reading and forwarded to
Public Hearing.
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
September 8, 2015
Council Chamber
Page 4 of 8
1102 2014-070-RZ, 10470 245B Street and 24589 104 Avenue, RS-2 to RS-1b
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7157-2015 to rezone from RS-2 (One Family
Suburban Residential) to RS-1b (One Family Urban [Medium Density]
Residential) to permit a subdivision of approximately 16 lots be given first
reading and that the applicant provide further information as described on
Schedules A, B, and F of the Development Procedures Bylaw No. 5879-
1999, along with the information required for a Subdivision application.
1103 2013-086-RZ, 23262 Silver Valley Road, 13738, 13702 and 13660 232
Street, RS-3 to RS-1, RS-1b, R-1, R-3, RST-SV, C-5 and P-1
Staff report dated August 31, 2015 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7160-2015 to revise land use
designation boundaries and an equestrian trail location be given first and
second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7023-2013 to rezone from RS-3 (One Family
Rural Residential) to RS-1 (One Family Urban Residential), RS-1b (One
Family Urban [Medium Density] Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street Townhouse – Silver
Valley), C-5 (Village Centre Commercial) and P-1 (Park and School) be given
second reading and be forwarded to Public Hearing.
1104 2014-110-RZ, 11716 Burnett Street, RS-1 to R-1
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7123-2014 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit a subdivision of
approximately three single family lots be given second reading and be
forwarded to Public Hearing.
1105 2011-082-DVP, 10150 and 10190 Jackson Road
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2011-082-DVP to increase the
maximum permitted R-1 zone building height and to reduce the R-1 zone
rear yard setback for lots 29-39.
Council Meeting Agenda
September 8, 2015
Council Chamber
Page 5 of 8
1106 2012-047-DVP, 2012-047-DP, 22577, 22569 and 22557 Royal Crescent,
11771 226 Street
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2012-047-DVP to reduce front yard
setbacks, to reduce interior yard setbacks and to increase maximum height
and that the Corporate Officer be authorized to sign and seal 2012-047-DP
to permit construction of a 48 unit apartment building in the RM-2 (Medium
Density Apartment Residential) zone.
1107 2015-158-DVP, 23980 Kanaka Way
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-158-DVP to reduce the parking
requirement for the Child Care Centre and to reduce the parking
requirement for commercial uses.
1108 2013-082-DVP, 13260 236 Street
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2013-082-DVP to increase maximum
building height, to increase maximum retaining wall heights and to reduce
minimum setbacks to the property line.
1109 2013-082-DP, 13260 236 Street
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2013-082-DP to permit development
of a 61 unit townhouse project.
1110 2015-257-SD, 12016 York Street, Stata Conversion
Staff report dated August 31, 2015 recommending that the issuance of a
Certificate of Approval for strata conversion of residential townhouse
buildings located at 12016 York Street be approved and that the Corporate
Officer be authorized to sign the Certificate of Approval.
1111 2011-095-SD, 2% Money in Lieu of Parkland Dedication, 11219 243 Street
Staff report dated August 31, 2015 recommending that the owner of the
subject property pay an amount that is not less than $30,000.00
Council Meeting Agenda
September 8, 2015
Council Chamber
Page 6 of 8
1112 2013-103-SD, 5% Money in Lieu of Parkland Dedication, 12366 Laity
Street
Staff report dated August 31, 2015 recommending that the owner of the
subject property pay an amount that is not less than $37,500.00.
Financial and Corporate Services (including Fire and Police)
1131 Disbursements for the month ended July 31, 2015
Staff report dated August 31, 2015 recommending that the disbursements
for the month ended July 31, 2015 be received for information.
1132 2015 Council Expenses
Staff report dated August 31, 2015 providing updated Council expenses
recorded to the end of July for 2015.
For information only
No motion required
1133 2016-2020 Financial Planning Guidelines
Staff report dated August 31, 2015 recommending that staff be directed to
prepare the 2016-2020 Financial Plan, incorporating the Financial Plan
Guidelines.
1134 2016 Permissive Tax Exemptions
Staff report dated August 31, 2015 recommending that Maple Ridge Tax
Exemption Bylaw No. 7170-2015 be given first, second and third readings.
1135 Assurance Requirements – Downtown Parking Society
Staff report dated August 31, 2015 recommending that the agreement with
the Downtown Parking Society be amended to require a financial statement
audit once every five years with assurance achieved in intervening years
either through the work of City staff or through a review engagement, as
recommended by the Audit & Finance Committee.
Council Meeting Agenda
September 8, 2015
Council Chamber
Page 7 of 8
1136 Partnering Agreements, Employment Land Investment Incentive Program
and Town Centre Investment Incentive Program
Staff report dated August 31, 2015 recommending that the Corporate
Officer be authorized to execute Partnering Agreements with Meridian
Acquisitions Ltd. under building permit number 15-107398 and Anmore
Holdings Inc. under building permit number 15-111021.
Community Development and Recreation Service
1151
Correspondence
1171
Other Committee Issues
1181
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
From the August 12, 2015 Special Closed Council Meeting
• 02.02 Homeless Shelter Update and Options
From the August 14, 2015 Special Closed Council Meeting
• 02.01 Lease of 22239 Lougheed Highway
From the August 31, 2015 Closed Council Meeting
• 04.04 City-Owned Town Centre Lands – Approval of Purchase and
Sale Agreement
Council Meeting Agenda
September 8, 2015
Council Chamber
Page 8 of 8
1400 OTHER MATTERS DEEMED EXPEDIENT
1401 Rescheduling of the September 22, 2015 Council Meeting
Discussion on rescheduling of the September 22, 2015 Council Meeting to
September 29, 2015
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1600 QUESTIONS FROM THE PUBLIC
1700 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.
City of Maple Ridge
COUNCIL MEETING MINUTES
July 28, 2015
The Minutes of the City Council Meeting held on July 28, 2015 at 7:00 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 F. Quinn, Acting Chief Administrative Officer/General
Councillor C. Bell Manager Public Works and Development Services
Councillor K. Duncan P. Gill, General Manager Corporate and Financial Services
Councillor B. Masse K. Swift, General Manager of Community Development,
Councillor G. Robson Parks and Recreation Services
Councillor T. Shymkiw C. Marlo, Manager of Legislative Services
Councillor C. Speirs A. Gaunt, Confidential Secretary
Other staff as required
A. Kopystynski, Planner 2
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 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
Item 501 Cliff Avenue Camp Update, RCMP
Item 1201 Award of Contract, Rainbow Creek Culvert Replacement on
Kanaka Creek Road
Item 1402 to be dealt with following Item 602
401
Council Minutes
July 28, 2015
Page 2 of 17
300 APPROVAL OF THE AGENDA
The agenda was approved with the addition of Items 501 and 1201 and
the revision in the order of the agenda
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Regular Council Meeting of July 14, 2015
R/2015-308
It was moved and seconded
That the minutes of the Regular Council Meeting of July 14, 2015 be
adopted as circulated.
CARRIED
402 Minutes of the Public Hearing of July 21, 2015
R/2015-309
It was moved and seconded
That the minutes of the Public Hearing of July 21, 2015 be adopted as
circulated.
CARRIED
403 Minutes of the Development Agreements Committee Meeting of July 16
and 22, 2015
R/2015-310
It was moved and seconded
That the minutes of the Development Agreements Committee Meeting of
July 16 and 22, 2015 be received.
CARRIED
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
502 Cliff Avenue Camp Update
•Superintendent Dave Fleugel, Ridge-Meadows RCMP Detachment
•Sergeant Casey Baker, Ridge-Meadows RCMP Detachment
Superintendent Fleugel introduced Sergeant Baker as the officer who is
dealing directly with the Cliff Avenue camp.
Council Minutes
July 28, 2015
Page 3 of 17
Sergeant Baker outlined what is currently being done by the RCMP at the
camp, advising on an increase in patrols in the downtown area and on how
residents can help the RCMP to identify items which may have been stolen.
He emphasized that the issue is very significant and of great importance to
the RCMP.
600 DELEGATIONS
601 Chamber of Commerce Servicing Maple Ridge and Pitt Meadows Update
•Terry Becker, President
•Andrea Madden, Executive Director
Ms. Becker and Ms. Madden gave a PowerPoint presentation providing
information on the Chamber of Commerce, Maple Ridge-Pitt Meadows. The
presentation outlined the organization’s vision and mission statements,
policies and upcoming events.
602 Ridge Meadows Youth Diversion Program Update
•Gurinder Mann, Interim Executive Director
Mr. Mann provided an update on the Ridge Meadows Youth Diversion
Program and spoke to its positive influence on youth at risk. He asked for
the continued support of the City of Maple Ridge.
Note: Item 1402 was dealt with following Item 602.
Note: Councillor Shymkiw excused himself from the discussion of Item 1402 at
7:53 p.m. as he has an immediate family member who works for
Community Services and returned to the meeting at 7:56 p.m.
700 UNFINISHED BUSINESS – Nil
800 CORRESPONDENCE – Nil
Council Minutes
July 28, 2015
Page 4 of 17
900 BYLAWS
Note: Items 901 to 904 are from the July 21, 2015 Public Hearing
Bylaws for Third Reading
901 2014-054-RZ, 23598 and 23627 Dogwood Avenue
901.1 Maple Ridge Official Community Plan Amending Bylaw No. 7152-2015
To designate from Estate Suburban Residential to Conservation and Forest
and to add to Conservation and Forest
Third reading
R/2015-311
It was moved and seconded
That Bylaw No. 7152-2015 be given third reading.
R/2015-312
It was moved and seconded
That third reading of Bylaw No. 7152-2015 be deferred to a meeting
following the final reading of the tree management bylaw.
CARRIED
Councillor Masse, Councillor Speirs - OPPOSED
901.2 Maple Ridge Zone Amending Bylaw No. 7103-2014
A site specific text amendment to allow a density bonus for smaller lot
dimensions and area consistent with the RS-1c (One Family Urban [Low
Density] Residential) zone in the RS-2 (One Family Suburban Residential)
zone
Third reading
R/2015-313
It was moved and seconded
That Bylaw No. 7103-2014 be deferred.
CARRIED
Council Minutes
July 28, 2015
Page 5 of 17
Note Councilor Shymkiw excused himself from the discussion of Item 902 as his
family owns a building in the immediate area.
902 2012-031-RZ, 11055 Hazelwood Street
Maple Ridge Zone Amending Bylaw No. 6914-2012
To rezone from RS-3 (One Family Rural Residential) to M-3 (Business Park)
to permit industrial development in a Business Park format
Third reading
R/2015-314
It was moved and seconded
That Bylaw No. 6914-2012 be given third reading.
CARRIED
Note: Councillor Shymkiw returned to the meeting at 8:27 p.m.
903 2014-028-RZ, 12080 Edge Street and 22554/22566/22576 121 Avenue
903.1 Maple Ridge Official Community Plan Amending Bylaw No. 7154-2015
To amend the Town Centre Plan, Land Use Designations, Medium and High
Rise Apartments, to amend Town Centre Development Permit Area
Guidelines and to update all supportive diagrams related to Medium and
High-Rise Apartment Residential to reflect a minimum (5) storey building
height.
Third reading
R/2015-315
It was moved and seconded
That Bylaw No. 7154-2015 be given third reading.
CARRIED
903.2 Maple Ridge Zone Amending Bylaw No. 7092-2014
To rezone from RS-1 (One Family Urban Residential) to RM-3 (High Density
Apartment Residential) to permit a future construction of a 5 storey, 73 unit
apartment building
Third reading
R/2015-316
It was moved and seconded
That Bylaw No. 7092-2014 be given third reading.
CARRIED
Council Minutes
July 28, 2015
Page 6 of 17
904 2015-158-RZ, 23980 Kanaka Way
Maple Ridge Zone Amending Bylaw No. 7155-2015
Site specific text amendment to allow for a Commercial Daycare (child care
centre) on the ground floor of a 2 storey commercial/residential building
Third reading
R/2015-317
It was moved and seconded
That Bylaw No. 2155-2015 be given third reading.
CARRIED
Bylaws for Final Reading
905 2011-082-RZ, 10150 and 10190 Jackson Road
Staff report dated July 28, 2015 recommending final reading
905.1 Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012
To designate from Low/Medium Density Residential & Medium Density
Residential to Conservation and Medium Density Residential and to add to
Conservation
Final reading
R/2015-318
It was moved and seconded
That Bylaw No. 6928-2012 be adopted.
CARRIED
Councillor Duncan, Councillor Masse - OPPOSED
905.2 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 permit the future subdivision into
approximately 45 single family lots over four phases.
Final reading
R/2015-319
It was moved and seconded
That Bylaw No. 6861-2011 be adopted.
CARRIED
Councillor Duncan, Councillor Masse - OPPOSED
Council Minutes
July 28, 2015
Page 7 of 17
906 2013-041-RZ, 20738 123 Avenue
Staff report dated July 28, 2015 recommending final reading
906.1 Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014
To designate from Urban Residential to Conservation and to add to
Conservation
Final reading
R/2015-320
It was moved and seconded
That Bylaw No. 7087-2014 be adopted.
CARRIED
Councillor Speirs - OPPOSED
906.2 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
Final reading
R/2015-321
It was moved and seconded
That Bylaw No. 7007-2013 be adopted.
CARRIED
Councillor Speirs - OPPOSED
Note: Councillor Shymkiw excused himself from discussion of Item 907 at 8:35
p.m. as he has an accepted offer on a property in the immediate area.
907 2013-082-RZ, 13260 236 Street
Maple Ridge Zone Amending Bylaw No. 7037-2013
Staff report dated July 28, 2015 recommending final reading
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) to RM-1 (Townhouse Residential) to allow the
construction of approximately 61 townhouse units
Final reading
R/2015-322
It was moved and seconded
That Bylaw No. 7037-2013 be adopted.
CARRIED
Note: Councillor Shymkiw returned to the meeting at 8:37 p.m.
Council Minutes
July 28, 2015
Page 8 of 17
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
Minutes – July 20, 2015
R/2015-323
It was moved and seconded
That the minutes of the Committee of the Whole Meeting of July 20, 2015
be received.
CARRIED
Public Works and Development Services
Note: Councillor Robson left the meeting at 8:38 p.m. as he lives in the vicinity of
the property in the application.
1101 2015-078-RZ, 11581 256 Street, LUC to P-2
Staff report dated July 20, 2015 recommending that Application 2015-078-
RZ be deferred until more detail is provided.
R/2015-324
It was moved and seconded
That application 2015-078-RZ be deferred until more detailed information
is provided, including tenant information and relocation plan, feasibility
study, determination of developable area with site servicing, septic
capacity, and demonstrated compliance with municipal zoning and parking
requirements on site plan.
CARRIED
Note: Councillor Robson returned to the meeting at 8:44 p.m.
1102 2015-181-RZ, 12117 Laity Street, RS-1 to R-1
Staff report dated July 20, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7158-2015 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit subdivision into six single
family residential lots be given first reading and that the applicant provide
further information as described on Schedule B of the Development
Procedures Bylaw No. 5879-1999, along with the information required for a
subdivision application.
Council Minutes
July 28, 2015
Page 9 of 17
R/2015-325
It was moved and seconded
That Bylaw No. 7158-2015 be given first reading; and
That the applicant provide further information as described on Schedule B
of the Development Procedures Bylaw No. 5879–1999, along with the
information required for a Subdivision application.
CARRIED
1103 2014-019-RZ, 24815 Dewdney Trunk Road, RS-1 to C-2
Staff report dated July 20, 2015 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7086-2014 to allow creation of a
new Village Commercial category be given second reading and that Maple
Ridge Zone Amending Bylaw No. 7070-2014 to rezone from RS-1 (One
Family Urban Residential) to C-2 (Community Commercial) to permit
construction of a commercial development be given second reading as
amended and be forwarded to Public Hearing.
R/2015-326
It was moved and seconded
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. 7086-2014 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;
2)That Bylaw No. 7086-2014 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Bylaw No. 7086-2014 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4)That Bylaw No. 7086-2014 be given second reading and be forwarded
to Public Hearing;
5)That Bylaw No. 7070-2014 be amended as identified in the staff
report dated July 20, 2015, be given second reading, and be
forwarded to Public Hearing;
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 "B";
iii)Road dedication as required;
iv)Registration of a Reciprocal Cross Access Easement Agreement;
v)Registration of a Restrictive Covenant for protecting the
Residential Parking and Visitor Parking;
Council Minutes
July 28, 2015
Page 10 of 17
vi)Registration of a Restrictive Covenant for Stormwater
Management;
vii)Registration of a Housing Agreement in accordance with Section
905 of the Local Government Act and a Restrictive Covenant
stating that the second floor of Building 2 will be restricted to
residential rental units;
viii)In addition to the site profile, a disclosure statement must be
submitted by a Professional Engineer advising whether there is
any evidence of underground fuel storage tanks on the subject
property. If so, a Stage 1 Site Investigation Report is required to
ensure that the subject property is not a contaminated site.
CARRIED
Note: Item 1104 was deferred to the October 13, 2015 Council Meeting
1104 2012-013-RZ, 24152 112 Avenue, RS-3 to RS-1b and P-1, Update Report
Staff report dated July 20, 2015 providing an update on application 2012-
013-RZ recommending that Maple Ridge Official Community Plan Bylaw No.
7040-2013 to designate from Institutional and Low Density Residential 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.
1105 2015-194-DP, 11850 224 Street
Staff report dated July 20, 2015 recommending that the Corporate Officer
be authorized to sign and seal application 2015-194-DP to permit façade
modifications on the western portion of the Haney Place Mall for the
change of tenants from Target to Walmart.
R/2015-327
It was moved and seconded
That the Corporate Officer be authorized to sign and seal application 2015-
194-DP respecting property located at 11850 224 Street.
CARRIED
Council Minutes
July 28, 2015
Page 11 of 17
1106 2015-173-DVP, 13100 238 Street
Staff report dated July 20, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2015-173-DVP to reduce a front yard
setback from 7.5 metres to 6 metres for the garage and 5.4 metres for
building eaves.
R/2015-328
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2015-173-DVP
respecting the property located at 13100 238 Street.
CARRIED
1107 2012-087-SP, Soil Deposit Permit Amendment, 25788 98 Avenue
Staff report dated July 20, 2015 recommending that the request to
increase the total volume of soil to be deposited under Soil Deposit Permit
2012-087-SP for 25788 98 Avenue by 14,000 m3 be approved but be
limited to an increase in volume of 10,000 m3 and that the request be
forwarded to the Agricultural Land Commission for review and approval.
R/2015-329
It was moved and seconded
That the request to increase the total volume of soil to be deposited under
the Soil Deposit Permit (2012-087-SP) for 25788 98 Avenue by 14,000
m3 be limited to an increase in volume of 10,000 m3 and approved
through resolution by Council and forwarded to the Agricultural Land
Commission for their review and approval (under Section 20 (3) of the
Agricultural Land Commission Act).
CARRIED
1108 Award of Contract, ITT-EN15-48: 240 Street Road Improvements (102
Avenue - 104 Avenue)
Staff report dated July 20, 2015 recommending that Contract ITT-EN15-48:
240 Street Road Improvements (102 Avenue – 104 Avenue) be awarded to
Imperial Paving Limited, that a contract contingency be approved and that
the Corporate Officer be authorized to execute the contract.
R/2015-330
It was moved and seconded
That Contract ITT-EN15-48, 240 Street Road Improvements (102 Avenue –
104 Avenue), be awarded to Imperial Paving Limited in the amount of
$1,045,796.40 excluding taxes; and
Council Minutes
July 28, 2015
Page 12 of 17
That a contract contingency of $125,000 be approved, and further
That the Corporate Officer be authorized to execute the contract.
CARRIED
1109 Award of Contract, ITT-EN15-49: Selkirk Avenue Road Improvements (225
Street – 226 Street)
Staff report dated July 20, 2015 recommending that Contract ITT-EN15-49:
Selkirk Avenue Road Improvements (225 Street – 226 Street) be awarded
to AC Paving Co. Ltd., that the Financial Plan be amended to increase the
project budget and that the Corporate Officer be authorized to execute the
contract.
The General Manager of Public Works and Development provided
clarification on the road improvements.
R/2015-331
It was moved and seconded
That Contract ITT-EN15-49, Selkirk Avenue Road Improvements Project
(225 Street - 226 Street), be awarded to AC Paving Company Ltd.in the
amount of $678,891.00 excluding taxes; and
That a contract contingency of 10% or $67,889 be approved; and
That the Financial Plan be amended to increase the project budget by
$90,000 as detailed in the Council Report dated July 20, 2015 titled the
Award of Contract ITT-EN-15-49: Selkirk Avenue Road
Improvements (225 Street –226 Street); and further
That the Corporate Officer be authorized to execute the contract.
CARRIED
Financial and Corporate Services (including Fire and Police)
1131 Disbursements for the month ended June 30, 2015
Staff report dated July 20, 2015 recommending that the disbursements for
the month ended June 30, 2015 be received for information.
Council Minutes
July 28, 2015
Page 13 of 17
R/2015-332
It was moved and seconded
That the disbursements as listed below for the month ended June 30,
2015 be received for information:
General $10,745,279.
Payroll $ 1,988,224.
Purchase Card $ 100,734.
$ 12,834,237.
CARRIED
1132 2015 Council Expenses
Staff report dated July 20, 2015 providing updated Council expenses
recorded to the end of June for 2015.
For information only
No motion required
Community Development and Recreation Service
Note: Item 1151 was deferred to staff to allow amendments to the lease and
license agreement
1151 Maple Ridge-Pitt Meadows Agricultural Association Lease and License
Agreement
Staff report dated July 20, 2015 recommending that the Maple Ridge-Pitt
Meadows Agricultural Association Lease and License Agreement be
renewed for a period of five years with three additional renewal options of
five years each and that the license period to operate the annual
Agricultural Fair be extended from three weeks to four weeks per year and
that the Corporate Officer be authorized to execute the lease and license
agreement.
1152 Agricultural Association – Operating Agreement
Staff report dated July 20, 2015 recommending that the Festival Fund
grant awarded to the Agricultural Association be combined with other
municipal grant funding under an operating grant agreement and that an
amount of $12,000 be allocated from the Maple Ridge Community Grant
toward a multi-year operating grant to be administered by the Maple Ridge-
Pitt Meadows Parks & Leisure Services Commission
Council Minutes
July 28, 2015
Page 14 of 17
R/2015-333
It was moved and seconded
a)That the Festival Fund grant awarded to the Agricultural Association
be combined with other municipal grant funding under a Commission
administered Operating Grant agreement; and
b)That an amount of $12,000 be allocated from the Maple Ridge
Community Grant toward a multi-year Operating Grant with the Maple
Ridge and Pitt Meadows Agricultural Association to be administered
by the Maple Ridge-Pitt Meadows Parks & Leisure Services
Commission.
CARRIED
Councillor Bell, Councillor Masse - OPPOSED
1153 Haney Farmers Market – Operating Agreement
Staff report dated July 20, 2015 recommending that the Festival Fund
grant awarded to the Haney Farmers Market be combined with other
municipal grant funding under an operating grant agreement and that an
amount of $6,000 be allocated from the Maple Ridge Community Grant
toward a multi-year operating grant to be administered by the Maple Ridge-
Pitt Meadows Parks & Leisure Services Committee.
R/2015-234
It was moved and seconded
a)That the Festival Fund grant awarded to the Haney Farmers Market
be combined with other municipal grant funding under an Operating
Grant agreement with the Haney Farmers Market; and,
b)That an amount of $6,000 be allocated from the Maple Ridge
Community Grant toward a multi-year Operating Grant with the
Haney Farmers Market Society to be administered by the Maple
Ridge-Pitt Meadows Parks & Leisure Services Commission.
CARRIED
Councillor Masse - OPPOSED
1154 Fundamentals Childcare Centre – Lease Renewal
Staff report dated July 20, 2015 recommending that the Corporate Officer
be authorized to sign and seal the Fundamental Childcare Centre Lease
Agreement for 2015-2018.
Council Minutes
July 28, 2015
Page 15 of 17
R/2015-335
It was moved and seconded
That the Corporate Officer be authorized to sign and seal the Fundamentals
Childcare Centre Lease Agreement 2015-2018.
CARRIED
Correspondence – Nil
Other Committee Issues – Nil
1200 STAFF REPORTS
1201 Award of Contract, ITT-EN15-53: Rainbow Creek Culvert Replacement on
Kanaka Creek Road
Staff report dated July 28, 2015 recommending that Contract ITT-EN15-53,
Rainbow Creek Culvert Replacement on Kanaka Creek Road be awarded to
A.C. Paving Company, that a contract contingency be approved and that the
Corporate Officer be authorized to execute the contract.
R/2015-336
It was moved and seconded
That Contract ITT-EN15-53, Rainbow Creek Culvert Replacement on
Kanaka Creek Road, be awarded to A.C. Paving Company Ltd. in the
amount of $177,040.00 excluding taxes; and
That a contract contingency of 10% or $17,704.00 be approved; and
further
That the Corporate Officer be authorized to execute the contract.
CARRIED
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL – Nil
1400 OTHER MATTERS DEEMED EXPEDIENT
Note: Items 1401 and 1402 were forwarded from the July 20, 2015 Council
Workshop Meeting
Council Minutes
July 28, 2015
Page 16 of 17
1401 Alliance of Beverage Licensees
Information memorandum from staff dated July 20, 2015 in response to a
letter dated June 18, 2015 from Poma Dhaliwal, President of the Alliance
of Beverage Licensees and Owner/Operator of Jolly Miller Pub and Liquor
Store, Chilliwack, expressing concern with the Provincial Government’s
decision to allow wine on grocery shelves and requesting that Maple Ridge
implement a one kilometer distance rule for all future beverage alcohol
retailers in Maple Ridge.
1401.1
R/2015-337
It was moved and seconded
That staff be directed to prepare a report on options for the implementation
of a minimum one km distance rule for all future beverage alcohol retailers
in Maple Ridge.
CARRIED
Councillor Bell – OPPOSED
1401.2
R/2015-338
It was moved and seconded
That staff be directed to send a letter to the City of Pitt Meadows
inquiring about their direction on alcohol licensing.
CARRIED
Note: Item 1402 was dealt with following Item 602. Councillor Shymkiw excused
himself from the discussion of Item 1402.
1402 Ridge Meadows Youth Diversion Program
Letter dated June 30, 2015 from Bart R. Findlay, President, Ridge
Meadows Youth Justice and Advocacy Association requesting approval of
three years of funding at the level previously committed to by the City of
Maple Ridge.
R/2015-339
It was moved and seconded
That the request of Ridge Meadows Youth & Justice Advocacy Association
for a 3-year commitment of funding be supported provided Maple
Ridge/Pitt Meadows Community Services enters into an agreement with
the City of Maple Ridge to provide youth diversion services.
CARRIED
Council Minutes
July 28, 2015
Page 17 of 17
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS – Nil
1600 QUESTIONS FROM THE PUBLIC
Leah Talson
Ms. Talson posed several questions pertaining to the camp on Cliff Avenue. She
asked what type of information is being collected by the outreach workers, whether
this information will be shared with the public and where additional funding will be
spent.
Mayor Read advised on funding for the outreach workers and what is being done to
connect individuals with services and housing. She also advised that workers have
been tasked to use a vulnerability assessment tool by BC Housing and that a
communications strategy is being developed to provide updates to the public.
Ms. Talson asked whether reports will be received on a regular basis and what is
expected to happen to individuals in the camp who are involved in criminal activity
and/or do not wish to have housing.
Mayor Read advised on the reporting process, referred to information previously
shared with the public and outlined what will be done in terms of individuals who do
not wish to be provided with services or housing.
1700 ADJOURNMENT – 9:49 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
C. Marlo, Corporate Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 8, 2015
and Members of Council FILE NO: 2012-047-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading
Zone Amending Bylaw No. 6967-2013
Zone Amending Bylaw No. 6927-2012
22577, 22569, 22557 Royal Crescent and 11771 226 Street
EXECUTIVE SUMMARY:
Bylaws No. 6967-2013 and No. 6927-2012 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 construction of a five storey, 48 unit apartment
building in the South of Lougheed Precinct of the Town Centre.
Zone Amending Bylaw No. 6927-2012 was granted first reading on May 22, 2012 to rezone the
properties to RM-2 (Medium Density Apartment Residential). First and second reading of Text
Amending Bylaw 6967-2013, for a site specific text amendment for floor space ratio, and second
reading of Zone Amending Bylaw No. 6927-2012 was granted on March 12, 2013. The application
was presented at a Public Hearing held April 16, 2013. Subsequently, third reading was granted on
April 23, 2013. A one year extension was granted on May 13, 2014 and a second one year
extension was granted on April 14, 2015.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 6967-2013 be adopted; and
2)That Zone Amending Bylaw No. 6927-2012 be adopted.
DISCUSSION:
a)Background Context:
Council considered this rezoning application at a Public Hearing held on April 16, 2013. On April 23,
2013 Council granted third reading to Zone Amending Bylaw No. 6967-2013 and Zone Amending
Bylaw No. 6927-2013 with the stipulation that the following conditions be addressed:
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. Consolidation of the development site;
v.Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
901
- 2 -
vi. Removal of the existing buildings; and
vii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks.
The following applies to the above:
1. Approval from the Ministry of Transportation and Infrastructure was granted on May 15,
2013.
2. A Rezoning Servicing Agreement has been registered at the Land Title Office, and the security
amount outlined in the agreement has been provided.
3. A road dedication plan has been registered at the Land Title Office.
4. The four properties have been consolidated into one property.
5. A Visitor Parking Restrictive Covenant has been registered at the Land Title Office.
6. The single family homes and accessory buildings have been demolished and the property is
now vacant.
7. A disclosure statement confirming that there is no evidence of underground fuel storage
tanks has been provided.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to Zone
Amending Bylaw No. 6967-2013 and Zone Amending Bylaw No. 6927-2012.
“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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B –Zone Amending Bylaw No. 6967-2013
Appendix C –Zone Amending Bylaw No. 6927-2012
Appendix D – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC
22557/69/77 ROYAL CRESCENT &11771 226 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
11715
11735 22516225692257011771
11698
2
2
5
3
3 225752259611698 226122263911767
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/5822581226112261511771
11742 22541225572260222624/26226252263362/64/66
2253522565225372258011837
11778 226212264122528/302255611711 2250422503 225222254822535225882257711834
2263211760 22564/68226 ST.SELKIRK AVE.225 ST.LOUGHEED HWY.LOUGHEED
H
I
G
H
W
A
Y
LANE
SELKIRK AVE.
ROYAL CRES.ROYAL CRES.
P 8641
3
21
A
12
A
P 18056P 63225
Rem. 58
2
12
P 1009122
9 8
P 18056
22
BCP 44924
P 70416
P 48518
P 77953
1
18
2
Plan 4834 P 654524
A
E P 4769
10
7
13
Rem. 1
Rem. 23
P 4769
6
P 70416
E
D
EP 8215REM.
15
19
19
P 21162
79
6
PARK *PP085P 8615
A
1
14 13
20
W 3 5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1
2
15
1
P 4769
P 4769
P 8615
C
7
P 476911
PARK P 8615P 13017
LMS 715
P 9372
1
NWS 2316
70
1
W
P 8615
BCP 22107
14 2
BCP 4492420
SUBJECT PROPERTIES
´
SCALE 1:1,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6967-2013
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
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.6967-2013."
2.PART 6, RESIDENTIAL ZONES, SECTION 604, RM-2 MEDIUM DENSITY APARTMENT
RESIDENTIAL DISTRICT is amended as follows:
i.SECTION 5, Density, is amended by adding the following after 5 (e):
f) The maximum floor space ratio shall be 1.89 at the following locations:
22577 Royal Crescent
Parcel A (Explanatory Plan 8215) Lot 8, District Lot 401, Group 1, NWD Plan 4769
22569 Royal Crescent
Lot 9, District Lot 401, Group 1, NWD Plan 4769
22557 Royal Crescent
Lot D, District Lot 401, Group 1, NWD Plan 21162
11771 226 Street
Lot 8 Except Parcel “A” ( Explanatory Plan 8215) District Lot 401, Group 1, NWD Plan 4769
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly.
READ a first time the 12th day of March, A.D. 2013.
READ a second time the 12th day of March, A.D. 2013.
PUBLIC HEARING held the 16th day of April, A.D. 2013.
READ a third time the 23rd day of April, A.D. 2013.
APPROVED by the Ministry of Transportation and Infrastructure this 15th day of May, A.D. 2013.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
901.1
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6927-2012
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. 6927-2012."
2.Those parcels or tracts of land and premises known and described as:
Lot 8 Except: Parcel “A” (Explanatory Plan 8215); District Lot 401 Group 1 New
Westminster District Plan 4769
Parcel “A” (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1 New Westminster
District Plan 4769
Lot 9 District Lot 401 Group 1 New Westminster District Plan 4769
Lot “D” District Lot 401 Group 1 New Westminster District Plan 21162
and outlined in heavy black line on Map No. 1571 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 22nd day of May, A.D. 2012.
READ a second time the 12th day of March, A.D. 2013.
PUBLIC HEARING held the 16th day of April, A.D. 2013.
READ a third time the 23rd day of April, A.D. 2013.
APPROVED by the Ministry of Transportation and Infrastructure this 15th day of May, A.D. 2013.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
901.2
11759/61 2246111667
11715
11735 2251611900
2252
5
2252
9 225692257011771
11857
2246622471/8511698
225
3
1
2
2
5
3
3 225752259611698 226122263911889
11844
11771
1168822464 11767
11656
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/58225812261122615226472266111695
11850
2249011697
11771
11742
2251
5
2252
7 225412255722532 2260211862
22624/2622625226332269211770
11681
11683
62/64/66
11668
11686 22535225652253022537 2258011837
11778 2262122641227102247111825
22528/302252
1 2252
2
2252
4 2255611675
11711 2250411662
11674
22503 225222252
3 2254822535225882257711834
2263211869
11876
11685
Zellers
2245611760
11680
Haney Place Mall
2252
6
2252
822564/6811858
NORTHAVENUE 226 ST.SELKIRK AVE.225 ST.SELKIRKAVE.
LOUGHEED HWY.227 STREET225 ST.226 ST.118 A AVE.
LOUGHEED HIGHWAY
LANE
SELKIRK AVE.
LANE
227 STREETFRASER ST.BRICKWOOD CLOSEROYAL CRES.ROYAL CRES.
5
BCS 1620'1'
E 106'
P 8641
3
16
18
21
A
12
A
P 1805617
*LMP 21534
3
D
P 5414
P 4202*LMP38099Pcl
EP 8383
Rem 3
6
3
P 63225
Rem. 58
2
14
12
28 P 1009122
9 8
P 18056
22
P 9190
BCP 44924
A
1
Rem.P 8658C
RP 68557CP 5194
9
B
N 1/2 2Rem P 8641P 43090P 414907 P 70416P 48518
P 77953
15
1
18
2
Plan 4834 P 6545227
4
A
E P 4769
10
7
13
Rem. 1
Rem. 23
5
6
PARK
PARK
A
7
1
93
4
P 4769
6
P 70416
E
D
EP 8215REM.
15
BCP 44924P 6524P 9800
6
P 8181
P 19374
1
19
19
P 21162
79
24
6
15
PARK *PP085P 8615
18
A
B
2
P 1244510
3Rem.of 3
3
92
1
14
P 65997
13
13
26
20
W 3
25
5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1 P 12445P 9800
P 24524
8
2
15
1
P 4769
P 4769
P 8615
C
7
P 476923
11
PARK P 8615P 13017
16
21
19
NWS 2977LMP 19737BCP 22107
RW 79939
EP
1
0
4
5
9
1
P 19374P 6645P 71022'A'
2
LMS 715
P 9372
5
1
17
NWS 2316
70
1
W
P 8615
BCP 22107
14 EPP 12098B
2
BCP 4492420
P 76002P 9236BCP 44924LMP 19737LMP 9820
LMP 12816
EP 64018
RW 61238
RW 61238
EP 63801
BCP44925RW
7
7
6
4
1
BCP 9285EP 70417
BCP 9
2
8
6EPP 14312
BCP44926
LMP 9307
EP 70417
BCP 9286LMP 46994RP 63699LMP 31454&LMP 51165 (EASE.)
EP
7
0
4
1
7
EP 65137
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
6927-20121571
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 8, 2015
and Members of Council FILE NO: 2013-113-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading:
Zone Amending Bylaw No. 7050-2013
21530 Donovan Avenue
EXECUTIVE SUMMARY:
Zone Amending Bylaw No. 7050-2013 has been considered by Council and at Public Hearing and
subsequently was granted third reading. The applicant has requested that final reading be granted.
The purpose of the rezoning is to permit subdivision into 2 single family residential lots not less than
557 m².
Council granted first reading for Zone Amending Bylaw No. 7050-2013 on January 28, 2014 and
second reading on March 24, 2015. This application was presented at Public Hearing on April 21,
2015 and Council granted third reading on April 28, 2015.
RECOMMENDATION:
That Zone Amending Bylaw No. 7050-2013 be adopted.
DISCUSSION:
a)Background Context:
A rezoning application has been received for the subject property, located at 21530 Donovan
Avenue (see Appendix A). The purpose of the Zone Amending Bylaw No. 7050-2013 is to rezone the
subject property from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) (see Appendix B), to permit subdivision into 2 single family residential lots (see
Appendix C).
Council considered this rezoning application at a Public Hearing held on April 21, 2015. On April 28,
2015 Council granted third reading to Zone Amending Bylaw No. 7050-2013 with the stipulation that
the following conditions be addressed:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Restrictive Covenant to preserve and enhance the area around
McKenney Creek; and
iii.In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
902
- 2 -
The following applies to the above:
i. Approval from the Ministry of Transportation and Infrastructure was granted on May 11,
2015;
ii. A Restrictive Covenant to preserve and enhance the area around McKenney Creek has
been registered at the Land Title Office; and
iii. A disclosure statement submitted by Tri-City Tank Tech Ltd. on March 27, 2015, indicates
no underground furnace fuel storage tank exists on the subject property.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to Zone
Amending Bylaw No. 7050-2013.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7050-2013
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Dec 3, 2013 FILE: 2013-113-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
21530 DONOVAN AVENUE
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7050-2013
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. 7050-2013."
2.That parcel or tract of land and premises known and described as:
Lot 5 District Lot 247 Group 1 New Westminster District Plan 8981
and outlined in heavy black line on Map No.1604 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 28th day of January, 2014.
READ a second time the 24th day of March, 2015.
PUBLIC HEARING held the 21st day of April, 2015.
READ a third time the 28th day of April, 2015.
APPROVED by the Ministry of Transportation and Infrastructure this 11th day of
May, 2015.
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
2148121517215141188921544/9811883215252
1
5
5
6
215442155121 57 4
118 61
118 97
1
1
8
7
1
1187821517215851 1 8 9 3
2159521599118 75
119 29
1
1
8
7
521501
2
1
5
7
7 215381188721530215491 1 8 9 1 21545215502156721593118 85
118 87
2
1
5
7
321497 1187921507215202152611885118 95
2
1
5
5
2
21587215911
1
8
7
3 118772
1
5
7
51188021500 118 9021520 215312158921558119 39
214862149221514118 92 2153921 56 8
2158221590118 812150021511
118821188121579 2153921560
2155921564
DO N O VAN AV E.
AV E .
CH E RR IN G T O N PL A C E
AS HB U RY C R T.216 ST.CH E RR IN G TO N AV E .
CH E RR IN G T O N52321
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BCP 23936
EP 60778
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´
SCALE 1:1 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-1 (One Fa mily Urban Residential)
RS-1 b (One Fa mily Urban (Medium Density) Residential)
705 0-20 131604
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 8, 2015
and Members of Council FILE NO: 2014-016-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading:
Zone Amending Bylaw No. 7083-2014
23908 & 23920 Dewdney Trunk Road
EXECUTIVE SUMMARY:
Zone Amending Bylaw No. 7083-2014 has been considered by Council and at Public Hearing and
subsequently was granted third reading. The applicant has requested that final reading be granted.
The purpose of the rezoning is to permit subdivision into 12 single family residential lots not less
than 315 m².
Council granted first reading for Zone Amending Bylaw No. 7083-2014 on July 8, 2014 and second
reading February 24, 2015. This application was presented at Public Hearing on March 17, 2015,
and Council granted third reading on March 24, 2015.
RECOMMENDATION:
That Zone Amending Bylaw No. 7083-2014 be adopted.
DISCUSSION:
a)Background Context:
A rezoning application has been received for the subject properties, located at 23908 and 23920
Dewdney Trunk Road (see Appendix A). The purpose of the Zone Amending Bylaw No. 7083-2014 is
to rezone the subject properties from RS-1b (One Family Urban (Medium Density) Residential) and
RS-3 (One Family Rural Residential) to R-2 (Urban Residential District) (see Appendix B), to permit
subdivision into 12 single family residential lots (see Appendix C).
Council considered this rezoning application at a Public Hearing held on March 17, 2015. On March
24, 2015 Council granted third reading to Zone Amending Bylaw No. 7083-2014 with the stipulation
that the following conditions be addressed:
i.In addition to the Site Profile, 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.
The following applies to the above:
i.Disclosure statement submitted May 4, 2015 indicating that no underground fuel storage
tank exists.
903
- 2 -
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to Zone
Amending Bylaw No. 7083-2014.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift,
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7083-2014
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 3, 2014 2014-016-SD BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T
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´
Scale: 1:1,500
23908/23920-Dewdney Trunk Road
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7083-2014
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. 7083-2014."
2.Those parcels or tracts of land and premises known and described as:
West Half Lot 2 Except: Fistly: Parcel A (Reference Plan 13881) and Secondly:
Parcel A (Reference Plan 84990), Thirdly: Part subdivided by Plan LMP1641,
Section 16 Township 12 New Westminster District Plan1676
Parcel A (Reference Plan 13881) West Half Lot 2 Except: Parcel B (Reference Plan
84991), Section 16 Township 12 New Westminster District Plan1676
and outlined in heavy black line on Map No. 1618 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of July, 2014.
READ a second time the 24th day of February, 2015.
PUBLIC HEARING held the 17th day of March, 2015.
READ a third time the 24th day of March, 2015.
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
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RW 86310
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LM P 3333 LM P 3166BCP 21771LM P 38196
B.C. TELEPHONE CO.
LM P 1642
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RP 57056BCP 41049BCP 7213RW 28408
LMP 33118RW 72574RW 83678RW 83679BCP 28926(lease)239 ST.´
SCALE 1:2 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-1 b (One Fa mily Urban (Medium Density) Residential)RS-3 (One Fa mily R ural Residential)R-2 (Urban Res ide ntial District)
708 3-20 141618
Urba n Area Bo undary
Urban A rea Boundary
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 8, 2015
and Members of Council FILE NO: 2015-158-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading:
Zone Amending Bylaw No. 7155-2015
23980 Kanaka Way
EXECUTIVE SUMMARY:
Council granted first and second reading for Zone Amending Bylaw No. 7155-2015 on June 23,
2015. This bylaw is a site specific Zoning Bylaw text amendment to add Child Care Centre (daycare)
at 23980 Kanaka Way as a use to the C-1 Neighbourhood Commercial Zone. This application was
presented at Public Hearing on July 21, 2015, and Council granted third reading on July 28, 2015.
This bylaw is in order for Final Adoption.
RECOMMENDATION:
That Zone Amending Bylaw No. 7155-2015 be adopted.
DISCUSSION:
This is a site specific Zoning Bylaw text amendment and Council did not stipulate any terms and
conditions. This bylaw is in order for Final Adoption.
CONCLUSION:
It is recommended that Final Reading be given to Zone Amending Bylaw No. 7155-2015.
“Original signed by Adrian Kopystynski”_____________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“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 Kelly Swift”_______________________
Concurrence: Kelly Swift,
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Bylaw No. 7155-2015 904
DATE: Jun 3, 2015 2015-158-RZ BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
240 STREET´
Scale: 1:1,500
23980 Kanaka WayLegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7155-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
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. 7155-2015”
2.Adding the following subsection after Section 1. PERMITTED USES subsection e):
g) Child care centre is permitted specific to the following sites:
Lot 19 District Lot 404 Group 1 New Westminster District Plan EPP32520;
PID 029-263-948
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 23rd day of June, 2015.
READ a second time the 23rd day of June, 2015.
PUBLIC HEARING held the 21st day of July, 2015.
READ a third time the 28th day of July, 2015.
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
City of Maple Ridge
COMMITTEE OF THE WHOLE MEETING
MINUTES
August 31, 2015
1:00 p.m.
Council Chamber
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
Other Staff as Required
C. Goddard, Manager of Development and Environmental
Services
A. Kopystynski, Planner 2
M. Baski, Planner 1
C. Nolan, Manager of Accounting
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 2015-160-RZ, Bylaw Amendment, Residential Building Height
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7165-2015 to create a unified maximum building height
of 11.0 m for principal dwellings in single family and in low rise multi-family
zones be given first and second reading and forwarded to Public Hearing.
The Manager of Development and Environmental Services reviewed the
report.
1100
Committee of the Whole Minutes
August 31, 2015
Page 2 of 10
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1102 2014-070-RZ, 10470 245B Street and 24589 104 Avenue, RS-2 to RS-1b
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7157-2015 to rezone from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit a subdivision of approximately 16 lots be given first reading and that
the applicant provide further information as described on Schedules A, B, and
F of the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Proposed Site Plan
•Site Context Map
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Note: Mayor Read excused herself from discussion of Item 1103 at 1:16 p.m. due
to conflict of interest.
1103 2013-086-RZ, 23262 Silver Valley Road, 13738, 13702 and 13660 232
Street, RS-3 to RS-1, RS-1b, R-1, R-3, RST-SV, C-5 and P-1
Staff report dated August 31, 2015 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7160-2015 to revise land use
designation boundaries and an equestrian trail location be given first and
second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7023-2013 to rezone from RS-3 (One Family Rural
Committee of the Whole Minutes
August 31, 2015
Page 3 of 10
Residential) to RS-1 (One Family Urban Residential), RS-1b (One Family Urban
[Medium Density] Residential), R-1 (Residential District), R-3 (Special Amenity
Residential District), RST-SV (Street Townhouse – Silver Valley), C-5 (Village
Centre Commercial) and P-1 (Park and School) be given second reading and
be forwarded to Public Hearing.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Proposed Site Plan
•Proposed Street View Rendering
•Commercial Site Plan
•Proposed Elevations and Street Views
•Habitat Balance Plan
The Municipal Engineer advised on the multi-use pathway planned for 232
Street
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Note: Mayor Read returned to the meeting at 1:48 p.m.
1104 2014-110-RZ, 11716 Burnett Street, RS-1 to R-1
Staff report dated August 31, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7123-2014 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit a subdivision of
approximately three single family lots be given second reading and be
forwarded to Public Hearing.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Committee of the Whole Minutes
August 31, 2015
Page 4 of 10
1105 2011-082-DVP, 10150 and 10190 Jackson Road
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2011-082-DVP to increase the maximum
permitted R-1 zone building height and to reduce the R-1 zone rear yard
setback for lots 29-39.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1106 2012-047-DVP, 2012-047-DP, 22577, 22569 and 22557 Royal Crescent,
11771 226 Street
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2012-047-DVP to reduce front yard setbacks,
to reduce interior yard setbacks and to increase maximum height and that the
Corporate Officer be authorized to sign and seal 2012-047-DP to permit
construction of a 48 unit apartment building in the RM-2 (Medium Density
Apartment Residential) zone.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Proposed Variances
•Proposed Elevations
•Landscape Plan and Shrub Plan
James Pernu - McElhanney Consulting
Mr. Pernu advised on the amenity spaces and amenity areas to be provided within
the proposed development. He also provided clarification on the height of the
building and on possible plans for the strata.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Committee of the Whole Minutes
August 31, 2015
Page 5 of 10
1107 2015-158-DVP, 23980 Kanaka Way
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2015-158-DVP to reduce the parking
requirement for the Child Care Centre and to reduce the parking requirement
for commercial uses.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Note: Councillor Shymkiw excused himself from the discussion of Items 1108 and
1109 at 2:05 p.m. as he has a property in the immediate area.
1108 2013-082-DVP, 13260 236 Street
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2013-082-DVP to increase maximum building
height, to increase maximum retaining wall heights and to reduce minimum
setbacks to the property line.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Proposed Site Plan
•Proposed Elevation, Retaining Wall and Setback Variances
David Stoyko - Sharp & Diamond Landscape Architecture
Mr.Stoyko provided additional information on materials to be used for retaining walls
on the site. He provided clarification on the locations of the various retaining walls.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Committee of the Whole Minutes
August 31, 2015
Page 6 of 10
1109 2013-082-DP, 13260 236 Street
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to sign and seal 2013-082-DP to permit development of a 61
unit townhouse project.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Proposed Site Plan, Elevation Variances and Landscape Plan
•Various Building Elevations
•Colours and Materials
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Note: Councillor Shymkiw returned to the meeting at 2:23 p.m.
1110 2015-257-SD, 12016 York Street, Stata Conversion
Staff report dated August 31, 2015 recommending that the issuance of a
Certificate of Approval for strata conversion of residential townhouse buildings
located at 12016 York Street be approved and that the Corporate Officer be
authorized to sign the Certificate of Approval.
The Planner 2 gave a Power Point presentation providing the following
information:
•Application Information
•Subject Map
•Neighbourhood Context
•Official Community Plan Context
•Site Characteristics
•Development Proposal
•Evaluation Criteria
Committee of the Whole Minutes
August 31, 2015
Page 7 of 10
He outlined the history of the heritage building.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1111 2011-095-SD, 2% Money in Lieu of Parkland Dedication, 11219 243 Street
Staff report dated August 31, 2015 recommending that the owner of the
subject property pay an amount that is not less than $30,000.00
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1112 2013-103-SD, 5% Money in Lieu of Parkland Dedication, 12366 Laity Street
Staff report dated August 31, 2015 recommending that the owner of the
subject property pay an amount that is not less than $37,500.00.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
3.FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended July 31, 2015
Staff report dated August 31, 2015 recommending that the disbursements for
the month ended July 31, 2015 be received for information.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1132 2015 Council Expenses
Staff report dated August 31, 2015 providing updated Council expenses
recorded to the end of July for 2015.
Committee of the Whole Minutes
August 31, 2015
Page 8 of 10
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1133 2016-2020 Financial Planning Guidelines
Staff report dated August 31, 2015 recommending that staff be directed to
prepare the 2016-2020 Financial Plan, incorporating the Financial Plan
Guidelines.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1134 2016 Permissive Tax Exemptions
Staff report dated August 31, 2015 recommending that Maple Ridge Tax
Exemption Bylaw No. 7170-2015 be given first, second and third readings.
The Manager of Accounting advised on the exemption for the Maple Ridge
Golf Course.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
1135 Assurance Requirements – Downtown Parking Society
Staff report dated August 31, 2015 recommending that the agreement with
the Downtown Parking Society be amended to require a financial statement
audit once every five years with assurance achieved in intervening years
either through the work of City staff or through a review engagement, as
recommended by the Audit & Finance Committee.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Committee of the Whole Minutes
August 31, 2015
Page 9 of 10
1136 Partnering Agreements, Employment Land Investment Incentive Program and
Town Centre Investment Incentive Program
Staff report dated August 31, 2015 recommending that the Corporate Officer
be authorized to execute Partnering Agreements with Meridian Acquisitions
Ltd. under building permit number 15-107398 and Anmore Holdings Inc.
under building permit number 15-111021.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 8,
2015.
Councillor Robson - OPPOSED
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES – Nil
5.CORRESPONDENCE – Nil
6.OTHER ISSUES – Nil
7.ADJOURNMENT – 2:36 p.m.
8.COMMUNITY FORUM
Chris Bossley
Ms. Bossley expressed concern over the issue of homelessness. She commended
Mayor and Council for actions taken with respect to the issue. She stated that she
felt the closing of the Salvation Army and opening of a new shelter were good moves
and asked why the temporary shelter will only be open for six months.
Mayor Read advised on the rationale behind having the temporary shelter open for
six months.
Eric Phillips
Mr. Phillips inquired as to what information was used for the vote passed by Council
pertaining to the defunding for the Caring Place.
Mayor Read provided background information and outlined the concerns which led to
the request by Council.
Committee of the Whole Minutes
August 31, 2015
Page 10 of 10
Mr. Phillips asked whether the ESS was activated during the wind storm on August
29. He expressed concern that information he provided to the RCMP was not passed
onto the Operations Department as per his request and spoke to safety issues at an
intersection as a result of the storm. He commented that he did not see any
municipal vehicles in the area to deal with problem intersections.
Mr. Phillips was advised that although the ESS was not activated, the City did have an
ongoing response. Staff will follow up on Mr. Phillip’s concerns.
Heather Meisner
Ms. Meisner spoke to Item 1103. She expressed her concerns with the application
and outlined the drastic impact the proposed development will have on the lifestyle
of her family. She advised that she had not been approached by the developer and
asked for assistance from the City in dealing with the developer and obtaining
answers to questions and concerns. She distributed her letter to Council.
Chris Bossley
Ms. Bossley recommended that the Housing First model be investigated with respect
to dealing with the homeless issue.
Mayor Read advised that the Housing First model is the crux of all discussion points
pertaining to the homeless issue.
___________________________________
K. Duncan, Acting Mayor
Presiding Member of the Committee
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: August 31, 2015
and Members of Council FILE NO: 2015-160-RZ
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Proposed Bylaw Amendment Pertaining to Residential Building H eight
First and Second Reading
Bylaw No. 7165-2015
EXECUTIVE SUMMARY:
Council has invited staff to bring forward bylaw amendments, such as the height of principal
buildings in residential single family and low rise mult-family zones, in advance of adopting the new
Zoning Bylaw in its entirety. The reason for bringing such amendments forward is to address timely
matters or streamline the development process.
This report discusses and proposes bylaw amendments to create a unified maximum building
height of principal dwellings in single family and in low rise multi-family zones. The proposed
maximum height is 11.0 metres, which is a standard that has been established previously in some
of these zones. This amendment is anticipated to expedite the development process by reducing
the number of applications for Development Variance Permits for this purpose, allowing for a more
efficient utilization of municipal resources. The proposed bylaw amendment is discussed further in
this report.
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No . 7165-2015 be given First and Second Reading and
be forwarded to Public Hearing.
DISCUSSION:
a)Project Description:
Residential Building Height
The proposed Zoning Bylaw amendment is to increase the maximum height of principal dwellings in
residential zones to a unified 11.0 metres across all single family zones and in specific multi-family
zones. This initiative has been largely driven by numerous development variance permits that have
been issued in the last few years. A brief review of these applications reveals that a request for
relaxation of building height has occurred in over one third of these applications. In addition,
individual members of Council have expressed concern over the frequency of these variance
requests, and have suggested that the bylaw be amended to increase maximum height.
1101
- 2 -
A review of reports for Development Variance Permits reveals that in general, height variance
requests are made for the following reasons:
Allows for greater flexibility in options for architectural styles and ceiling heights, especially
on properties with complex topography,
Under the current permitted heights in the affected zones, unless a variance is granted, sites
with significant slopes increase the difficulty of establishing a consistent building design in
larger subdivisions,
Reduces the extent of lot grading and retaining walls needed to achieve a development,
Consistent height regulations across residential zones will help to establish and maintain
community character in developing areas.
The proposed maximum height of 11.0 metres has been identified as a reasonable compromise for
accommodating desirable residential development that is consistent with residential neighbourhood
development. An 11.0 metre structure allows for 3 levels of living space.
b) Planning Analysis:
Proposed Zoning Bylaw text amendment
Building Height
The following table demonstrates the residential zones that are proposed to be increased to a
maximum height of 11.0 metres:
Zone Current permitted
maximum height
Proposed
# existing parcels
affected
RT-1 Two Family Urban Residential 9.5 metres 11.0 metres 83
RS-1b Zone One Family Urban
(Medium Density) Residential
9.5 metres 11.0 metres 4994
CD-1-93 Amenity Residential 9.0 metres 11.0 metres 526
CD-1-99 Comprehensive Development 9.5 metres 11.0 metres 109
R-1 Residential District 9.0 metres 11.0 metres 1855
R-2 Urban Residential District 9.75 metres 11.0 metres 108
R-3 Special Amenity Residential
District
9.75 metres 11.0 metres 1386
RM-1 Townhouse Residential 10.5 metres 11.0 metres 448
RM-4 Multiple Family Residential
District
10.5 metres 11.0 metres 20
RM-5 Low Density Apartment
Residential District
10.5 metres 11.0 metres 7
- 3 -
The RS-1, RS-1a, RS-1c, RS-1d, RS-2, RS-3, SRS, RST, and RST-SV zones already have an 11.0 metre
maximum height in the Zoning Bylaw, and therefore, no changes are required.
The RE Elderly Citizen Residential Zone has a maximum height of 12 .0 metres. No changes are
proposed to this zone.
Citizen Implications
Under the current zoning bylaw, many residential zones have maximum building heights un der the
proposed maximum 11.0 metre height. Requested variances are processed through a development
variance permit. A neighbour notification process is a required part of the application process.
Neighbour concerns are received and provided for Council consideration. A number of these
applications have been processed in recent years, and the accompanying public comment has been
minor. It is therefore clear that neighbourhood concerns are few and these variances are generally
acceptable to the community. In addition, the RS-1, RS-1a, RS-1c, RS-1d, RS-2, RS-3, SRS, RST, and
RST-SV zones already have an 11.0 metre maximum height in the Zoning Bylaw. Few concerns have
been expressed about this height, so it is reasonable to conclude that it appears to be an
acceptable standard within the community. This amendment will only affect new construction.
However, infill developments, house additions and renovation projects within established
neighbourhoods could be affected. It should also be noted that multi-family development proposals
on sloping sites may be challenged in accommodating the 11.0 metre maximum height and as a
result may continue to require variances with Council approval.
FINANCIAL IMPLICATIONS:
The adoption of this proposed bylaw amendment will reduce the number of development variance
applications received, and consequently, the revenues from application fees could be affected.
However, fewer resources will be required of staff and Council in processing these applications.
ALTERNATIVES:
This proposed bylaw amendment has been drafted in response to a perceived community need as a
result of Council discussion. However, Council may decide to revise this bylaw, or deny the
amendment from proceeding further.
CONCLUSION:
This bylaw amendment, if approved by Council, will assist in expediting the application process for
residential development in the affected zones. It should be noted that the most common
established urban residential zone is RS-1 One Family Urban Residential which already has a
maximum height of 11.0 meters, as do many other residential zones. This proposed amendment
will therefore create building height consistency in new construction across new developments and
- 4 -
established residential neighbourhoods, where infill developments are occurring. On this basis, it is
recommended that these proposed amendments receive first and secon d reading, and be
forwarded to public hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall MA, MCIP, RPP
Planner II
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA. P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
Appendix A: Maple Ridge Zone Amending Bylaw No. 7165-2015
CITY OF MAPLE RIDGE
BYLAW NO 7165-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
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. 7165-2015"
2.Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
Part 6, Residential Zones, Section 601, One Family and Two FAMILY RESIDENTIAL
ZONES (R-1, R-2, R-3, RS-1, RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE,
CD-1-93), Subsection C is amended by the following:
a)Deleting Clause 4(b) in its entirety and replacing it with ”shall not exceed a
height of 11.0 metres.”
b)Deleting clause 9(b) in its entirety and replacing it with ”shall not exceed a
height of 11.0 metres.”
c)Deleting clause 11.0(b) in its entirety and replacing it with ”shall not
exceed a height of 11.0 metres.”
Part 6, Residential Zones, Section 601A, CD-1-93. Deleting subsection E1 in its
entirety and replacing it with “All buildings and structures for one family residential
use shall not exceed a height of 11.0 metres”.
Part 6, Residential Zones, Section 601B R-2 Urban Residential District is amended by
deleting subsection E1 in its entirety and replacing it with “all buildings and
structures for one family residential use shall not exceed a height of 11.0 metres”.
Part 6, Residential Zones, Section 601C R-3 Urban Amenity Residential District is
amended by deleting subsection F1 in its entirety and replacing it with “All buildings
and structures for one family residential use shall not exceed a height of 11.0
metres”.
Part 6, Residential Zones, Section 602, RM-1 Townhouse Residential District, is
amended by deleting clause 7(a) in its entirety and replacing it with “Al l buildings and
structures for two family residential and townhouse use shall not exceed a height of
11.0 metres.”
Part 6, Residential Zones, Section 603, RM-4 Townhouse Residential District, is
amended by deleting clause 7(a) in its entirety and replacing it with “All apartment
and townhouse buildings shall not exceed a height of 11.0 metres.”
APPENDIX A
Part 6, Residential Zones, Section 606, RM-5 Low Density Apartment Residential
District, is amended by deleting clause 7(a) in its entirety and replacing it with “ All
apartment and townhouse buildings shall not exceed a height of 11.0 metres.”
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended 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 .
READ a third time the day of , 20 .
ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2014-070-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7157-2015
10470 245B Street and 24589 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties (Appendix A) from RS-2 (One
Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit a
subdivision of approximately 16 lots (Appendix B). 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 371 m². The required amenity fee of
$3,100.00 for each lot with an area less than 557m² will be collected by the Approving Officer at the
subdivision approval stage. To proceed further with this application additional information is
required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.School District Boards, greater boards and improvements district boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7157-2015 be given first reading; and
That the applicant provide further information as described on Schedules A, B, and F of the
Development Procedures Bylaw No. 5879 – 1999, along with the information required for a
Subdivision application.
1102
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Matthew and Paul Hayes
Owner: Donald Clark
Beverly Clark
Michael R Russo
Michael Marsic
Legal Description: Lots 9 and 10, Township 12, Plan NWP72100
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential, Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential) with a
Density Bonus through the Albion Community Amenity Program
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low/Medium Density Residential
South: Use: Albion Park
Zone: P-1 (Park and School)
Designation: Park
East: Use: Vacant, under application 2012-065-RZ for Single Family
Residential
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low/Medium Density Residential
Existing Use of Property: Single Family (Suburban) Residential
Proposed Use of Property: Single Family (Urban) Residential
Site Area: 1.2 hectares (2.97 acres)
Access: 245B Street
Servicing requirement: Urban Standard
- 3 -
b) Site Characteristics:
The development site consists of two lots on the northeast corner of 104 Avenue and 245B Street
with a total site area of 1.2 hectares (2.97 acres). The lots have a gradual slope from east to west
down towards 245B Street and there are some areas of steep slopes adjacent to the east property
line. There are saturated wetland areas, channelized flows and riparian habitats located on this site
with water that flows onto this site from the lands to the east (Appendix C). Stormwater
management plans and habitat protection and restoration plans for this site must be coordinated
with development plans for the property to the east, a former gravel pit now under application 2012 -
065-RZ for a similar development of RS-1b zoned lots.
c) Project Description:
The applicant has submitted a proposal to rezone the property to RS-1b (One Family Urban (Medium
Density) Residential) and subdivide the lands into approximately 16 lots (Appendix D). 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 with a
minimum area of 371m².
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 557m2. 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 557m2, 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 371m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
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 15 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $46,500.00. The remainder lot (Lot 16) is
greater than 557m² so an Amenity Contribution would not be collected for it. The final number of
lots and amenity contribution will be determined at the time of approval of the subdivision.
The proposed development will be accessed from 245B Street and will provide a new on-site road
and lane which will connect with the road and lane proposed on the adjacent site to the east (2012-
065-RZ and 2012-065-SD). Vehicle access for lots fronting onto 104 Avenue will be limited to the
rear lane. Park dedication is proposed for protection of watercourses and wetland areas on the si te
with an additional area on the remainder lot to be protected by restrictive covenant. The current
owners intend to keep their house and accessory buildings on the remainder lot, with the intent to
further subdivide it in the future. At that time the covenant area would be dedicated as park.
- 4 -
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Low/Medium
Density Residential. For the proposed development an OCP amendment will be required to re-
designate a portion of the site to Conservation for the protection of watercourses and riparian areas.
The application is in compliance with the following Albion Area Plan Community Amenity Program
policies:
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 above in the
Project Description.
Zoning Bylaw:
The current application proposes to rezone the properties located at 10470 245B Street and 24589
104 Avenue from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) with a Density Bonus to permit a subdivision of 16 lots.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
- 5 -
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because fewer than 25 lots
are proposed, and the land use is consistent with the OCP designation.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District;
f) Fisheries & Oceans Canada;
g) Ministry of Environment; and
h) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B);
3. A Watercourse Protection Development Permit Application (Schedule F); and
4. A Subdivision Application.
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the policies of the OCP. Justification has been
provided to support an OCP amendment to add Conservation for the protection of the
environmentally sensitive areas It is, therefore, recommended that Council grant First Reading
subject to additional information being provided and assessed prior to Second Reading.
Once complete information is received, Maple Ridge Zone Amending Bylaw No. 7157-2015 may be
amended. The proposed layout has not been reviewed in relation to the relevant bylaws and
regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary
and must be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7157-2015
Appendix C – Site Context Map
Appendix D – Proposed Site Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 20, 2014 FILE: 2014-070-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
24589 104 AVENUE & 10470 245B STREET
104 AVE
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 20, 2014 FILE: 2014-070-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,000
24589 104 AVENUE & 10470 245B STREET
104 AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7157-2015
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. 7157-2015."
2.Those parcels or tracts of land and premises known and described as:
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
and outlined in heavy black line on Map No. 1639 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
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
10476
10502
10587
10441
10579
2460810336
24653104
7
0
104
3
5
104
9
2
104
9
6
105
0
6
104
7
7
105
1
2
24700104
8
5
24710105
0
1
105
1
3
10601
103
4
6
10457
10463
10606
10438
105
0
5
10
5
5
2
1050
224472
10466
10486
10526
10582
10455
10529 1059110530
10312
246162463210333
10396
10357
10381
2466710360
246732467024691104
4
5
103
0
2
103
0
624695103
1
624701103
2
624715 2472324726105
2
1
10
6
0
5
103
5
0
104
8
1
105
5
1
10392
10408
10418
10428
105
1
1
1053
6
10
5
7
1
10
5
7
3
10
5
8
1
10450
10492
10596
2460210318
10356
10345
104
0
6
104
1
6
10363
10369
104
2
6
2465624659104
1
9
2468524683105
0
0
2469624702104
5
2
105
4
6
103
3
6
103
4
0
104
9
6
103
5
62473210441
10445
1046
9
105
0
0
105
4
1
10
5
8
0
10374
105
2
6
1051
8
10
5
6
8
10481
10348
2462210360
10309
10372
10390
10321
10327
10351
104
3
0
104
3
6
104
5
0
10501
104
1
1
104
6
6
104
2
9
24678246872469824692104
4
4
105
1
6
103
1
2
10339
104
8
9
105
3
0
24708104
6
8
105
4
0
103
3
2
105
6
6
105
7
0
247312473710432
10462
105
1
7
1048
8
1050
8
10
5
6
0
10588
10592
10588
10303
10375
24665104
6
0
24675104
7
6
104
8
0
104
9
024683
246802466924677104
5
5
104
7
3
247132471610
5
7
6
10431
10435
105
0
6
10
6
1
3
105
1
6
10448
104
9
9
10
5
7
7
1051
22476710
5
5
6
2446010458
10570
10580 10583
10470
10578
2458910306
10330
10342
10339
104
1
5
104
2
5
104
8
6
104
4
9
24682104
5
9
105
2
0
103
2
224707104
6
2
104
9
3
104
9
7
105
0
5
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JACKSON RD.´
SCALE 1:3,565
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7157-20151639
DATE: Oct 7, 2014 FILE: Untitled BY: RS
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT716973676359617957778183778369 815
7
57 81597983746878666258647276568284647656
828456
5
8 7256 78847474756555
55 65607080708080District of Maple Ridge
The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.´
Scale: 1:1,411
10470 245B and 24589 104 Ave
Site Context MapLegend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Slope
Percent
0 - 14
15 - 25
26 - 30
30+
Watercouses recently
eliminated or disturbed
Stormwater easement
Steep slopes
APPENDIX C
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2013-086-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7160-2015
Second Reading
Zone Amending Bylaw No. 7023-2013
23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
EXECUTIVE SUMMARY:
Applications have been received to amend the Official Community Plan (OCP) and rezone the subject
properties, located at 23262 Silver Valley Road; and 13738, 13702 and 13660 232 Street (see
Appendix A) from RS-3 (One Family Rural Residential) to the following zones and Silver Valley land
use designations:
Zone Land Use
RS-1 (One Family Urban Residential) Low Density Urban
RS-1b (One Family Urban (Medium
Density) Residential)
Low/Medium Density Residential
R-1 (Residential District) Medium Density Residential
R-3 (Special Amenity Residential
District)
Medium/High Density Residential
RST-SV (Street Townhouse-Silver
Valley)
Medium/High Density Residential
C-5 (Village Centre Commercial) Commercial
P-1 (Park and School) Neighbourhood Park
Undevelopable lands and environmental compensation land will retain the existing RS-3 (One Family
Rural Residential) zone and will be designated Conservation or Open Space depending on the
function.
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. Council
granted first reading to Zone Amending Bylaw No. 7023-2013 and considered the early consultation
requirements for the OCP amendment on October 22, 2013.
1103
- 2 -
As a result of ground-truthing to establish the developable area, an OCP amendment is required to
revise the boundaries of the land use designations and equestrian trail location to fit the topography
and desired road network. The Low/Medium Density Residential designation will be expanded
through the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
This report includes two alternatives for Council’s consideration of the OCP amendment s; which are
to require that the applicant provide rental housing units above the commercial space, or design one
commercial unit to accommodate a commercial daycare use. A third alternative is to require the
provision of both rental housing and a commercial daycare use. The implications of these
requirements are outlined in the Alternatives section of the report.
RECOMMENDATIONS:
1) That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7160-2015 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;
2) That Official Community Plan Amending Bylaw No. 7160-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7160-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7160-2015 be given first and
second readings and be forwarded to Public Hearing;
5) That Maple Ridge Zone Amending Bylaw No. 7023-2013 be amended as identified in the staff
report dated August 31, 2015, be given second reading, and be forwarded to Public Hearing;
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, Figure 3A - Blaney Hamlet, and Figure 4 - Trails / Open
Space,
iii) Road dedication on 232 Street and Silver Valley Road as required;
iv) Park dedication as required, including construction of multi-purpose trails; and removal of
all debris and garbage from park land;
v) Purchase of the land identified for future neighbourhood park by the City of Maple Ridge;
- 3 -
vi) Consolidation of the subject properties;
vii) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development and confirms that the
slope failure area has been remediated;
viii) Removal of existing buildings;
ix) Approval from the Ministry of Forest, Lands and Natural Resources for in-stream works on
the site;
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storag e 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.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture And Urban Design
Owner: Tavanco Developments Ltd.
Legal Descriptions: Lot: 1, Block: A, Section: 33, Township: 12, Plan: NWP20132;
Lot: 8, Block: A, Section: 33, Township: 12, Plan: NWP2409;
Block: A, Section: 33, Township: 12, Plan: NWP2409;
Lot 4 Section 33 Township 12 New Westminster Plan 20132
OCP:
Existing: Medium/High Density Residential
Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
Proposed: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
- 4 -
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential),
RS-1b (One Family Urban (Medium Density) Residential),
R-1 (Residential District),
R-3 (Special Amenity Residential District),
RST-SV (Street Townhouse-Silver Valley),
C-5 (Village Centre Commercial), and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential, Multi-Family
Residential
Zone: RS-3 (One Family Rural Residential),
RM-1 (Townhouse Residential)
Designations: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designations: Low Density Urban
Conservation
East: Use: North Alouette River, vacant land east of the
River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Multi-Family Residential, Single-Family
Residential,
Zone: RM-1 (Townhouse Residential), A-2 (Upland
Agricultural)
Designation: Medium/High Density Residential
Neighbourhood Park
Existing Use of Properties: Rural Single Family Residential, Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including intensive
residential), Street Townhouse, Neighbourhood Park, Park
(Conservation)
Site Area: 6.0 ha (15 acres)
Access: Silver Valley Road, 232 Street
Servicing requirement: Urban Standard
Companion Applications: 2013-086-SD, 2013-086-DP. 2014-072-DP, 2013-086-VP,
2015-139-DP
- 5 -
2) Project Description:
The applicant proposes to rezone a total of four properties with a combined area of 6.0 ha (15 acres)
for residential, commercial and park uses within with the Silver Valley Area Plan area. Amendments
to the land use designations will be required to reflect the best suited road network, park location,
and subdivision layout (see Appendix B). The development, in its entirety, is comprised of
approximately 51 single family, 17 multi-family residential lots, one commercial lot, and a
neighbourhood park.
Single Family Component:
The single family lots are of varying sizes, with the largest lots on the east side of the development
site. The subdivision layout includes the construction of three new road segments. Running north-
south will be an extension to Blaney Road, an extension to 232A Street, and a lane parallel to 232
Street. Running east-west will be a new 137 Avenue segment.
Larger RS-1 (One Family Urban Residential) lots will back on to the conservation area and transition
to smaller RS-1b (One Family Urban (Medium Density) Residential) lots further to the west, with the
highest level of residential development focused along the 232 Street corridor as fee simple (non-
strata titled) street townhouses. This pattern of development is consistent with development both
north and west of the subject properties, and complies with the Silver Valley Area Plan.
Commercial Component:
The commercial building is located at the corner of Silver Valley Road and 232 Street. The building
contains two commercial units, with each unit oriented to one of the two road frontages. The
building is one and a half storeys in height, with a roof top deck on the south-west corner of the
building accessed from the larger commercial unit. A patio area is located on the west and north side
of the building as a pedestrian transition between the sidewalk and building. Large windows on the
west elevation and four roll up garage doors on the north elevation create a visual and physical
connection between indoor and outdoor spaces. The building will be clad with a combination of steel
grey galvanized corrugated metal siding and accents of red-brown hardi-siding on the more
prominent north and west elevations. Roof overhangs will provide weather protection for
pedestrians (see Appendices E, F, G and H).
Multi-family Component:
Fee simple attached street townhouses are located along 232 Street in duplex, triplex, and fourplex
formations. The units are three storeys in height with a roof top deck that is partially covered.
Building materials are comprised of vinyl siding in white, sage green, and light brown. Vertical bands
of cultured stoned will visually delineate each home. The units will be accessed via a rear lane and
each lot will have a detached garage to accommodate parking for two vehicles (see Appendices I and
J).
Park and Trail Component:
The eastern portion of the subject properties will be dedicated as park for conservation purposes
through the rezoning process. An equestrian trail will be constructed through this park area following
the top of the river bank, which will connect to an existing equestrian trail directly north. Should
lands to the south develop in the future, this equestrian trail would be extended. The design of the
- 6 -
trail will also allow pedestrians and cyclists. An Open Space connection to the equestrian trail from
Blaney Road is also provided in the south-east corner of the development.
Additionally, the subject properties include land identified for a future neighbourhood park; therefore
this portion will be purchased by the City for park development in a future Business Plan following a
community consultation program. The future neighbourhood park is centrally located in the proposed
development. Secondary nature trails will be located along the larger bio ponds 2 and 4, to create
pedestrian linkages from 232 Street to the neighbourhood park, as well as from 137 Avenue into the
neighbourhood park.
Environmental Compensation
An environmental compensation area for relocation of Cattell Brook, is located the the north and
west of the neighbourhood park. The compensation area will be comprised of one large and one
small pond as well as connecting channels approximately one metre in width. The ponds and
channels will be surrounded by a riparian area planted with native plants. A third and fourth biopond
with a connective channel is also proposed along 232A Street and fronting onto 232 Street in the
south-west corner. These will complement the ponds and channels surrounding the neighbourhood
park, and are also part of the overall environmental compensation plan to mimic a creek bed and
accommodate seasonal rainwater run-off. These elements are discussed further in the
Environmental Implications section of this report.
Stormwater Management Component:
The proposed development plan includes consideration to address the three tiers of stormwater
management through an integrated approach. Road side bioswales will be located along the west
side of Blaney Road, the south side of 137 Avenue, and the east side of 232 Street to allow for
infiltration and biofiltration of run-off. The ongoing maintenance for the bioswale features will be
managed through a Local Area Service Bylaw.
3) Planning Analysis:
i) Official Community Plan:
Overview:
The subject properties are located in the Silver Valley Blaney Hamlet and are currently designated as
follows:
Medium/High Density Residential
Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
The Blaney Hamlet is one of three hamlets in the Silver Valley Area. Hamlets are defined in scale by
a 400 metre or five minute walking distance from a central intersection and consist of several
neighbourhoods. The hamlet’s role in the area plan is to provide services to residents within a five
- 7 -
minute walking distance. The Blaney Hamlet Centre is described in the Silver Valley Area Plan in the
following policy:
Policy 5.3.3 a) ii. Blaney Hamlet should be centred at 232nd Street, at approximately 137th Avenue.
The Hamlet centre should contain a civic area, comprised of a park, school and
community facility, such as a day care. The centre should also include a small
commercial area limited to retail floor space of 90 – 140 m2.
The Blaney Hamlet commercial area is located at the intersection of 232 Street and Silver Valley
Road. The highest residential densities are focused along 232 Street and transition to lower
densities as the distance from the commercial node increases. The following sections outline area
plan policies regarding key topics such as density, the Blaney Hamlet commercial node, and parks;
and discuss the project’s compliance with each topic.
Density:
The Silver Valley Area Plan identifies two density ranges for hamlets, with the following policy
applying to the proposed development:
Policy 5.3.9 (a) Medium to medium/low densities, ranging from 15 to 40 units per hectare, will be
located adjacent to schools, commercial uses, and civic uses.
The residential land use designations provide for a range of single family and multi family uses, and
the proposed zones comply with the Silver Valley Area Plan. The proposed densities for this
development application fall within to 15 to 40 units per hectare range as outlined above, with the
highest densities along 232 Street. An OCP amendment is required to adjust the existing land use
boundaries to align with the established road network and developable area. The amount of
Low/Medium Density Residential designation will be expanded through the amendment proposal to
allow the proposed RS-1b (One Family Urban (Medium Density) Residential) zone. It is important to
note that the proposed density of the subject properties as a whole will not exceed the density
outlined in the current Silver Valley Area Plan. Similar OCP amendments have occurred in the past in
the established areas of the Blaney Hamlet to align actual development patterns to OCP boundaries.
The proposed land use designation changes can be supported as they help to provide a transition of
density from the Blaney Hamlet Centre at 232 Street and Silver Valley Road while providing the park
and conservation lands anticipated by the area plan.
Commercial Area:
Each hamlet has commercially designated land within their centres. The subject application includes
the commercial land for the Blaney Hamlet. The following commercial hamlet policies in the Silver
Valley Area Plan guide development of the Blaney hamlet centre:
Policy 5.3.5 (a) Local service commercial uses catering to the needs of residents are encouraged
within Hamlet Centres.
(b) The commercial service area is primarily limited to the needs of the residents within
the 4-500 metre radius from the Hamlet Centre.
(c) The commercial floor space in the Blaney Hamlet is limited to 93 to 140 m2.
- 8 -
The Silver Valley Area Plan calls for 90-140 m2 (968 ft2 – 1,507 ft2) of commercial retail floor space
to be accommodated in the Blaney Hamlet. All of the land designated Commercial in the Blaney
Hamlet will be developed through this application. This application includes 228 m2 (2,454 ft2 ) of
commercial retail floor space, which exceeds the amount of commercial floor space prescribed in the
Silver Valley Area Plan. The applicant is requesting the increased floor area to make the centre
more viable and in response to perceived community need.
An OCP text amendment is required to change the current policy language for hamlet commercial
floor space from “limited” to “typically”. Each of the three hamlets: Blaney, Forest, and Horse; have
the same commercial floor space policy. All three hamlets are included in the OCP amendment to
create consistency, and the policy wording is proposed to change as follows:
1. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i. Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii. Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii. Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
OCP Amendment Justification:
Staff are in support of the additional commercial floor space. The floor space ranges were originally
determined based on a per capita ratio, and each hamlet has the same range of permitted
commercial floor space. While the intention of the commercial policies in the Silver Valley Area Plan
are to focus the largest amount of commercial floor space in the River Village, the increase in the
hamlets is not anticipated to detract from the capacity or mix of services in the River Village.
The OCP amendment is also supportable to allow some flexibility in the final commercial floor space
for commercial buildings in the hamlets, while still maintaining a lower amount of floor space than
the River Village, the main commercial centre in Silver Valley. This approach is also consistent with
the OCP Commercial category policy language. In addition, area residents have consistently sought
shopping opportunities in the area.
The applicant has indicated through recent discussions that they are open to exploring the provision
of rental housing units above the commercial units, or designing one commercial unit to
accommodate the licensing requirements for a daycare use. Both rental housing and daycare in the
Blaney Hamlet are viewed as desirable elements to achieve through this development application.
Furthermore, the increase in commercial floor space would support a commercial daycare use in
addition to the one neighbourhood serving retail space currently permitted in the area plan.
- 9 -
Neighbourhood Park, Open Space and Conservation:
In addition to the commercial land use designation, a neighbourhood park is also designated on the
development site. The following area plan policy will guide future development of the park site:
Policy 5.3.8 (a) Neighbourhood Parks are 0.2 ha (.5 acre) to 0.6 ha (1.5 acres) in size and should be
within a 2-5 minute walk from a dwelling. These parks should provide an opportunity
for social gathering, and will require appropriate amenities, i.e., benches, pathways,
community mailboxes, and should include small playground structures where
appropriate.
The proposed neighbourhood park area is 0.4 hectares (1 acre), and is located centrally in the
development between 232A Street and Blaney Road. In comparison to the current Neighbourhood
Park land designation on the development site, the proposed park location has moved south and
east based on the subdivision’s road network. The Parks and Leisure Services Department has
reviewed the location and amount of land provided and has found it to be suitable. In addition to
neighbourhood parks, natural public open spaces in the Silver Valley Area Plan are generally linear
areas for the provision of various trails that provide non-vehicular connections to surrounding areas
and features. Policy 5.5.4 Natural Open Spaces reads in part that natural open spaces:
“e) Provide a variety of trails that ensure strong linkages and connections to surrounding
amenities and community features.
i. Preserve and enhance historic and existing trails
ii. Establish a hierarchy of trails throughout the natural open space areas, i.e:
Horse Trail: horses, pedestrians
Secondary Horse Trail: horses, pedestrians
Primary Trails: pedestrians, cyclists
Secondary Trails: pedestrians”
The development proposal includes an equestrian trail within dedication Conservation land, which
will enhance the existing trail network in the Blaney Hamlet for all users. An Open Space connection
is provided in the south-east corner to provide access from Blaney Road into the equestrian trail.
Secondary trails are also provided to connect the future neighbourhood park to surrounding street
sidewalks.
ii) Zoning Bylaw:
The current application proposes to rezone the properties located at 13738, 13702, and 13660
232 Street from RS-3 (One Family Rural Residential) to the following zones:
Zone Minimum Lot Size Number of Lots
Proposed
RS-1 (One Family Urban Residential)
668 m2 8
RS-1b (One Family Urban (Medium Density) Residential)
557 m2 4
R-1 (Residential District)
371m2 13
R-3 (Special Amenity Residential District)
213 m2 26
- 10 -
RST-SV (Street Townhouse-Silver Valley)
217 m2 – interior unit with
lane access
252m2 – end unit with
lane access
17
C-5 (Village Centre Commercial)
668 m2 1
P-1 (Park and School)
n/a 1
This combination of zones will permit future development of a neighbourhood commercial building
as well as a healthly mix of approximately 68 residential units in street townhouse and detached
form (see Appendix C). The proposed zones are in alignment with the OCP land use designations.
iii) Off-Street Parking And Loading Bylaw:
Commercial parking and loading spaces are provided behind the commercial building. Siting the
spaces to the rear of the building will enhance the pedestrian streetscape and align with the Silver
Valley Area Plan policies that encourage a commercial scale of development that services
neighbours within walking distance.
Parking for the street townhouses and for the R-3 (Special Amenity Residential District) lots is
accessed via a rear lane and is provided in a detached structure to accommodate two vehicles. The
remaining single family lots will have attached two car garages with a driveway apron accessed from
the fronting road.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601E RST-SV
(Street Townhouse – Silver Valley), item 5.0, to increase the maximum height from 11.0 m (36
ft) to 11.6 m (38 ft) and from 3 storeys to 4 storeys.
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601C R-3
(Special Amenity Residential District), Sub Section D. AREA AND DIMENSIONS, Item 2 b), to
reduce the minimum lot depth from 27.0 m (89 ft) to 24.0 m (79 ft) for lots 40-44.
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, C. (3)(c)(i) front yard
setback from 7.5 m (24.6 ft) to 2.5 m (8.2 ft) for proposed lot 55 in the RS-1 (One Family
Urban Residential).
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item a) to reduce the front yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft);
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item d) to reduce the exterior yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft).
- 11 -
The requested variances to the C-5 (Village Centre Commercial), RST-SV (Street Townhouse), RS-1
(One Family Urban Residential) and R-3 (Special Amenity Residential District) zones will be the
subject of a future Development Variance Council report.
v) Development Permits:
Pursuant to Sections 8.5, 8.7 and 8.8 of the Official Community Plan, a Commercial, Multi-Family
and Intensive Residential Development Permit application has been made under file reference
2014-072-DP to address the project’s commercial, street townhouse, and intensive residential
components. The development permit will ensure compatibility with adjacent development, provide
emphasis on high standards in aesthetics; while protecting important qualities of the natural
environment and enhancing the unique character of the community.
Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a Watercourse Protection and
Natural Features Development Permit application has been made under file reference 2013-086-DP.
The purpose of this permit is to ensure the preservation, protection, restoration and enhancement of
the natural environment.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under file reference 2015-139-DP for all development and subdivision activity identified in wildfire
risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property
in designated areas that could be at risk for wildland fire; and where this risk may be reasonably
abated through implementation of appropriate precautionary measures. The subject property is
located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the Official
Community Plan.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the
commercial building and street townhouses at a meeting held on January 13, 2015.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
Consider adding a connection or meaningful integration over bio swale to park
Provide interface details on all bioswale areas against publicly accessible areas
Provide landscaping plans for commercial and townhouse areas (more details such as
retaining walls, fences, crossings, planting scheme)
Consider diversifying street tree planting and bioswale tree planting
Consider bringing pavement out at Silver Valley Road and 232nd Street to create a more
urban interface
Consider less connection along 232A along bioswale in favor of a few more meaningful
connections
Provide more articulation on blank walls on south façade in block 5 where possible, such as
extending the bay by enclosing the stairs
Provide a fence or barrier detail to prohibit pedestrian access between townhouse Unit 40
and commercial area
- 12 -
Consider alternating colour scheme for townhouses
Consider further definition and clarity of right in / right out to 232 Street from commercial
area entrance
Subsequent to the January 13, 2015 Advisory Design Panel resolution, the project was presented at
the March 10, 2015 meeting, and the following resolution was made:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff (File Manager) for follow up:
Remove the small window in unit facing the commercial area
Insure landscaping in renderings is shown on landscaping plans (i.e. the landscaping
bed depicted in rendering A7.1 into the landscaping plan L1.1)
Provide seating along toward the street in the Bio Pond #4 to create a contemplative
space to balance the hard and active corner plaza area associated with the commercial
building.
The ADP concerns have been addressed and are reflected in the current plans. 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 at Yennadon Elementary on December 10, 2014.
Approximately 10 people attended the meeting. A summary of the main comments and discussions
with the attendees was provided by the applicant and discussions with the attendees included the
following main points:
Impact of tree removal and road construction on adjacent property and existing fence;
Concerns about construction activity and parking by sub-trades along the street and
potentially blocking access to existing homes;
Concern regarding the architectural design of proposed buildings; and
Concern about slope failure behind existing home on development site.
The following comments respond to the issues raised by the public:
The applicant has surveyed the trees on the neighbouring property and is in discussion with
the concerned resident to provide a new fence once construction is completed.
After review from the Engineering Department, ‘No Parking’ signs were installed along the
south side of Silver Valley Road between 232 Street and to the east of 23250 Silver Valley
Road.
The proposed buildings will use similar building materials to existing homes in the area, while
creating more variety in the design to complement existing homes. The building form and
character has been reviewed by the Advisory Design Panel.
- 13 -
The existing home where the slope failure occurred was setback well into the steeply sloping
land. Under the development proposal, this area has been determined to be unsuitable for
development and within the watercourse setback area, therefore that land will be dedicated
as park for conservation purposes. The home was demolished and the area where the slide
occurred will be remediated.
4) Environmental Implications:
The subject properties are located within 50 m of the North Alouette River. Additionally, the Cattell
Brook runs through a portion of the development site and the eastern side of the site is
characterized by steep slopes over 30%. Due to the presence and proximity of these watercourses
and natural features, a Watercourse Protection and Natural Features Development Permit is
required. The applicant has submitted and Environmental Assessment Report, prepared by Triton
Environmental Consultants dated March 31, 2015. The report states that the North Alouette River is
a fish-bearing system, within a wide ravine greater than 60 m. The City’s Streamside Protection
Regulations identify a 10 m setback from the top of the North Alouette River bank. Cattell Brook is
described as a non-fish bearing system with a 15 m setback, as identified in the 2008 Streamside
Setback Guidelines map. Triton Environmental Consultants also noted an ephemeral perimeter ditch
that is not classified in the City’s online mapping.
The applicant proposes to provide the required 10 m setback along the North Alouette River, as well
as infilling the perimeter ditch and the portion of Cattell Brook on the subject properties. The City’s
Streamside Protection Regulation of 15 m setbacks for Cattell Brook was used in determining the
required amount of environmental compensation required. To mitigate for infilling the perimeter
ditch and Cattell Brook, the applicant is proposing to create four bio-ponds, ranging in size between
22 m2 and 287 m2; and a series of connecting channels approximately one metre in width, as well as
surrounding riparian areas with a total area of 2,317 m2. Additionally, roadside bioswales will
complement the connecting channel and add 1,310 m2 of compensation area.
5) Wildfire Development Permit Implications:
The subject properties are located within the Wildfire Development Permit area, therefore the
applicant has provided a Wildfire Hazard Mitigation Report prepared by Diamond Head Consulting.
The report recommends treatment within the 10 m setback distance of the North Alouette top of
bank. Treatment includes removal of select trees to break up horizontal fuel continuity and remove
ladder fuels from the lower canopy. All dead and dying trees should be removed, and trees thinned
to a target stand density of 200-400 stems per hectare and crown closure between 20-40% overall.
This treatment will ensure a fuel free buffer between homes on lots 55-62 and the forest edge.
The report further recommends restricting the planting of conifers within 10 m of any proposed
structure, using fire resistant building materials, and limiting the use of wood and vinyl. The Wildfire
Hazard Mitigation requirements for this development will be the subject of a future report to Council.
- 14 -
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services do not exist; therefore, a Rezoning Servicing Agreement is necessary prior
to final reading. Furthermore, the Engineering Department has a dvised that road dedication along
Silver Valley Road to achieve a 20 m ( 66 ft) road allowance will be required prior to final reading.
Additional road dedication is also required at the intersection of Silver Valley Road and 232 Street.
ii) Operations Department:
The Operations Department has noted that the bioswales, connective channels, and bio-ponds are
beyond the regular maintenance level for roads; therefore, a Local Area Service Bylaw is required
prior to subdivision approval to ensure an ongoing maintenance budget is established for
stormwater management bioswales and bio-ponds both within the road right-of-way and within the
park boundary.
iii) Parks & Leisure Services Department:
As the subject properties include a portion of land designated Neighbourhood Park, staff from the
Parks and Leisure Services Department and the Manager of Property and Risk Management will be
in discussion with the applicant to purchase a portion of the subject properties for neighbourhood
park purposes prior to final reading.
The applicant has provided a proposed plan of subdivision indicating the amount of land for a future
neighbourhood park. Prior to final reading, an appraiser will need 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.
The Parks and Leisure Services Department has noted that the bio pond and connecting channel
adjacent to the neighbourhood park must be included in a Local Area Service Bylaw for ongoing
maintenance.
iv) Licenses, Permits and Bylaws Department:
The Licenses, Permits, and Bylaws Department has reviewed the development application and has
noted that a restrictive covenant for geotechnical purposes is required along the back of lots 55-62.
No portions of the principal building can be located within this restrictive covenant area within the
rear yard.
v) Fire Department:
In addition to the Wildfire Development Permit review, the Fire Department has also commented that
temporary statutory right-of-ways are required along the southern property line to allow for
emergency vehicle turn around until the ultimate road pattern is realized.
- 15 -
7) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on November 21, 2014. The School District has noted that the subject properties fall within the
Yennadon Elementary and Garibaldi Secondary school catchments. For the 2014-15 school year,
Yennadon Elementary is at 103% utilization, which includes 133 out-of-catchment students.
Although Yennadon Elementary is fully utilized, Harry Hooge and Alouette elementary schools in the
central Maple Ridge area can accommodate the student population from the proposed development.
Harry Hooge Elementary school is below the walk limit of 4 – 4.8 km, while Alouette Elementary is at
the high end of the walk limit.
In terms of secondary school enrollment capacity, for the 2014-2015 school year, the student
enrolment at Garibaldi Secondary is at 63% utilization, including 290 out-of-catchment students.
Therefore, there is available secondary school capacity for the proposed development.
8) Intergovernmental Issues:
i) Local 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 882 of the Local
Government Act. The amendment required for this application, to adjust the existing land use
boundaries, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
9) Alternatives:
The proposed development plan includes a higher amount of commercial floor space than outlined
for the Blaney Hamlet in the Silver Valley Area Plan. Council has two alternatives in considering this
text amendment:
Rental Housing:
Recent developments in the C-1 (Neighbourhood Commercial) and C-2 (Community Commercial)
zones have included larger second floors and more residential units than permitted in the Zoning
Bylaw, in exchange for securing the residential units as rental units in perpetuity. These units have
been secured as rental tenancy through a Housing Agreement under Section 905 of the Local
Government Act. As an alternative to the single use commercial building, Council could require the
applicant to add a residential component to the commercial building, with the provision that these
units be secured as rental stock in exchange for the additional commercial floor space OCP text
amendment.
- 16 -
Commercial Daycare:
The Silver Valley Area Plan also contains the following policies to support community amenities, such
as a daycare, in the centre of the Silver Valley hamlets:
4.9 Community amenities are integrated at the centre of each hamlet
5.3.3 ii) Hamlets should contain a civic area comprised of a park, school and community facility,
such as a daycare. Hamlets should also include a small commercial area limited to retail
floor space of 90-140 m2.
Council could also require the applicant to consider the licensing needs of a childcare facility in the
site design of the commercial building, such as the provision of outdoor play space, and parking
requirements. Retrofitting an existing commercial building for such a daycare use is problematic, if
not prohibitive.
Should Council indicate that they wish to pursue one or both of the alternatives outlined above, the
applicant will need to confirm with staff if accommodating these changes impact the OCP land use or
zoning boundaries. Any changes to the OCP or zoning boundaries will need to be made prior to
Council consideration on September 8, 2015. Revisions to the building and site design would be
reflected in the final Commercial Development Permit report to Council.
10) Implications:
The implications for requiring rental housing units above the commercial use is that the design of the
building will change, the number of required parking spaces will increase, and the developer will be
required to enter into a Housing Agreement prior to approval.
The implications for securing a daycare are that the number of required parking spaces will increase,
and the applicant will need to change the site plan to accommodate an outdoor play space. This
may require enlarging the commercial property.
CONCLUSION:
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. As a result of
ground-truthing to establish the developable area, an OCP amendment is required to revise the
boundaries of the land use designations and equestrian trail location to fit the topography and
desired road network. The Low/Medium Density Residential designation will be expanded through
the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
- 17 -
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7160-2015,
that second reading be given to Zone Amending Bylaw No. 7023-2013, and that application 2013-
086-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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7160-2015
Appendix C – Zone Amending Bylaw No. 7023-2013
Appendix D – Subdivision Plan
Appendix E – Commercial Building Site Plan
Appendix F – Commercial Building Elevations
Appendix G – Commercial Building Landscape Plan
Appendix H– Commercial Building Rendering
Appendix I – Street Townhouse Building Elevations
Appendix J – Street Townhouse Building Rendering
Appendix K – Intensive Residential Building Elevations
Appendix L – Environmental Compensation Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
CITY OF MAPLE RIDGE
BYLAW NO. 7160-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7160-2015."
2.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i.Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii.Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii.Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
3.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.5 Commercial Areas, items
c) and d) are deleted in their entirety and replaced with the following:
c) The commercial floor space in the Blaney Hamlet is typically between 90- 140 m2.
d) The commercial floor space in the Forest Hamlet centre is typically between 90-140 m2.
4.Schedule "A" Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e) is deleted in its entirety and
replaced with the following:
e)Parking for commercial uses in Hamlets may be accommodated on the street.
Onsite parking for commercial uses must be located to the rear of the building.
5.Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A -
Blaney Hamlet is hereby amended for those parcels or tracts of land and premises known
and described as:
APPENDIX B
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 910, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to as shown.
6. Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended for those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 911, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
7. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND T IME 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
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8
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6
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SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)of the Silver Valley Area Plan as shown
7160-2015910
CommercialOpen SpaceNeighbourhood ParkConservation
Low Density ResidentialLow/Medium Density ResidentialMedium Desnsity ResidentialMedium/High Density Residential
231552317013673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
13861
13812 137932316023166
13653
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13831
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13802
13772
13747
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13753
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13857
13762
13743
13773
13746
13750
13796
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1
3
7
5
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5
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13573
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13859
13792
2
3
2
8
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13862
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13762
13702
13738
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7
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6
8
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8
2
9
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BCP 41108BCP
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2
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SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7160-2015911
Add Open SpaceAdd Neighbourhood ParkAdd ConservationAdd Equestrian Trail
Remove Open SpaceRemove Neighbourhood Park
CITY OF MAPLE RIDGE
BYLAW NO. 7023-2013
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. 7023-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District
Plan 2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 1595 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1
(Residential District), R-3 (Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), 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 22nd day of October, 2013.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
231552317013673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
13861
13812 13793231602316623185
13653
13805
13831
13772
2327213783
231402318613855
13752
13802
13772
13747
13802
13753
138282314823165
13589
13781
13857
13762
13743
13773
13746
13750
13796
1358323141231562317523190137621
3
7
5
1
13
7
5
7
13841
13763
13573
13660
13859
13792
2
3
2
8
0
13868
13563
1359323150
2315413852
2326213842
13862
13795
13782
13762
13851
13702
13738
13586
13602 (PUMP STATION)
13616
13771
13782
13822
13866
137
7
6
1378
2SILVE R VALL EY RD232 ST.SILVE
R
V
A
L
L
E
Y
R
D
BALSA M ST.232A S T.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
1
BCS 3588
13
16 EPP 294634
B
9
15
BCP 480607
RP 17234
56 55 54 BCP 466986
15
5
8
EPP 34552EPP 34551
6
8
PARK
7
A
RP 10274
Rem 1
P 20132
3
*PP162
9
7
6
3
18
Rem 5
6
4
6
10
2
BCP 42823
58
52
A
5
P 40424
40
1
8
8
EPP 34552
A
PARK
PARK
53
PARK
4
14
17
5
12
BCP 42873EP 4248
61
12
59 57 BCP 4665812
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
RP 17267
BCS 3895
62 60
11
10
2
P 2409Rem Pcl B
EPP 44846
P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARK
BCP 44127
BCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
BCP 42874
BCP 41108BCP
4
2
8
7
4BCP 33247BCP 46699EPP 35006EPP 25732EP 79495RW 68113EPP 25570EPP 26594BCP 33246BCP 42876232 ST.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:
RS-3 (One Family Rural Residential)
7023-20131595
P-1 (Park and School)R-1 (Residential District)C-5 (Village Centre Commercial)
RS-1 (One Family Urban Residential)R-3 (Special Amenity Residential District)RST-SV (Street Townhouse - Silver Valley)RS-1b (One Family Urban (Medium Density) Residential)
APPENDIX D
1234567865.00m63.10m63.55m63.31m63.43m64.06m64.00m64.19m65 .80m
66 .20m
65 .02m
64.31m63.76m63.61m62.99m63.52m63.81m64.16m64.51m63.10m63.31m65.00m65 .50m66.00m64.47m63.89m66 .40m
70m4.24mSilv2LOT:252.3 sq mAREA:BGarage40LOT:213 sq mAREA:MFE:BFE:GFE:66.4963.7864.10C1LOT21AREA:MFE:BFE:GFE:1LOT:802 sq mAREA:MFE:BFE:GFE:65.000.000.00LoadingbayPatioPatioPatioSidewalkPlantingPlantingPlanting2.02m26.01m2.98m0.50m5.50m7.50m3.29m1.20m0mDrive IsleINOUT6.00m3.00m3.00mmanoeuvering aisle2.50m4.02m9.29m2.00m2.40m3.05m4.46m11.39m1.00mNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings0+3320+2800+3000+3201+1600+0000+0200+1A3.02A3.05.08m14.82m70m4.00m11.00m6.50m6.00m1.50mHatched area of road dedication 433.9m2proposed property lineHatched area of bioswaledashed line ofbuilding setbacksdbuildroad dedication to be 4.8mfrom proposed face of curbproposed face of curbFire department connectionExisting fire hydrantrequested exterior sideyardvariance to 1.0mGarageGaragFA3.1TOW: 65.80BOW: 65.003.00mSidewalkStamped concrete(Final review and approval bycity engineering)Fence along Lot 40's West PL trestrict access see landscapingIn / Out drive access(Final review and approvalby city engineering)18.26m11.00m0.45m0.45m4.50m10.79m8.44m8.53.01m5.43m8.525.14m25.34m1.20m16.79mBallard and chain7.00mgreen paint see civiland landscape5.50mExisting Sidewalk4 .80m
3.00m1.65mBi-Directional
Bike Lane
Sidewalk 14.00mDashed line of roof over0.95m2.40m0 .86m
OH
OH9.00m5.71m2.50m0.79m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:100Site PlanFile name:1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time:8:07:50 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.0Site Reconciliation - Lot 1 C-5Existing / RequiredProposed / ProvidedZONINGC5LOT AREA668.0 m2801.9 m2GROSS FLOOR AREA245 m2230.0 m228.7 %LOT COVERAGE561.4 m270.0 %228.1 m228.7 %BUILDING HEIGHT11.0 m2 1/2 storeys7.2 m2 storeysSETBACKSSEE SITE PLANFRONT YARD3.0 m2.00 mVarianceREAR YARD9.0 m16.79 mEXTERIOR SIDE3.0 m2.00 mVarianceINTERIOR SIDE1.0 m1.00 mPARKING8 STALLS8 STALLSLOADING 1 STALL1 STALLNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawingsAPPENDIX E
South ElevationScale: 1:503North ElevationScale: 1:501#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:50ElevationsFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:51 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.3West ElevationScale: 1:5027.18mEast ElevationScale: 1:504EXTERIOR FINISHES - See Material BoardItemMaterialColour1GALVANIZED METAL ROOFWestman steel or approved equal2JAMES HARDI SIDINGSierra 8 Vertical Board & Batten Siding - Traditional Red Finish32 X 10 FASCIA BOARDBehr Premium solid colour "Slate SC-102"42 X 10 GABLE BOARD ( BARGE BOARD)Behr Premium solid colour "Slate SC-102"5GALVANIZED CORRUGATED METAL SIDING - HORIZONTALWestman steel or approved equal6GALVANIZED CORRUGATED METAL SIDING - VERTICALWestman steel or approved equal7STOREFRONT ENTRY DOORStarline Windows 9502 Series - Charcoal Black8PREFINISHED METAL GUTTER AND DOWNSPOUTSBehr Premium solid colour "Slate SC-102"9PREFINISHED METAL RAILING - GLAZED PANELBehr Premium solid colour "Slate SC-102"10EXTERIOR DOOR - PAINT FINISHBehr Premium solid colour "Slate SC-102"11ALUMINUM FRAMED WINDOWSStarline Series 5000 T Light Commercial - Charcoal BlackAPPENDIX F
APPENDIX G
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.0APPENDIX H
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView West Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.1
APPENDIX I
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards RST-SV Lots (Block 4)File name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caRST-SVSheetA8.4Lot 16Lot 15Lot 14APPENDIX J
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit A Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:18 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.1Unit A1 Front ElevationScale: 1:40Unit A2 Front ElevationScale: 1:40APPENDIX K
Unit B1 Front ElevationScale: 1:40Unit B2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit B Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:19 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.3
Unit C1 Front ElevationScale: 1:40Unit C2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit C Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.5
136A AveBlaney Road132 Ave232A Street
232 StreetSilver Valley RoadEnvironmentalDedicationLANE PARKWest Environmental Compensation PlanScale: 1:500010203040 50 m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:500West Environmental Habitat Balance PlanFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:23 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caSheetA2.7West Compensation AreaCOMPENSATION AREA4,328.0 m2 Bioswales Arround Wet Area2,258.4 m2Bioswales Along Road1,026.2 m2 Proposed Wet Area1,043.4 m2 EXISTING RIPARIAN AREA4,299.5 m2 15m From Creek TOB - Onsite Only4,299.5 m2 Net Gain:28.5 m2 Area Reconciliation Plan1.0) ORIGINAL LOT SIZE60,207.5 m2 100.0 %1.1) 13738-232nd St.5,997.1 m210.0 % 1.2) 13702-232nd St.24,396.0 m2 40.5 % 1.3) 13660-232nd St.21,273.4 m2 35.3 % 1.4) 23262-Silver Valley Road8,541.0 m214.2 % 2.0) SOFT SURFACES29,317.3 m2 48.7 % 2.1) Bioswales Around Wet Area2,258.4 m23.8 % 2.2) Bioswales Along Road1,026.2 m21.7 % 2.3) Bioswales Covented456.2 m2 0.8 % 2.4) Proposed Wet Area1,043.4 m21.7 % 2.5) Planted Area1,207.0 m22.0 % 2.6) Environmental Dedication19,325.1 m2 32.1 % 2.7) Park4,000.9 m26.6 % 3.0) HARD SURFACES9,518.0 m2 15.8 % 3.1) Road5,868.9 m29.7 % 3.2) Driveway2,024.2 m23.4 % 3.3) Sidewalk1,624.9 m22.7 % 4.0) DEVELOPMENT AREA23,424.9 m2 38.9 % 5.0) RIPARIAN AREAS4,299.5 m2 7.1 % 5.1) 10m From Creek TOB - Onsite Only2,948.8 m24.9 % 5.2) 15m From Creek TOB - Onsite Only4,299.5 m27.1 % 5.3) Existing structures within 10m TOB - Onsite Only120.5 m2 0.2 % 5.4) Existing structures within 15m TOB - Onsite Only112.7 m2 0.2 % 5.5) Existing creek wetted area367.5 m2 0.6 % 6.0) COMPENSATION AREAS4,784.2 m2 7.9 % 6.1) Total of 2.1+2.2+2.3+2.4:4,784.2 m27.9 % 6.2) Total of 2.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 % 6.2) Total of2f.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 %2.1) Bioswales Around Wet Area2,258.4 m23.8 %2.2) Bioswales Along Road1,026.2 m21.7 %2.4) Proposed Wet Area1,043.4 m21.7 %APPENDIX L
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2014-110-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7123-2014
11716 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11716 Burnett Street
from RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit a future subdivision
of approximately three (3) Single Family lots. Council granted first reading to Zone Amending Bylaw
No. 7123-2014 on February 2, 2015.
This application is in compliance with the Official Community Plan (OCP).
RECOMMENDATIONS:
1)That Maple Ridge Zone Amending Bylaw No. 7123-2014 be given second reading, and be
forwarded to Public Hearing;
2)That the following terms and conditions be met prior to final reading:
i)Registration of a Restrictive Covenant for the Stormwater Management Plan;
ii)Removal of existing building/s (through demolition permit);
iii)If the Director of Waste Management from the Ministry of Environment determines that a
site investigation is required based on the submitted Site Profile, a rezoning, development,
or development variance permit cannot be approved until a release is obtained for the
subject property;
iv)In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1)Background Context:
Applicant: Dhaliwal Developers Ltd.
Owner: Dhaliwal Developers Ltd.
1104
- 2 -
Legal Description: South ½ Lot 5, Except Plan LMP2415, Section 17, Township 12, NWD Plan
8881
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) under application
2012-017-RZ, rezoning to R-1
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.149 HA. (0.37 acres)
Access: 117 Ave
Servicing requirement: Urban Standard
2) Background:
This site was the subject of a rezoning and subdivision application in 2010 (RZ/074/10 and
SD/074/10) which expired before it was completed. This proposal is identical to the earlier
application.
3) Project Description:
The application proposes to rezone the subject property from RS-1 (One-Family Urban Residential) to
R-1 (Residential District), to permit future subdivision into three (3) Single Family lots. All driveway
access is proposed to be off 117 Avenue.
The subject property is approximately 1,490 m2 (0.37 acres/16,038 sq.ft.) in size, is generally flat,
and is bound by single family properties to the north, east and south, and a commercial property to
the west (Pioneer Motor Group, and Mr. Quick Lube) (see Appendix A).
One Oak tree is to be retained on site and must have tree protection fencing installed around the
dripline of the tree before any construction begins. Furthermore two European Holly trees are to be
- 3 -
retained, as stated in the Tree Preservation report from Goode Arboriculture Consulting, dated March
11, 2015. As a condition for subdivision, the Tree Preservation report will need to be covenanted to
ensure the protection and preservation of these trees on the site.
4) Planning Analysis:
i) Official Community Plan (OCP):
The development site is designated Urban Residential – Neighbourhood Residential . This
designation allows for single detached dwellings and other housing forms, subject to the
Neighbourhood Residential Infill policies. The rezoning and subdivision of this property into three
Single Family lots and use of the R-1 (Residential District) zone is in compliance with the OCP (see
Appendix B).
II) ZONING BYLAW:
The application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to
R-1 (Residential District) to permit future subdivision into three (3) Single Family lots with a minimum
area of 466 m2.
The adjacent properties are zoned RS-1 (One Family Urban Residential) and CS-1 (Service
Commercial). The property to the north (11736 Burnett Street) is in the process of rezoning to R-1
Residential District), plus the block of houses to the east on 117 Avenue are all R-1 (Residential
District) zoned, making the proposed zone consistent with the surrounding neighbourhood.
The minimum lot size for the proposed R-1 (Residential District) zone is 371 m2. Proposed lot sizes
for the application are between 466 m2 and 472 m2.. The proposed widths of the lots are
approximately 16 metres, which complies with the minimum lot width in this zone of 12 metres.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
iii) Proposed Variances:
A Development Variance Permit application (2014-110-VP) has been received for this project and
involves the following relaxation:
Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 -1993, Section IV,
E. Highway Right-of-way requirements, as set out in Schedule “B”.
The requested variance to support the Burnett Street road right-of-way of less than the Collector
standard of 20 metres will be the subject of a future Council report. The application will be
supportable as the carriageway on Burnett Street is already constructed to a Collector standard
within a 16 metres wide road right-of-way.
iv) PARKLAND REQUIREMENT:
With fewer than three (3) additional lots to be created, the developer will not be required to dedicate
park, as required under Section 941 of the Local Government Act as part of subdivision approval.
v) Environmental Requirement:
As stated in the Tree Preservation report from Goode Arboriculture Consulting, dated March 11,
2015, one Oak tree plus two European Holly trees are to be retained on site and must have tree
protection fencing installed around the dripline of the tree before any construction begins. The Tree
Preservation report is to be covenanted as a condition of rezoning.
- 4 -
5) Interdepartmental Comments/Implications:
i) Engineering Department:
There are no services required in support of this rezoning application. All deficient services will be
provided for at subdivision.
ii) License, Permits and Bylaws Department:
A Geotechnical report will be required at the Building Permit stage. The design engineer needs to
ensure the minimum 7.5m clearance from intersections for driveways is maintained for the corner
lot.
6) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required only at the time of preparing or amending the OCP, therefore a referral was not sent to
School District No. 42. The property is in the school catchment area of Golden Ears Elementary and
Thomas Haney Secondary. According the Strategic Facilities Review 2014/15 Maple Ridge – Pitt
Meadows School District No. 42, Golden Ears Elementary has a capacity of 526 students and a
2013 enrolment of 442 students. Thomas Haney Secondary has a capacity of 1,200 students and a
2014 enrolment of approximately 1,010 students.
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 7123-
2014, and that application 2014-110-RZ be forwarded to Public Hearing.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 7123-2014
Appendix C – Site Plan
DATE: Aug 20, 2015
FILE: 2014-110-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
11716 BURNETT STREETGEE STLegend
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 20, 2015
FILE: 2014-110-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,000
11716 BURNETT STREETGEE ST
CITY OF MAPLE RIDGE
BYLAW NO. 7123-2014
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. 7123-2014."
2.That parcel or tract of land and premises known and described as:
South Half Lot 5, Except Part in Plan LMP2415, Section 17 Township 12 New
Westminster District Plan 8881
and outlined in heavy black line on Map No. 1631 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of February, 2015.
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
11669
2279811633
11775
11781
11644
11750
11816
11809
116632290511739 2291022935229452296422
9
7
822780/9011761
11716
11780
11817
11675
11788
11818
229282293011791
22950229602290011747
11791
11667 2292911778
11680
2293011781
11811
11770
11780
2297611681
11661
1164
8
-
5
4
11749
11764
11790
11810
22952229622278811678
11690
11736
2290422927229372294211771
11801
229612296311810
22970229752299411695
11646
116
7
0
11655
11779
11659
11768
11798
229362294011761 11760
11800
22983229842297522799228382282422856228582285511765
11671
11686 22939229422294522953229502297011632 2280511797
11808
22890 22920229512297111790
L
O
U
G
H
E
E
D
H
W
Y
.
GILLEY AVE.
117 AVE.GILLEY AVE.228 ST.CLIFF AVE.229 ST.LMS 2390LP 76566
P 12197
2 ERem
P 42061
Rem. A
243
P 70383
84
P 59400P 25677
246
6
1
P 72307
Rem 1
P 51052
P
6
1
5
2
0
2
Rem
106
P 41319
240
228P 57530P 40889P 65141
83
1 B
175
40 P 495812
B
N 1/2 5
1
Rem
103
67
108
105
82
1 3
P 71517 4
174 LMP 34066P 59097
13 RW 805288
P 121971
P 12316
10
N 1/2 1
A
227
68
104
2
P 8881
86
87
P 4378888
127
125
123
39
2
P 45355
132
4
1830
*PP089
LMP 7787LOT 1
P 87494P 81957P 8312LMP 11048
Rem.60'
Rem.
54
238
239
81
241 184
171 172
244
128
126
1
P 59097P 43788133
2
P 13497
Rem. 5
RP 8464LOT 2
P 12197
LP 82566
S 1/2 1
11
P 16011
P 12588
S 1/2 5
RP
3
1
6
1
A
1
P 88811
85 P 407492
124
182 180
134
5
4
NW
EP 12951 P 22876P 8871
RW 799396
E
P 59452
242
245
A 2 3
129
130
3
9
1
A
P 12588
1
P 41319
53
2
183
173
181
176
131
41
BCP 35669
LMP 49850
RW 87
4
9
5
E
P
4
5
3
5
7
LMP 49848
RW 79939 RW N'ly 20 Feet LMP 49849EP 42071LMP 2415EP 45356
RW 73
4
2
4
LMP 7
7
8
9
LMP 2619
LMP 7
7
8
8
EP 82
5
6
7 LMP 2414RW 48257BURNETT ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7123-20141631
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2011-082-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
10150 and 10190 Jackson Road
EXECUTIVE SUMMARY:
Development Variance Permit application 2011-082-DVP has been received in conjunction with
rezoning and subdivision applications 2011-082-RZ, 2014-114-SD, and 2014-115-SD to permit a
45 single family lot subdivision over four phases. The requested variances are to:
1.Increase the maximum permitted R-1 (Residential District) zone building height from 9m
(29.5 ft) to 11m (36 ft) (RS-1b portion is excluded); and
2.Reduce the R-1 (Residential District) zone rear yard setback from 8m (26 ft) to 6m (19.7 ft)
for lots 29-39.
Final reading for rezoning application 2011-082-RZ was granted on July 28, 2015. It is
recommended that Development Variance Permit 2011-082-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal application 2011-082-DVP respecting
property located at 10150 and 10190 Jackson Road.
DISCUSSION:
a)Background Context
Applicant: Damax Consultants Ltd.
Owners: Seyem’ Qwantlen Land Development Ltd.
Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830
Lot: B, Section: 3, Township 12, NWD Plan: BCP46878
OCP:
Existing: Medium Density Residential, Conservation
Zoning:
Existing: R-1 (Residential District) – minimum lot size of 371m2
(3,993ft2),
RS-1b (One Family Urban (Medium Density) Residential) –
minimum lot size of 557 m2 (5,995 ft2)
1105
- 2 -
Surrounding Uses:
North: Use: Park
Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial)
Designation: Conservation
South: Use: Single Family Residential
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, 101 Avenue
Servicing requirement: Urban Standard
Previous Applications: 2011-082-RZ, 2014-114-SD, 2014-115-SD
b) Project Description:
The subject properties have recently been rezoned to allow for future subdivision into 45 R-1
(Residential District) lots over four phases, as well as 10 additional lots when surrounding lands are
consolidated. The first two phases of subdivision have been approved, creating 11 single family lots.
A very small portion of the north east corner of the site is zoned RS-1b (One Family Urban (Medium
Density) Residential), which will be consolidated with lands to the east under a future application.
The final two phases of subdivision are under a ‘No Build’ Restrictive Covenant, meaning that no
construction or development can occur on that portion of the property. Dedication of the central
portion of the subject property for park purposes will take place as a condition of the third phase of
subdivision.
c) Variance Analysis:
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 requested variances and rationale for support are described below.
1. Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601, 11 (b) to increase the
maximum permitted height from 9 m (29.5 ft) to 11 m (36 ft) for all R-1 (Residential District)
zoned lots.
The maximum height varies from one single family residential zone to the next in the current zoning
bylaw, ranging between 9 m (29.5 ft) and 11 m (36 ft). The proposed R-1 (Residential District) zone
currently has the lowest height allowable in the single family zone range. The increase in height will
reflect the current typical single family home construction of steeper roof pitches, higher ceilings,
and taller homes on smaller lots; and will alleviate the need to artificially manipulate the grades at
the building corners (see Appendix C). The draft Zoning Bylaw includes an increase to building
height for several zones, including the R-1 (Residential District) zone to reflect changes in residential
- 3 -
design trends. The requested height increase will not result in additional storeys. Should the draft
Zoning Bylaw be approved prior to completion of this project, this variance will be redundant . For
this reason, the variance is supportable.
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. 11 (c) (ii), to reduce the
rear yard setback from 8 m (26 ft) to 6 m (19.7 ft) for lots 29-39.
The draft Zoning Bylaw includes a change to reduce the rear yard setback for the R -1 (Residential
District) from 8 m (26 ft) to 6 m (19.7 ft). Therefore, the applicant has included this variance request
in their application for lots 29-39. The reduced rear yard setback will make it easier to satisfy the
minimum building envelope of 8 m x 12 m on a minimum sized R-1 (Residential District) lot (see
Appendix D). As lots 29-39 are accessed via a rear lane, the reduced yard setback impacts the lane
rather than a row of backyards. Should the draft Zoning Bylaw be approved prior to completion of
this project, this variance will be redundant. Therefore, this variance is supportable.
d) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
CONCLUSION:
The proposed variances to the R-1 (Residential District) zone are supported because they are
reflected in the draft Zoning Bylaw. It is therefore recommended that this application be favourably
considered, and the Corporate Officer be authorized to sign and seal Development Variance Permit
2011-082-DVP.
“Original signed by Amelia Bowden”________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”____________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”____________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Subdivision Plan
Appendix C – Building Height Variance
Appendix D – Rear Yard Setback Variance
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
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 B
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2012-047-DVP, 2012-047-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Variance Permit and Development Permit
22577, 22569 , and 22557 Royal Crescent; 11771 226 Street
EXECUTIVE SUMMARY:
A Town Centre Development Variance Permit application and a Development Permit application have
been received in conjunction with application 2012-047-RZ for rezoning to permit the construction of
a 48 unit apartment building in the RM-2 (Medium Density Apartment Residential) zone on the
subject properties located at 22577, 22569, and 22557 Royal Crescent; and 11771 226 Street
(see Appendix A). This application is subject to the Town Centre Development Permit – South of
Lougheed Guidelines as outlined in the Town Centre Area Plan of the Official Community Plan (OCP).
The requested variances are:
To reduce the front yard setback from 7.5 m (24.6 ft) to 3.35 m (11 ft) to the furthest
column extent and 3.6 m (11.8 ft) to the building face with no further siting exceptions;
To reduce the interior yard setback on the lane side from 7.5 m (24.6 ft) to 5.0 m (16.4
ft) to the furthest column extent and 5.9 m (19.4 ft) to the building face with no further
siting exceptions; and
To increase the maximum height from 15 m (49.2 ft) to 16.58 m (54.4 ft) and from 4 to 5
storeys.
Council granted first reading for Zone Amending Bylaw No. 6927-2012 on May 22, 2012 to rezone
the properties to RM-2 (Medium Density Apartment Residential). First and second reading of Text
Amending Bylaw 6967-2013 and second reading of Zone Amending Bylaw No. 6927-2012 were
granted on March 12, 2013. The application was presented at a Public Hearing held April 16, 2013.
Subsequently, third reading was granted on April 23, 2013. A one year extension was granted on
May 13, 2014 and a second one year extension was granted on April 14, 2015. Council will be
considering final reading for rezoning application 2012-047-RZ on September 8, 2015.
RECOMMENDATIONS:
1)That the Corporate Officer be authorized to sign and seal 2012-047-DVP respecting properties
located at 22577, 22569, and 22557 Royal Crescent; and 11771 226 Street; and further,
2)That the Corporate Officer be authorized to sign and seal 2012-047-DP respecting properties
located at 22577, 22569, and 22557 Royal Crescent; and 11771 226 Street.
1106
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Mohinder Gosal
Owners: Maple Ridge Meadows Management Inc.
Legal Descriptions: Lot 9, D.L. 401, Group 1, NWD Plan 4769
Parcel A (Explanatory Plan 8125) Lot 8, D.L 401, Group 1, NWD
Plan 4769
Lot D, D.L. 401, Group 1, NWD Plan 21162
Lot 8 Except Parcel “A” ( Explanatory Plan 8125) D.L 401,
Group 1, NWD Plan 4769
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Multi-Family Residential, Single Family Residential
Zone: RS-1 (One Family Urban Residential), RM-3 (High Density
Apartment),
Designation: Ground Oriented Multi-Family
East: Use: Congregate Care (Residential)
Zone: LUC (Land Use Contract)
Designation: Low-Rise Apartment
West: Use: Multi-Family Residential
Zone: RM-2 (Medium Density Apartment)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 0.28 HA (0.7 acres)
Access: Royal Crescent Lane
Servicing requirement: Urban Standard
- 3 -
b) Project Description:
The subject application proposes to rezone the properties located at 22577, 22569, and 22557
Royal Crescent and 11771 226 Street from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit construction of a five storey 48 unit apartment building.
Parking will be accessed via the existing lane on the northern side of the subject properties. The unit
size ranges in size from 89 – 139 m2 (962 – 1,497ft2). The majority of the dwelling units will have
two bedrooms and a den, while 10 units will have two bedrooms.
An indoor amenity room is provided on the ground floor, and a children’s play area is located in the
north-east corner of the property. In addition to the outdoor play structure, the project Landscape
Architect has incorporated seating within the landscape areas for residents to sit and enjoy the
gardens on site. First floor units are designed to be ground-oriented, with outside locking doors that
provide direct access to the street.
The building materials will include brick veneer at the lower levels, cement panel cladding on the
higher storeys, and vertical wood beams to tie the two materials in visually. The design character of
this development will inform future projects in the neighbourhood.
c) Requested Variances:
A Development Variance Permit application has been received for this project, and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.3.a), To reduce the
front yard setback from 7.5 m (24.6 ft) to 3.35 m (11 ft) to the furthest column extent and
3.6 m (11.8 ft) to the building face with no further siting exceptions;
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the
interior yard setback on the lane from 7.5 m (24.6 ft) to 5.0 m (16.4 ft) to the furthest
column extent and 5.9 m (19.4 ft) to the building face with no further siting exceptions;
Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 7, to increase the
maximum height from 15 m (49.2 ft) to 16.58 m (54.4 ft) and from 4 to 5 storeys.
d) Planning Analysis:
Official Community Plan:
The subject properties are designated Low-Rise Apartment in the South of Lougheed Precinct, and
are subject to the policies of the Town Centre Area Plan. The Low-Rise Apartment designation is
intended for development in a three to five storey apartment form where units are accessed from an
internal corridor and residential parking is provided underground. The Development Permit
Guidelines note that residential land use form and design should accommodate ground -oriented
units with direct entrances and connection to the sidewalk. In addition, ground-oriented units
provide for a pedestrian-oriented sidewalk, and are desirable for families and accessibility. The
proposed development and the application for RM-2 (Medium Density Apartment Residential) zoning
are consistent with this designation.
In accordance with Section 8.11 of the OCP, a Town Centre Development Permit is required for all
new development in the Town Centre. The guidelines for a South of Lougheed Town Centre
- 4 -
Development Permit as outlined in the OCP are listed below and the proposed development is in
compliance with these guidelines described as follows:
1. Develop a diverse shopping, employment and residential district.
The proposed higher density infill development will enhance the South of Lougheed (SOLO)
residential district adjacent to the shopping and employment uses on Lougheed Highway by
providing an opportunity for a mixed demographic.
2. Create pedestrian-oriented streetscapes.
The proposed project enhances the pedestrian realm with strong visual orientation from
within the building and permeable visibility through landscaping to the street. Ground floor
units have individual locking doors to access the sidewalk conveniently. A pedestrian
walkway on the property encourages pedestrian circulation to individual units and outdoor
activity spaces.
3. Enhance the quality, character and vibrancy of SOLO.
The proposed project is designed to bring new vitality to the area with an increase in the
number of residents and establish a precedent for future development.
4. Maintain cohesive building styles.
The proposed building is consistent with similar scale buildings to the south, and will help
shape a precedent for future development.
5. Capitalize on important views.
The east/west longitudinal orientation of the proposed building allows for maximizing the
number of units at the upper levels to maximize views north for mountain views and south
for river views, while not affecting existing adjacent buildings’ views.
6. Provide public outdoor space.
Given the residential nature of the proposed development, provided outdoor space is private.
A children’s play area, seating, and landscaping are provided on the proposed development
to provide residents with outdoor amenity space for recreation and interaction.
7. Provide climate appropriate landscaping and green features.
The internal climate will be moderated to a degree at lower levels through shade and wind
permeability of plant materials. Internal climate at the underground parking level is
proposed to be moderated by landscaping over parking structure.
8. Maintain street interconnectivity.
Access to the underground parking facility is from the rear lane to maintain a continuous
sidewalk along Royal Crescent. Locking gates at various points on the property allow
residents to enter and exit the development at different locations.
- 5 -
Zoning Bylaw:
The Zoning Bylaw establishes general minimum and maximum regulations for buildings and
structures. The Zoning Bylaw permits eaves and other projections to encroach up to 1.25 metres (4
ft.) into a front yard setback and 0.61 metres (2 ft.) into an interior yard setback. The setback
variances requested will be the maximum encroachments permitted, and no exemptions are allowed
due to the setback relaxations. A Development Variance Permit allows Council some flexibility in the
approval process. The applicant has requested variances to the Maple Ridge Zoning Bylaw, as
outlined below:
1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), To reduce the front
yard setback from 7.5 m (24.6 ft) to 3.35 m (11 ft) to the furthest column extent and 3.6 m
(11.8 ft) to the building face with no further siting exceptions;
This variance is required due to the irregular shape of the development site. The front
property line is curved, and the apartment building is stepped to follow this curvature.
However, some columns and balconies project beyond the building face. The reduced front
yard setback brings the building closer to the Royal Crescent street frontage to create a
stronger connection to the sidewalk. This variance is justified in order to ensure varying
architectural projections on the front face of the building.
2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the interior
yard setback on the lane from 7.5 m (24.6 ft) to 5.0 m (16.4 ft) to the furthest column
extent and 5.9 m (19.4 ft) to the building face with no further siting exceptions;
The proposed apartment building has been designed to maximize the development site while
complying with lot coverage provisions, and as a result the building has been moved closer to
the lane frontage. Although the building setback is reduced along this property line, a
landscaped outdoor space and a pedestrian walkway are provided to create an attractive
and functional activity space for residents. It is noted that no setback variance is requested
along the property line common to an adjacent apartment building to reduce the impact of
the new development on existing buildings. This variance is justified to achieve the depth of
the building and the size of the units.
3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 7, to increase the maximum
height from 15 m (49.2 ft) to 16.58 m (54.4 ft) and from 4 to 5 storeys
This variance request aligns with the RM-2 (Low Rise Apartment) zone in the draft Zoning
Bylaw, which will allow a minimum height of 11 m (36 ft) and a maximum height of 18 m (59
ft) outside of the Port Haney and Fraser River Waterfront Area. The increase in height from 4
to 5 storeys also aligns with the Low Rise Apartment policies in the Town Centre Area Plan,
which speak to a range of building height between 3 and 5 storeys. This variance is justified
because it aligns with an existing OCP policy and the draft Zoning Bylaw.
Under the accompanying rezoning application, a site specific text amendment to change the
existing Floor Space Ratio (FSR) for the RM-2 (Medium Density Apartment Residential) zone
from 1.8 FSR to a maximum of 1.89 FSR will be considered for final reading on September 8,
2015. Density is not a zoning provision that can be varied through a Development Variance
Permit application, and therefore requires a text amendment. The additional height,
combined with the density increase, will support further densification in the Town Centre.
- 6 -
e) Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed apartment building
development and the landscaping plans at a meeting held September 11, 2012. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the
following resolution that:
The following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information.
Consider providing day light to the living room of unit B5 (SW corner).
Additional daylighting provided at Unit Type B5 with addition of high windows at south
east corner of living room.
Consider the use, colour and organization of materials and details.
Upper level cladding material has been revised from horizontal siding to cementitious
cladding panels to provide a more uniform finish appearance and address concerns
regarding envelope detailing. Horizontal and vertical batten colour revised to match
cladding colour. Finish of timber at columns and fascias has been revised to a grey solid
stain for ease of maintenance and to better complement York Harbour Yellow proposed
to be retained as cladding colour.
Consider simplifying the roof line.
Pitched roof at east exit stair removed to simplify roof line.
Provide a drop in the slab outside the building to accommodate proper planting depth.
Parkade level and upper slab have been lowered by 6’’ to allow for greater soil depth and
alleviate need for high retaining at edge of ground floor unit patios at interface between
pavers and soft landscaping. A gravel swale is placed adjacent to the building to keep
soils away from wood framing – minimum 18” of soil depth is typically provided over the
garage slab.
Consider changing the river rock area at the ramp to a planted area (green).
Planting provided at east side of access ramp to parkade.
Consider providing a lattice or trellis screen to the ramp.
Trellis provided over ramp to parkade, lattice added at west edge of patio at unit B2
adjacent to access ramp.
Consider matching the colour of the battens to the siding.
Colour of battens has been revised to match cladding colour.
- 7 -
Consider the use of panel siding as opposed to beveled siding.
Beveled siding has been replaced with cementitious cladding panels.
Consider the use of brick or concrete (instead of stone) on the landscape wall.
Perimeter walls and interior walls at main entry revised from river rock to brick to match
building. Stone has been removed and replaced with architectural concrete. Extensive
planting will and the bicycle racks will obscure the walls.
Consider matching the design of the landscape fence with balcony railings.
Landscape rail at fence retained with horizontal rails and vertical pickets at 4’’ on
center. In principal design concept matches that of railings at building face. Vertical
pickets will be retained for safety.
Consider the design of the lobby elevation to create more of a residential feeling.
Lobby canopy has been re-designed to timber construction with sloped roof to match
upper roofs. Use of timber columns in lieu of brick creates greater visual openness at
main entry area.
Provide interphone and door for visitor parking.
Enter phone and access door provided at visitor parking at garage level. Two additional
parking stalls provided at main residential parking area.
Provide detailed trellis design.
Additional trellis detail provided (refer to landscape drawings).
Provide details of the garbage enclosure at the lane.
The garbage enclosure at the lane has been removed.
Locate the garbage area closer to the ramp or the security gate.
Garbage area proposed to be retained at current location within underground parkade
as this is the most convenient location for building residents.
Consider providing an elevator lobby access from the north side of underground parking
area.
An additional elevator lobby has not been provided in this location. The elevator is easily
accessible from all areas of the parking garage.
Provide a properly rendered 3D depiction of the site showing the final colours and details
to include the landscaped walls and trellises.
Rendering has been revised incorporating revisions noted above.
- 8 -
f) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $4,528.41, the security will be $4,528.41.
CONCLUSION:
The development proposal complies with the South of Lougheed Town Centre Development Permit
Area Guidelines of the OCP for form and character. Furthermore, the requested variances are
supportable, as the setback variances are considered to improve the overall development by
creating a strong connection to the street; whereas the height variance aligns with the draft Zoning
Bylaw. It is therefore recommended that 2012-047-DVP and 2012-047-DP be given favourable
consideration and that the Corporate Officer be authorized to sign and seal the Development
Variance Permit and Development Permit.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan Showing Setback Variances
Appendix C – Building Elevations
Appendix D – Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC
22557/69/77 ROYAL CRESCENT &11771 226 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
11715
11735 22516225692257011771
11698
2
2
5
3
3 225752259611698 226122263911767
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/5822581226112261511771
11742 22541225572260222624/26226252263362/64/66
2253522565225372258011837
11778 226212264122528/302255611711 2250422503 225222254822535225882257711834
2263211760 22564/68226 ST.SELKIRK AVE.225 ST.LOUGHEED HWY.LOUGHEED
H
I
G
H
W
A
Y
LANE
SELKIRK AVE.
ROYAL CRES.ROYAL CRES.
P 8641
3
21
A
12
A
P 18056P 63225
Rem. 58
2
12
P 1009122
9 8
P 18056
22
BCP 44924
P 70416
P 48518
P 77953
1
18
2
Plan 4834 P 654524
A
E P 4769
10
7
13
Rem. 1
Rem. 23
P 4769
6
P 70416
E
D
EP 8215REM.
15
19
19
P 21162
79
6
PARK *PP085P 8615
A
1
14 13
20
W 3 5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1
2
15
1
P 4769
P 4769
P 8615
C
7
P 476911
PARK P 8615P 13017
LMS 715
P 9372
1
NWS 2316
70
1
W
P 8615
BCP 22107
14 2
BCP 4492420
SUBJECT PROPERTIES
´
SCALE 1:1,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC
22557/69/77 ROYAL CRESCENT &
11771 226 STREET
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
11715
11735 22516225692257011771
11698
22533225752259611698 226122263911767
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/5822581226112261511771
11742 22541225572260222624/26226252263362/64/66
2253522565225372258011837
11778 226212264122528/302255611711 2250422503 225222254822535225882257711834
2263211760 22564/68226 ST.SELKIRK AVE.225 ST.LOUGHEED HWY.LOUGHEED HIGHWAY
LANE
SELKIRK AVE.
ROYAL CRES.ROYAL CRES.
P 8641
3
21
A
12
A
P 18056P 63225
Rem. 58
2
12
P 1009122
9
8
P 18056
22
BCP 44924
P 70416P 48518
P 77953
1
18
2
Plan 4834 P 654524
A
E P 4769
10
7
13
Rem. 1
Rem. 23
P 4769
6
P 70416
E
D
EP 8215REM.
15
19
19
P 21162
79
6
PARK *PP085P 8615
A
1
14 13
20
W 3 5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1
2
15
1
P 4769
P 4769
P 8615
C
7
P 476911
PARK P 8615P 13017
LMS 715
P 9372
1
NWS 2316
70
1
W
P 8615
BCP 22107
14 2
BCP 4492420
SUBJECT PROPERTIES
´
SCALE 1:1,500
APPENDIX B
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2015-158-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
23980 Kanaka Way
EXECUTIVE SUMMARY:
Development Variance Permit application (2015-158-DVP) has been received in conjunction with a
Zoning Amending Bylaw No. 7155-2015 for a text amending application (2015-158-RZ) to add a
Child Care Centre (Daycare) as a site specific permitted use in the C-1 Neighbourhood Commercial
Zone. This would accommodate the proposed child care centre to be operated by Imagination
Station in a portion of the zoned and nearly completed commercial building. There would be 12
infant toddlers, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity
of 48 children.
The requested variance(s) are to:
1.Reduce the parking requirement for the Child Care Centre from 1 space per 20 square
meters to 1 space per 33 square metres of floor space; and
2.Reduce the parking requirement for Commercial uses from 1 space per 30 square meters to
1 space per 33 square metres of floor space.
These variances can be considered by Council following the adoption of Bylaw No. 7155-2015
scheduled for September 8, 2015.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-158-DVP respecting property located
at 23980 Kanaka Way.
DISCUSSION:
a)Background Context
Applicant: Ankenman Associates Architects Inc (Agent: Mark Lesack)
Owner: A L Mortgageline Ltd.
Legal Description: Lot 19 District Lot 404 Group 1 NWD Plan EPP32520
OCP :
Existing: Commercial
Zoning:
Existing: C-1 (Neighbourhood Commercial)
1107
- 2 -
Surrounding Uses:
North: Use: Commercial (Vacant)
Zone: C-1 (Neighbourhood Commercial)
Designation: Commercial
South: Use: Residential
Zone: R-2 (Urban Residential District) and
RST (Street Townhouse Residential)
Designation: Urban Residential
East: Use: Residential
Zone RS-3 (One Family Rural Residential)
Designation: Neighbourhood Commercial
West: Use: Residential
Zone: RST (Street Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Commercial and two (2) rental dwelling units
Proposed Use of Property: Commercial and two (2) rental dwelling units
Site Area: 0.176 HA (0.43 Acres)
Access: 240 Street and lane parallel to Kanaka Way)
Servicing: Urban or Rural Standard: Urban
Companion Applications: 2015-158-RZ (Site specific text amending rezoning)
2015-158-RZ (Minor development permit amendment)
Previous Applications: 2011-084-RZ, 2012-021-DP & 2012-021-VP
b) Description and Analysis:
The subject property contains a two storey mixed use building totaling approximately 702 square
metres (7,560 square feet). The ground level is to contain the proposed 289 square metre (3,111
square foot) child care facility and the remaining area (158 square metres or 1,700 square feet) will
be a retail use permitted in the C-1 Neighbourhood Commercial zone. The second floor contains two
rental apartments secured by way of a Rental Housing Agreement.
This is an application for a parking variance to accommodate a Child Care Centre (daycare) for 12
infant toddlers, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity
of 48 children. The parking requirement for a daycare is about 1/3 higher than for retail uses
(1 space per 20 square metres versus 1 space per 30 square metres of floor space). Therefore, the
portion of the building changing from retail to daycare will need more parking under the Bylaw.
The variance is to allow the subject building nearing completion on a recently rezoned property to
accommodate this use. The open space on the property needs to be enlarged for a more suitable
play area associated with the child care centre. Consequently, the parking area is to be re-designed
and the numbers of parking spaces adjusted. The number of parking spaces for the two rental
residential dwelling use on the second floor are unchanged (four spaces plus one visitor space). They
are relocated to better manage traffic flows and parking on the site.
- 3 -
The site plan and site landscaping shown in Appendix B and Appendix C reflect the parking layout
and play area changes. Being a minor change, the Director of Planning has authority delegated by
Council under the Maple Ridge Development Permit Bylaw No. 6478-2007 to consider approving a
necessary minor amendment to development permit 2012-021-DP once the variance is granted.
This will be done under application 2015-158-DP.
The requested variances are as follows:
1. Maple Ridge Off Street Parking and Loading Bylaw No 4350 -1990, Schedule “A” is varied
as follows: 2.0 Commercial Uses a) Retail or personal services Commercial use in the C-1,
C-2, C-3 C-5 and H-1 Zone is reduced from 1 per 30 m2 gross floor area to 1 per 33 m2
gross floor area.
2. Maple Ridge Off Street Parking and Loading Bylaw No 4350 -1990, Schedule “A” is varied
as follows: 4.0 Assembly for a Child Care Centre is reduced from 1 per 20 m2 gross floor
area to 1 per 33 m2 gross floor area.
The applicant retained a transportation consultant (Howes Technical Advantage) to assess the
parking requirements and to make recommendations for traffic flow, drop off arrangements and
parking needs for the proposed daycare. The two reports submitted to the City are attached as
Appendix D and E.
The assessment includes the experience and drop-off/pick-up patterns at other child care centres as
well as the operation practices by the applicant (Imagination Station) at their two other location. The
assessment supports and justifies the reduction in parking being sought based on the following
factors:
Peak periods are spread out: A review of the drop-offs and pick-ups using 15 minute time
increments reveals the peak periods in the morning and more so in the evening are spread
out and staggered. Therefore, the number of parking spaces provided will be adequate to
accommodate the number of car trips expected during the largest peak. That peak is a ¼
hour drop-off period in the morning.
Alternative travel modes available: Not all parents will be taking their children by car. About
10% of the families using the daycare will be walk-ins from the emerging nearby
neighborhoods and a further 10% will be families with more than one child in a car at a time.
Being at an intersection of major roads, bus stops are close by and transit may be another
alternative as service levels improve.
Peak period supervised parking: There will be 6 stalls set aside for drop-offs or pick-ups only,
with staff assisting parents with children to keep the drop-off time to no longer than 10
minutes.
Spill over: The visitor parking space would allow for one additional space, if necessary.
Queuing: The drive aisle from the 240 Street driveway will hold up to 6 cars approaching the
drop-off spaces.
On street-parking is not available immediately in front of the property because the intersection of
Kanaka Way/112 Avenue and 240 Street has (or will have) full left turn lanes. On street parking
located further west on Kanaka Way or south on 240 Street is another alternative within walking
distance, but is not encouraged to avoid daycare trips from impacting rowhouse buildings. No
parking will take place on the lanes and may be signed accordingly if necessary.
- 4 -
Building and Engineering have reviewed and accept the rationale upon which the design of the
parking area and the number of parking spaces provided were determined by the applicant’s
consultant.
CONCLUSION:
The proposed parking variance is supportable given the need for daycare in the community and due
to the careful design and operational measures identified by the applicant’s consultation that the
operator is prepared to incorporate into the day to day functioning of the proposed child care centre.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2015-158-DVP.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Landscaping Plan
Appendix C – Parking Requirement Review (June 23, 2015)
Appendix E – Traffic Assessment (March 23, 2015)
DATE: Jun 3, 2015 2015-158-VP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
240 STREET´
Scale: 1:1,500
23980 Kanaka Way
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Jun 3, 2015 2015-158-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
240 STREETCity of Maple Ridge´
Scale: 1:1,500
23980 Kanaka Way
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
MIXED USE DEVELOPMENT 23980 KANAKA WAYDISTRICT OF MAPLE RIDGE, B.C.SITE PLAN3/32"=1'-0"MAR. 12, 2014CYML1309A1.01REV DATEDESCRIPTIONBY1 MAR. 12, 2014 PRELIMINARY ISSUE FOR REVIEW ONLY CY2 MAY. 8, 2014 ISSUED FOR INFORMATION ONLY CY3 JUNE 04, 2014 ISSUED FOR BLDG PERMITML4 JULY 03, 2014RE-ISSUED FOR B.P.: ELEV. LABELS REVISEDNOTE RE: EXT. LIGHTING ADDEDML5 SEPT 12, 2014RE-ISSUED FOR B.P. REVISED TO INCLUDE DAYCARE GROUP A DIV.2 OCCUPANCYMLFOR A.L. MORTGAGELINE LTD6 OCT 29, 2014ISSUED TO PLANNING DEPARTMENTFOR REVIEWML7 NOV 19, 2014ISSUED TO PLANNING DEPARTMENTFOR REVIEWMLFLOOR AREAMAIN FLOOR481.1m² (5178 SF)UPPER FLOOR 221.38m² (2383 SF)FLOOR AREA RATIOPROPOSED 702.39m² / 1764.0m² = 0.40PARKING REQUIREMENTS REQUIRED PROPOSED1 STALL PER 20m² (288.82/20 X 1) DAYCARE/ASSEMBLY 15 91 STALL PER 30m² (158.31/30 X 1) COMMERCIAL 6 52 PER RESIDENTIAL SUITE 4 4VISITOR 1 1FLOOR AREAMAIN FLOOR481.1m² (5178 SF)UPPER FLOOR 221.38m² (2383 SF)FLOOR AREA RATIOPROPOSED 702.39m² / 1764.0m² = 0.40PARKING REQUIREMENTS PROPOSED1 STALL PER 30m² (476.7/30 X 1) 162 PER RESIDENTIAL SUITE 4VISITOR 12A1.01SCALE: N.T.S.SITE PLAN 1A1.01SCALE: N.T.S.SITE PLAN PARKING SYNOPSISPARKING SYNOPSIS8 MAY 28 2015ISSUED TO PLANNING DEPARTMENTFOR DEVELOPMENT VARIANCEML9 JUNE 11 2015ISSUED TO PLANNING DEPARTMENTFOR DEVELOPMENT VARIANCEML10 JULY 17 2015RE-ISSUED TO PLANNING DEPARTMENTFOR DEVELOPMENT VARIANCEMLPROPOSED LAYOUTEXISTING LAYOUTAPPENDIX B
⅊⅊⅊⅊⅊⅊⅊⅊⅊²²Tel: 604.941.5268Coquitlam, British Columbia1811 Falcon DriveV3E 2C2CHK'D:DRAWN:DESIGN:SCALE:DATE:M2LA PROJECT NUMBER:DRAWING TITLE:PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.c Copyright reserved. This drawing and design is theSEAL:Fax: 604.434.3088APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2013-082-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
13260 236 Street
EXECUTIVE SUMMARY:
Development Variance Permit application 2013-082-DVP has been received in conjunction with the
Rezoning and Multi-Family Development Permit applications to increase the maximum building and
retaining wall heights, and reduce the front setbacks. The requested variances are:
1.To increase the maximum building height on all buildings from 10.5 metres to 11.5 for
fifteen of the buildings and to 11.75 metres for two buildings;
2.The increase the maximum retaining wall heights from 1.2 metres to 1.3 to 2.9 metres for
fifteen of the forty-four walls; and
3.To reduce the minimum setbacks to the property lines for twelve of the buildings.
It is recommended that Development Variance Permit 2013-082-DVP be approved.
On September 24, 2013 Council considered but did not grant first reading for Maple Ridge Zone
Amending Bylaw No. 7037-2013, which included a site specific text amendment to increase the
density from 0.6 FSR to 0.67 FSR. Staff was directed to prepare the Zone Amending Bylaw subject
to the applicant providing an amenity sidewalk as a condition of final reading.
On December 10, 2013 Council reconsidered and then granted first reading for Maple Ridge Zone
Amending Bylaw No. 7037-2013 including the proposed sidewalk construction on 236 Street from
133 Avenue to Fern Crescent.
On April 22, 2014 Council granted second reading. The application was presented at Public Hearing
on May 20, 2014 and Council granted third reading on May 27, 2014. Council granted a first
extension on May 26, 2015, and final approval on July 28, 2015.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-082-DVP respecting property located
at 13260 236 Street.
DISCUSSION:
a)Background Context
Applicant: 0929285 BC Ltd. (Parm Garcha)
Owner: 0929285 BC Ltd. (Parm Garcha)
1108
- 2 -
Legal Description: Lot 21, Section 28, Township 12, NWD Plan 47603
OCP:
Existing: Med/High Density Residential
Zoning:
Existing: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation Medium-High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium-High Density Residential
East: Use: Townhouse Residential
Zone: RM-1 (Townhouse Residential)
Designation: Medium-High Density Residential
West: Use: Street Townhouses, Single Family Residential
Zone: RST-SV (Street Townhouses- Silver Valley),
RS-2 (One Family Suburban Residential), and
RS-3 (One Family Rural Residential) and
Designation: Medium-High Density Residential
Existing Use of Property: Vacant, previously Single Family Residential
Proposed Use of Property: Townhouse Residential
Site Area: 1.22 hectares (3.01 acres)
Access: 236 Street and 133 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2013-082-RZ and 2013-082-DP
b) Project Description:
The subject site is located in Silver Valley at the southeast corner of 236 Street and 133 Avenue
(Appendix A). Final approval of rezoning application 2013-082-RZ was granted on July 28, 2015
to rezone the site to RM-1 (Townhouse Residential) and included a site specific text amendment
to increase the density from 0.6 FSR to 0.64 FSR.
The development proposal consists of 61 townhouse units in 17 buildings and a large central
greenspace (Appendix B). A row of 6 two-unit buildings are located on the 133 Avenue (north)
frontage with two storey elevations facing the existing single family homes on the north side of the
street and three storeys at the strata road to the rear. The four buildings fronting on 236 Street
(west) are a combination of four and five unit buildings which step down the site to follow the
topography.
- 3 -
All the street-facing homes incorporate front doors, entrance stairs with canopies, and front
gardens with a walkway and entry gate. The internal buildings are organized around a generous
landscaped common area incorporating play spaces for children, landscaped gardens, sitting
banks and a large grass open space (Appendix C). Every second row of buildings is set into the
slope to provide a two storey home on the north side and a three storey home on the south.
Main access to the site is from 236 Street in the southwest corner and an emergency access is
provided on 236 Street near the northwest corner. Walkways are provided through the site and
along the south and east sides.
c) Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for residential
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The requested variances and the developer’s rationale for the variances are described below:
1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 7. Size of Buildings and
Structures, a): To vary the maximum building height on all the buildings from 10.5 metres
and 2 ½ storeys to 11.5 metres for fifteen of the buildings and to 11.75 metres for Buildings
3-3 and 4-1.
2. Maple Ridge Zoning Bylaw No 3510 -1985, Section 403, 8. Maximum Retaining Wall Height:
To vary the maximum retaining wall height for fifteen of the forty-four walls on the site from
1.2 metres to 1.3 to 2.9 metres.
3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 6. Siting, a): To vary the
minimum setbacks for twelve of the buildings on the site:
a. On the front (north) lot line from 7.5 metres to 5.5 metres to the building face
and 4.89 metres to the eaves for Buildings 1-4, 2-1, 2-2, 2-3, 3-1 and 3-2;
b. On the rear (south) lot line from 7.5 metres to 5.0 metres to the building face and
4.39 metres to the eaves for Building 6-2;
c. On the exterior (west) side lot line from 7.5 metres to 5.5 metres to the building
face and 4.89 metres to the eaves for Buildings 1-1, 1-2, 1-3 and 6-2; and to
3.96 metres to the building face and 3.35 metres to the eaves for Building 1-4;
d. On the interior (east) side lot line from 6.0 metres to a wall with a balcony or a
window to a habitable room to 4.5 metres to the building face and 3.89 metres to
the eaves for Buildings 3-3, 5-2 and 5-3; and to 1.8 metres to the building face
and 1.19 metres to the eaves for Building 3-2.
Building Height:
To vary the maximum building height on all the buildings from 10.5 metres and 2 ½ storeys to 11.5
metres for fifteen of the buildings and to 11.75 metres for Buildings 3-3 and 4-1. The buildings are
all three storey facades (some two storey facades on the higher side) with a mix of 4:12 main roof
pitches and 8:12 gable roof pitches. The site slopes at approximately 10-12%. As such, it is not
possible to have all the buildings meet the 10.5 metre height limitation. Attached as Appendix D are
- 4 -
building elevation plans for some of the buildings, including Building 4-1 which is the tallest building
on the site.
Retaining Walls:
To vary the maximum retaining wall height for fifteen of the forty-four walls on the site from 1.2
metres to 1.3 to 2.9 metres. One of the goals for the project was to provide a sizable and useable
outdoor amenity space. To accomplish this, a central space was designed as a mainly level lawn
with a slope on one side. However, on a site with this topography, grades were increased elsewhere
to allow for this central level area.
Another goal for the project was to present two storey facades on the north side of the s ite. The
landscape grading is carefully coordinated with the architectural design to accommodate this design
component. This has created areas where the retaining walls are over 1.2 metres (4 feet) in height,
but these are typically limited in length and in location.
Thirdly, the site grading and retaining walls allow for many of the stormwater management elements
to function. There are several stormwater swales on the site and these require a reasonable amount
of level space to establish a functional section. This has resulted in increased wall heights but the
benefits are worthwhile, such as the swale along the south property line which would not be possible
otherwise.
The topography of the site has a significant slope at 10-12%, which would require retaining for
almost any style of site development. While the walls have been minimized, their scale is balanced
with proper setbacks from street edges and maintaining livable yard spaces. Efforts have been
made to plant in front of taller walls which will reduce the visual height of the walls. Some of the
higher walls are short stretches between buildings that will rarely be visible, such as the walls
between the buildings fronting on 133 Avenue at the visitor parking space locations. The Retaining
Wall plan L1.3 identifies the walls by number and is attached as Appendix D along with wall cross
sections. Retaining walls requiring a variance are numbered 1, 3, 5, 7, 10, 14, 15, 17, 20, 21, 23,
25, 29, 31B, and 44 on the Retaining Wall plan attached as Appendix E.
Setbacks:
To vary the minimum setbacks for twelve of the buildings on the site. The proposed 5.5 metre
setback to the buildings on the north and west sides is adequate to accommodate the outdoor
usable space and provide more liveliness to the public realm experience on 133 Avenue. The
additional encroachment of the entry to the corner building (Building 1-4) at the intersection of 133
Avenue and 236 Street adds a degree of architectural enrichment to the corner. The encroachment
of Building 6-2 into the rear (south) setback at the southwest corner will incorporate a decorative
and enriched end elevation. The encroachment of Building 3-2 into the interior (east) side setback is
for the end of the building with no major outlook facing the east property line. Attached as Appendix
F are a site plan and details of the setback variances.
d) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
- 5 -
CONCLUSION:
The proposed variances are supported because the architect and landscape architect have carefully
designed the development to provide three storey homes on a sloping site while achieving the three
goals of providing a two storey elevation to the homes north of the site and a large open greenspace
on the site and providing a functional stormwater management system appropriate for the site.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2013-082-DVP.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Architectural Site Plan
Appendix C - Landscape Site Plan
Appendix D - Elevation drawings with height calculations
Appendix E - Retaining Wall plan and cross sections
Appendix F - Setback variance details
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 21, 2015
FILE: 2013-082-DP
BY: PC
PLANNING DEPARTMENT
133 AVE.235 ST.BRYANT DRIVE236 ST.R
O
C
K
R
I
D
G
E
D
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LARCH
A
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E.235A ST.236 ST.23678236632362923729236132363913165
13289
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236982358213370
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13363
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13343
13325
13320
13332
2361613305
13335 2364713346
13295 2363713295
13321 2370913360
13251
132252364623687133152365023713237121331823708
13160
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
13260 236 STREET
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 15, 2013 FILE: 2013-082-RZ BY: PC
13260 236 STREET
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
APPENDIX F
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2013-082-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Multi-Family Development Permit
13260 236 Street
EXECUTIVE SUMMARY:
A Multi-Family Residential Development Permit application has been received in conjunction with
application 2013-082-RZ to zone the site to RM-1 (Townhouse Residential) to develop a 61 unit
townhouse project on the property at 13260 236 Street (Appendix A). Final approval of rezoning
application 2013-082-RZ was granted by Council on July 28, 2015 to zone the property to RM-1
(Townhouse Residential). The rezoning approval included a site specific text amendment to increase
the density from 0.6 FSR to 0.64 FSR and the provision of a sidewalk on 236 Street from 133
Avenue to Fern Crescent to be constructed by the developer. Variance Permit application 2013-082-
VP requesting variances to the building height, building setbacks and retaining wall height is the
subject of a separate report to Council.
This application is subject to the Multi-Family Development Permit Area Guidelines, which establish
the form and character of multi-family development, with the intent to enhance the existing
neighbourhood with compatible housing styles that meet diverse needs and minimize potential
conflicts on neighbouring land uses, as outlined in Section 8.7 of the Official Community Plan (OCP).
On September 24, 2013 Council considered but did not grant first reading for Maple Ridge Zone
Amending Bylaw No. 7037-2013, which included a site specific text amendment to increase the
density from 0.6 FSR to 0.67 FSR. Staff was directed to prepare the Zone Amending Bylaw subject
to the applicant providing an amenity sidewalk as a condition of final reading.
On December 10, 2013 Council reconsidered and then granted first reading for Maple Ridge Zone
Amending Bylaw No. 7037-2013 including the proposed sidewalk construction on 132 Street from
133 Avenue to Fern Crescent.
On April 22, 2014 Council granted second reading. The application was presented at Public Hearing
on May 20, 2014 and Council granted third reading on May 27, 2014. Council granted a first
extension on May 26, 2015, and final approval on July 28, 2015.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-082-DP respecting property located
at 13260 236 Street.
DISCUSSION:
a)Background Context:
Applicant: 0929285 BC Ltd.
1109
- 2 -
Owner: 0929285 BC Ltd.
Legal Description: Lot 21, Section 28, Township 12, NWD Plan 47603
OCP :
Existing: Med/High Density Residential
Zoning:
Existing: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation Medium-High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium-High Density Residential
East: Use: Townhouse Residential
Zone: RM-1 (Townhouse Residential)
Designation: Medium-High Density Residential
West: Use: Street Townhouses, Single Family Residential
Zone: RST-SV (Street Townhouses- Silver Valley),
RS-2 (One Family Suburban Residential), and
RS-3 (One Family Rural Residential) and
Designation: Medium-High Density Residential
Existing Use of Property: Vacant, previously Single Family Residential
Proposed Use of Property: Townhouse Residential
Site Area: 1.22 hectares (3.01 acres)
Access: 236 Street and 133 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2013-082-RZ and 2013-082-VP
b) Project Description:
The subject site is located in Silver Valley at the southeast corner of 236 Street and 133 Avenue
(Appendix A). Final approval of rezoning application 2013-082-RZ was granted on July 28, 2015 to
rezone the site to RM-1 (Townhouse Residential) and included a site specific text amendment to
increase the density from 0.6 FSR to 0.64 FSR.
The development proposal consists of 61 townhouse units in 17 buildings and a large central
greenspace (Appendix B). A row of 6 two unit buildings are located on the 133 Avenue (north)
frontage with two storey elevations facing the existing single family homes on the north side of the
street and three storeys at the strata road to the rear. The four buildings fronting on 236 Street
(west) are narrower units with the appearance of street townhouses in a combination of four and five
unit buildings which step down the site to follow the topography. A Streetscape drawing is attached
as Appendix C.
- 3 -
All the homes fronting a street incorporate front doors, entrance stairs with canopies, and front
gardens with a walkway and entry gate. The internal buildings are organized around a generous
landscaped common amenity area incorporating natural play spaces for children, landscaped
gardens, sitting banks and a large grass open space. See the Landscape Plans and details attached
as Appendix D. Every second row of buildings is set into the slope to provide a two storey home on
the north side and a three storey home on the south.
The building designs include an eclectic mix of gable dormers, hipped dormers, bay windows, wood
columns and struts, some larger cantilevered roofs and flat roof entries. The visible ends of the
buildings incorporate a wider and more articulated face and roof elements that enrich the
architectural character and massing. The Building Elevation plans are attached as Appendix E along
with a list of the building colours and materials attached as Appendix F.
Main access to the site is from 236 Street near the southwest corner and an emergency access is
provided on 236 Street near the northwest corner. Walkways are provided through the site and
along the south and east edges.
The project is configured to provide affordability through smaller footprints, 3-storey dwellings and
lower overall square footages. The unit mix is approximately 40% 2-bedroom and 60% 3-bedroom
and range in area from approximately 118m² to 149m² (1270 ft² to 1600 ft²). The total floor space
is 7808.75m² (84,053 ft²) which is an FSR of 0.64, as permitted by the text amendment approved
with the rezoning application.
The project incorporates a total of 153 parking spaces, including 122 resident spaces and 13 visitor
spaces. Additionally 18 spaces have been provided on driveway aprons. Approximately 30% of the
required parking spaces are side by side and 70% are tandem spaces. Most of the tandem parking
is provided as 1 interior and 1 exterior space.
c) Planning Analysis:
The subject property is designated Med/High Density Residential in the Official Community Plan
(OCP). The RM-1 zone is consistent with this land use designation. Final approval of rezoning
application 2013-082-RZ was granted by Council on July 28, 2015 to zone the property to RM-1
(Townhouse Residential), and included a site specific text amendment to increase the density from
0.6 FSR to 0.67 FSR and the provision of a sidewalk on 236 Street from 133 Avenue to Fern
Crescent to be constructed by the developer.
A Multi-Family Residential Development Permit is required for all new Multi-Family development in an
area with an Area Plan and this project is located within the Silver Valley Area Plan. Section 8.7,
Multi-Family Development Permit Area Guidelines of the OCP aims to regulate the form and
character of development located within this area. This development respects the key guideline
concepts as outlined in this section:
1. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
This development is located in an area that is in transition. The development proposal for this
site respects the existing small single family dwellings to the north by providing two storey
elevations on that frontage. On the east is a similar townhouse development currently under
construction. Across from the northwest corner is a small cluster of new Street Townhouses at
- 4 -
Larch Avenue and 236 Street. The land to the south and west are currently rural residences but
are designated for similar type of townhouse development.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise ground oriented housing located to the
periphery of a higher density developments.
Consideration has been given to the transition from the single family housing on the north side of
133 Avenue by proposing duplex buildings with a two storey elevations each with its own front
entry and landscaped garden with a walkway and gate to the street. The form of the buildings
has more traditional pitched roofs, with both gabled and hipped roofs, giving the appearance of a
single family house. The buildings fronting on 236 Street incorporate narrower units and are
expressed more as a street townhouse concept stepping incrementally down the hill.
3. Large scale developments should be clustered and given architectural separation to foster a
sense of community, and improve visual attractiveness.
The townhouse development is proposed as a community comprised of 61 units in 17 buildings
with an internal road network and a large central greenspace. The buildings are designed and
located to best suit the sloping topography of the site.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface parking
located to the rear of the property.
Internal walkways will be provided along the south and east sides of the site, around the
perimeter of the central greenspace, connecting to the internal road and to 236 Street. On-site
lighting will be provided with bollard and wall mounted lights, and CPTED (Crime Prevention
Through Environmental Design) concepts have been followed in the landscape design.
Landscape planting has been designed with both privacy and visibility using low plant materials
around residential areas and taller plants further away from wh ere people are walking or driving.
Barrier plants will be used to insure privacy for yards and discourage trespassing into private
areas.
d) Advisory Design Panel:
On February 11, 2014, the Advisory Design Panel reviewed the proposal for form and character. The
panel recommended the following concerns to be addressed by the applicant as the design develops
and submitted to staff for follow-up:
Consider pedestrian access on north internal street;
Consider more meaningful onsite pedestrian access & circulation from informal gravel paths
to more formal paths and elimination of the dead-end paths;
Consider onsite storm water detention methods on internal streets to maximize soil volume
for planting areas;
Consider using bio-swale treatment along 236 Street;
Reconsider access between buildings facing 236 Street for internal circulation;
Consider non-combustible materials in buildings of close proximity;
- 5 -
Consider centralizing the amenity area/green space to a better sun aspect (orientation)
and/or improving the visual supervision for all the residents including connectivity to 236
Street;
Consider consistent wood detail (reference to the double wood detail) throughout the site;
Consider further natural play-scape elements in the amenity area/open space.
These concerns were all addressed through design revisions to the satisfaction of the Planning staff
and the Advisory Design Panel, as follows:
A formal concrete pedestrian pathway now includes a continuous loop around the
greenspace with connections to 236 Street and the perimeter pathway on the south and east
sides.
A stormwater management plan that is coordinated with the lot grading and engineering
drawings. The revised Stormwater Management and Landscape plans include bio-swales
along the 236 Street and 133 Avenue frontages, the south property line and within the green
space; additional topsoil depth, more permeable surfaces, and gravel drip edges that provide
a transition between soft landscape and building structure,
Pedestrian access to 236 Street is provided by a sidewalk on the north side of the entry road
and through the emergency access location at the north internal road.
Some of the building locations have been adjusted so that non-combustible building material
is not required to meet the Building Code.
The building design and location, and landscaping has been revised to provide better sun
aspects and visual supervision. A CPTED analysis has been provided with the landscape
plans.
Wood details are relatively consistent on all entry canopies.
Additional play-scape elements have been included in the amenity area/open space.
e) Requested variances:
The requested variances are discussed in a separate report to Council scheduled for the September
8, 2015 Council Meeting, and are identified as follows:
1. To increase the maximum building height on all buildings from 10.5 metres to 11.5 for
fifteen of the buildings and to 11.75 metres for two buildings;
2. The increase the maximum retaining wall heights from 1.2 metres to 1.3 to 2.9 metres for
fifteen of the forty-four walls; and
3. To reduce the minimum setbacks to the property lines for twelve of the buildings.
f) Environmental Implications:
The Stormwater Management Plan has been coordinated between the civil engineer and the
landscape architect and meets the three tier requirements of the Metro Vancouver Stormwater
Design Guidelines. The plan includes a minimum of 300mm absorbent topsoil, bioswales and in-
pipe detention.
g) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on estimated
landscape costs the security will be $326,057.00.
- 6 -
There will be 19 trees added to the municipal street tree inventory on completion of this project. The
costs associated with maintaining these trees will need to be included in a subsequent operating
budget.
CONCLUSION:
As the development proposal complies with the Multi-Family Development Permit Area Guidelines of
the Official Community Plan for form and character, it is recommended that 2013-082-DP be given
favourable consideration.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Streetscape
Appendix D – Landscape Plans and details
Appendix E – Building Elevations
Appendix F – Building Colours and Materials
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 21, 2015
FILE: 2013-082-DP
BY: PC
PLANNING DEPARTMENT
133 AVE.235 ST.BRYANT DRIVE236 ST.R
O
C
K
R
I
D
G
E
D
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I
V
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LARCH
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E.235A ST.236 ST.23678236632362923729236132363913165
13289
13331 2364013380
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2
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13336/40
13327 2365813305 23617237411331923673
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2374213313
13390 2362323728237162365123743
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23747
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13317
23733
2362913312
237112357413365
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3
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5 237202355113347
23742
13345
2358913350
13309
132572355013301
13355
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13339
236672
3
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6
3 236592371013321
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2374523662
236772366113277
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13359
236132367523738
132152370513328
13385
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13275235572368613350
13375
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13312
2368513400
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13355
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13336
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13363
23691
13343
13325
13320
13332
2361613305
13335 2364713346
13295 2363713295
13321 2370913360
13251
132252364623687133152365023713237121331823708
13160
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
13260 236 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 15, 2013 FILE: 2013-082-RZ BY: PC
13260 236 STREET
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
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Project No 06-342
RETAINING WALL PLAN UNI L K
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Prunus pissard i 'Nigra' Flowering Plum Tree
Prunusserr ulataamanos;awa JapaneooFioweringCherry
Serbia n$pr """
Pinussytvestnslast igiata
Ahamnus purshlaM
Slewa ra pseuOOcamela va r. Koreana
Thujapl:cata
SHRUBS
Blechnum!;picant
Buxusmacrophyt la
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GJ 0
$ 0 a 0
0"
@
0
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0
0
0
0
Red Osier Dogwood
Bo cr Forsythia
Engl'sh Lavonder
Forsyt'l·axlntcrmcdia
Lavendulaangust follum 'Hidoote'
DwarfSerbian$p ruoe
Ui)'-<>1-lhe·Va ii"''S hrub Pleris j aponica'Forast A ame'
Polystlchum mun um
P01ent l'afr uitioosa1"ange rine'
Prunus laurooorasus'ZaOO I·ana'
TangerineC ir.queloil
Zabol'sC herryLa urcl
YetlowA'Iododendron
Ribessanguineum A edFI"""'ringCurr errl
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JapaneooS ki'llm ia
Go:oflameSprrea
MexlcanFcat hc r Grass
Snowberry
130
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Skfmmia )aponica
Spiraea• bumulda'Goldflame'
Stipatc nulssima
$ym>horicatpoo alba
Thujaoccidentahs'Smaragd'
Coon<.lthusgr looushor izontalis
Fragariach ,loen•i'l
Oxalscaty<:inoide s
Parthenlc'ssusquinquelolia
R<J>uscatyelooloes
CceepingCeanotnus
BeacnStrawberry
Fledwood $pUrge
Virginia Crooper
Emer a ld Carpe t
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C2j
[ill
4"(10cm)po1
4"(10cm)po1
4"(10cm)po1
4"(10cm)po1
4"(10cm)pot
4"(10cm)pot
4"(10cm)po1
4"(t 0cm)pot
4"(10cm)pot
Red FI rlngCrocosm la
Wester n BieedingHean
iiilll mil lllll l:i:ll
Gera nium ca ntaiYig iense
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Hosta'!llue Angel'
Day Lily
BlueAngei Hosta
1111111 a Black·EyedS"sa n
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
2305 Hemlock St, Vancouver BC, V6H 2Vl
T6046813303F6046113307
www.shatpdiamond.com
SIIARP&DIAMO NO IANOSCAI'[ARCHITECTUR [ I NC.OO£S
NOT GU RA, TEE T E UlSlE NU , tOC.O.TION, 0
lllV.O.IIONOI-UnUIIES!ONO/ORCONCE.o.l.lOSJRUCIURES
THECONlRACTORISRE5PONS IBl£FOROHT:RM III. I NGTHE
EXISTENCE,WCAOON,""'OELE AT ION OFALLUTIUTIES
AND/ORCONUALEOSTRUCTURE5,""'01SRESPONS 1 1llE
fORNOTifvtNG T E-"PPROPRIATE COMPAN . DEPAATM!Nl
ORPERSON(S)OfiTS I NlENliO N TOCARRVOI.JTITS
ROCKRIDGE
13260 ·236thStrcct
MapleRidge,BritishColumbia
Archstone Proj ects Ltd.
Scale: N/A
Drawn: osm
Reviewed: OS
Project No 06-342
PLANT LIST
L.
L2.2
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113l07
www.sharpdiamond.com
SIIARP&DIAMONOlANOS<AI'[ARC H ITECTUR[INC.OOES
NOTGU AANTEET EUlSlENCI' , l OC.O.T ION , A NO
lllVATION OI-UnUIIESiOt< O /ORCONCE.lltOSJRUCIURES
THECONlRACTORISRE5PONS IBl£FOROEffRM III. I NGTHE
EXISTENCE, WCAOON,,o.NO ELEAT IONOF A LLUTIUTIES
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N OTifVI N G THEAPPROPRIATE COMPAN .DEPAATMENl
ORPERSON(S ) Of iTS I NfENTION TOCARRVOI.JTITS
ROCKRIDGE
13260 - 236th Street
MapleRidge,BritishColumbia
Archstone Projects Ltd.
Scale: 1:200
Drawn: osm
Reviewed: OS
Project No 06-342
PLANTING PLAN
3 DETAIL PlAN 3(1/4" "1'0")
fil fil
'" r " <( <.?
OUTLINE OF BALCON Y
ABOV E
1-------1- -CO NCRET E DRIVEWAY
GROUNDCOVER PLANT INGS
BETWEEN DRIVEWAYS
NARROW FORM STRE ET
TREES
2 D£TAll PLAN 2(1/4" "1'0")
4 DETAIL PLAN 4 (1/4" "1'0")
1!!11!!11 SHARP & DIAMOND
:l.!ILANOSCAPE ARCHITECTURE
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113307
www.shatpdlamond.com
SIIARP&DIAMONOlANOSCAI'[ARC H ITECTUR[INC.OO£S
NOT GU RA, TEE T E UISlE N CI' ,lOC.O.TION, 0
lllV.O.TIONOI-UnUIIES!ON O /ORCONCE.O.UDSJRUCIURES
THECON'JRACTORISRE5PONS IBl£FOROHl:RM III. I NGTHE
EXISTENCE , LOC.O.OON,""' OELEATION OF ALL UTIUTIES
.O.ND/ORCONU ALEOSTR UCTUR E5,""'01SRESPO N S1 1llE fOR
N OTifVI N G T EAPPR OPR IATE COMPAN . OEPAATMEN'J
ORPERSON(S I Of iTS I N'IEN'IION TOCARRVOI.ITITS
ROCKRIDGE
13260 - 236th Street
MapleRidge,BritishColumbia
Archstone Projects Ltd.
Scale: As Shown
Drawn: osm
Reviewed: OS
Project No 06-342
TYPICAL CONDITIONS
L3 .1
s;g T; A --- 8 --
---
SITEBOULDERS
L3 .2
SEATI E ci ---l ::;o---
CONCRETE
ROCKRIDGE
13260 - 236thStrcct
MapleRidge,BritishCol umbia
Archstone Projects Ltd.
Scale: 1" =10'-0"
CENTRE AMENITY
5 DETAILPLAN3(1•• t0'-o''J
1!!11!!11 SHARP & DIAMOND
:l.!ILANOSCAPE ARCHITECTURE
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113307
www.shatpdiamond.com
SIIARP&DIAMONO lANOSCAI'[ARC H ITECTUR[INC.OO£S NOT
GU IIAo TEE T E UISlENCI' ,lOC.O.TION , 0 lllV.O.TIONOI-
U nUTIESiOt<O/ORCONCE.O.U D STRUCT U RES
THECONlRACTORISRE5PO NSIB l£ FOR OH l:RMIII. I NGTHE
EXISTENCE, LOC.O.OON,""' OELEATION OF ALL UTIUTIES
AND /ORCO N UALEOSTRUCT UR E5,""'01SRESPO N S1 1llE
fOR N OTifVI NGT H EA.PPR OPR IATE COMPA N .DEPAATMENl
ORPERSO N( SjOf iTS I NTENTIO N TOCARRVOI.JTITS
Drawn: osm
Reviewed: OS
Project No 06-342
I
L3 .3
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113l07
www.sharpdiamond.com
I
I
l :0 (,)!
:
SIIARP&DIAMONOlANOS<AI'[ARC H ITECTUR[INC.OOES
NOTGU AANTEET EUlSlENCI' , l OC.O.T ION , A NO
lllVATION OI-UnUIIESiOt< O /ORCONCE.lltOSJRUCIURES
THECONlRACTORISRE5PONS IBl£FOROEffRM III. I NGTHE
EXISTENCE, WCAOON,,o.NO ELEAT IONOF A LLUTIUTIES
.O.ND/ORCONC£ At EO STRUCTURE5,.>.t!OISRESPONS1 1llE fOR
N OTifVI N G THEAPPROPR IATE COMPAN .DEPAATMENl
ORPERSON(S ) Of iTS I NfENTION TOCARRVOI.JTITS
2 ISSUEDFOROE\Il'LOPM ENTP E RMIT
ROCKRIDGE
13260 - 236th Street
MapleRidge,BritishColumbia
Archstone Projects Ltd.
Scale:
Drawn:
Reviewed:
Project No
1:200
osm
DS
06-342
LANDSCAPE
FENCE PLAN
:
I
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113l07
www.sharpdiamond.com
< i
1 0 BOUARO LIGHT e LI _-- 0 LA=NDS=CAP=E WA=LL M=OUN=TED=LIGH=T
======'9 ==
!L_
-- I
' ::.1
LIGHTING LEGEND
Scale:
Drawn:
Reviewed:
Project No
1:200
osm
DS
06-342
SIIARP&DIAMONOlANOS<AI'[ARC H ITECTUR[INC .OO ES
NOTGU AA NTE ET EUlSlENCI' , l OC.O.T ION, A NO
lllVATIONOI-UnUIIESiOt<O/ORCONCE.lltOSJRUCIURES
THECONlRACTORISRE5PONS IBl£FOROEffRM III. I NGTHE
EXISTENCE , WCAOON,,o.NOELE AT ION OFALLUTIUTIES
.O.ND/ORCONC£ At EOSTR UCTURE5,.>.t!OIS RESPONS 1 1llE
fORNOTifVING TH EAPPR OPRIATE COMPAN .DEPAATMENl
ORPERSON(S)Of iTS I NfENTIONTOCARRVOI.JTITS
2 ISSUEDFOR OE\Il'LOPM ENTP E RMIT
ROCKRIDGE
13260 - 236th Street
MapleRidge,BritishColumbia
Archstone Projects Ltd.
LANDSCAPE
LIGHTING PLAN
L3 .4
m.l lm l "
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
nos Hemlock St, vancouver ac, V6H 2Vl
T6046813303F6046113l07
www.sharpdiamond.com
SIIARP&DIAMONOlANOS<AI'[ARC H ITECTUR[INC.OOES
NOTGU AANTEET EUlSlENCI' , l OC.O.T ION , A NO
lllVATION OI-UnUIIESiOt< O /ORCONCE.lltOSJRUCIURES
THECONlRACTORISRE5PONS IBl£FOROEffRM III. I NGTHE
EXISTENCE, WCAOON,,o.NO ELEAT IONOF A LLUTIUTIES
.O.ND/ORCONC£ At EO STRUCTURE5,.>.t!OISRESPONS1 1llE
fOR N OTifVI N G THEAPPROPR IATE COMPAN .DEPAATMENl
ORPERSON(S ) Of iTS I NfENTION TOCARRVOI.JTITS
ROCKRIDGE
13260 - 236th Street
MapleRidge,BritishColumbia
Archstone Projects Ltd.
Scale: 1:50
Drawn: osm
Reviewed: OS
Project No 06-342
LANDSCAPE SECTIONS
L3 .5
ffiOWELED CONTROL JOINT
,---------- p114"(6mm)WIDEx1 "(2STim)
f., 2 4 " GRIO P.-,TTERN
NOTE:A LL LANDSCAPE INSTALLATION A ND PLANT MATER IA LS TO CONFORM
r-:;) BROOM FINISHED CONCRETE PAVING L : JScale:1:10
(";[ CAST CONCRETE STEPPING 'LOGS' L.::.._)SCale:T:"20
,------------
/4.MINUSGRANULAR
,---------- TJ_.
tnvRE.!:Nc E
r:;) STEPPING STONES WITH THYME L.:':_)5Cili:1Tf0
'X4"P.T.T IMBER SPACER BRACE SET A GAINST EXT . WAU.&NAILEDTOTIMBEREOGE
-MIN.4" DEPTH DRAIN ROCK SHALL BE 314" DIA METER. WASHED &FREE OF CONTAMINANTS
-ro OUS FILTER FABRIC STAPLED TO BACK OF 2 x
OMPACTED SUB-BASE OR UNDISTUR BED SOIL
---- -PLANTING SOIL MIX OEPTHTOVAAV WI PLANTING REQUIREMENTS
r:;) GRAVEL I TIMBER DRIP EDGE AT BUILDING ·ON GRADE
L....:.._JSCi18:1:10
CONCRETE STEP-LOGS
3TYPICAI.S IZES .85% SMALL.
N ::M · ri" 1'::6G
OP
SURFACE TO BE DETERMINED
INDIVUDUAL UNITS BURIED IN SOIL AND SET ON COMPACTED GRAVEL LAYER
" r ---\ llOVE GRADE VARIES
FROM
1220[4'-0"]
2286[7'-6" ]
t:ROCKRIDCE
n2U E n ,_----- :n
L O ER FOR
0 ENTRY SIGN Seale:1:20
TOP OF FOOTING FLUSH Wffii GRADE
l;;l'i" a:g gRETE SONOTUBE
::.<-JHll'ffi!!Jm!llt- OF
: l
1 - RHERTOELECT RICAL ENG INEERINGDRIIW INGS
FOR ALL UGHTING INFORMAT ION AND DETAILS.
2 - FINALLIGHTSPEC IFICATIONSBYELECTRICAL,
INCLUDI NG VOLTAGE AND SOURCE
0 LANDSCAPE LIGHnNG Scale: 1 :20
TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDITION
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdlamond.com
SHARP&DIAMONDLAN[)S(APEARCH ITECTUREINC.OOES
NDTGUARANH [ TIII:DCI5HI-K:[ ,LOCATION,ANO
El£Y TION Or UTILITil5 AND/ DR CONCEALED ST UCTURl5
Tl<£ CONTMCTO IS RESPONSIBLE rOR DETERM INING THE
EXISHNCE,lDCATION,ANOEL£VATIONOFAI..I.UTILITil5
ANO/ORCDI-K:EAI.EOSTRUCTURES.AND ISRESI'ONS IBLE
FORNDTIF't iNGTH[APPROI'R IATE WMI'ANY.OEP/IRTM [NT
OR PERSONIS)OfiTSINTENTIONTOCARIIYOUT ITS
ROCKRIDGE
13260 - 236thStreet
MapleRidge,BritlshColu m bia
Archstone Projects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No .
DETAILS
HARDSCAPE
L4.1
99513'.;;)1/8"1
NOTE:A LL LANDSCAPE INSTALLATION A ND PLANT MATER IA LS TO CONFORM
} Y AR D FE N C E ALL WOOD POSTS TO BE PRESSURE-TREATED HEMLOCK/FIR
ALLCUTENDS TOB E TREATED W ITH PRESERVAT IVE
97613'-2 112"1
Tl<E CONT MCTOR IS RESPO NSIB LE rOR DETERM I N I NG THE
EXISHNCE,lDCA110N,ANDEL£VA110NOF.o.LLUTILITIES
AND/DRCONCEALEDSTRUCTURES.AND ISRESI'ONS IBLE
FORNOTIF't iNGT HEAPPROI'R IATE COMI'ANY.DEPIIRTMENT
OI'I PERSO N IS)Of iTSIN TENTION TO CAR IIYOUT ITS
·A LL WOOD POSTS TO BE PRESSURE-TREATED
HEMLOCK/FIR
-A LLCUTE NDSTOBETREATEDW ITHPRESERVAT IVE
A LL METAL FIXnJRES TO BE GALVAN IZED
A LL EXPOSED WOOD TO BE SMOOTH AND SPLINTER FREE
-A LL EXPOSED WOOD TO BE STA INED OR PAINTED (SOL ID) .
·ALL EXPOSED WOOD TO BE SMOOTH AND SPI..INTER FREE
·ALL CUTS TO BE SQUARE AND CLEAN
·ALL EXPOSED WOOD TO BE STAINED OR PAINTED (SOLID). COLOUR TO BE DETERM INED
@ ;gr8:} GUARD RAIL TYPE FENCE -All WOOD POSTS TO BE PRESSURE-T REATED HEMLOCK/FIR
-AllCU TENDSTOBETREATEDWITHPRESERVATIVE
·A LL EXPOSED WOOD roBE STA INED OFI PAINTED (SOL ID). COLOUR roB E DETERMINED .
NOTE· 1 - FOR USE INTERNALLY WITH IN PROPERTY LINES 2 - BOLT DIRECTI.Y TO PAVING WHERE LOCATED ON C.I.P. CONCRET E PAVEMENT
:STALLATION (INTERNAL , TYPl
- C O LU M N --------------
TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDIT ION
:1!:!111!!11 SHARP & DIAMOND
LANOSC.t.PE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdiamond.com
SHARP&DIAMONDLAN[)S(APEARCH ITECTUREINC.OOES
NOTGUARANH [ lii[D (I5T[J.K:[ , LOCATION,AND
El£YATION Or UTILIT IES AND / OR CON CEALED ST UCTURES
Burrowes Huggins Architects • "''a•-•oMw....o" -v."'""""'"r - 1(oQ.IPJ0-81001F"':<W< P l0-1107
ROCKRIDGE
13260 - 236thStreet
MapleRidge,BritlshColumbia
Archstone Projects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No.
DETAILS
FENCES
FURNISHINGS
L4.2
0 CONIFEROUS TREE PLANTING
NOTE:ALL LANDSCAPE AREAS TO HAVE A MINIMUM OF 300MM PLANTING Scale: 1:20
Scale: 1:20
f -----c!; ====l+--------•·_..,,,,_,,SECURED.PLACEAT
lfJHT
0 DECIDUOUS TREE PLANTING Scale: 1:20
0 BOULDER PLACEMENT TYPICAL
NOTE:ALL LANDSCAPE INSTALLATION AND PLANT MATERIALS TO CONFORM
TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDITION
MEDIUM OR GREATER PER DETA ILS
----E DGE OF GROUNOCOVER ...RE... I MEDIAN EDGE - DISTANCE FROM EOGE IS HA LFTHE SPECIF IED O.C. SPACING ROW
SODAS PER SPECIFICATIONS RUN ROLL$ PERPENDICULAR TO SLOPE. STAPLE$ REQUIRED FOR CONDITIONS GREATER THAN3:1
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdlamond.com
SHARP&DIAMONDLAN[)S(AP EARCHITICTUREINC.OOES
NOTGUARA NHE TI![ [)(L';lE I>K:E , LOCATION ,AND
El£Y TION OrUTIL ITilSA 'IO /O CONCEAI.EO SnUCnJRlS
Tl<£ CONTMCTO IS £SPONS I8L[ fOR DETERM INING TH£
EXISH N CE ,lDCATION ,AND El£VATIONOF.o.LLUTILITilS
AND/DRCONCEAI.EDSTRUCTURES.AND ISRESPONS IB E
FDRNDTIF't i NG THEAPPROI'RIAT£ COMI'ANY.DEPIIRTMENT
OI'IPERSON[SIOfiTS INTENTIONTOCARIIYOUT ITS
ROCKRIDGE
13260 - 236thStreet
MapleRidge,BritlshColumbia
Archstone Proj ects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No.
DETAILS
SOFTSCAPE
L4.3
0 TREE PLANTING WITH STRUCTURAL SOIL TRENCH
NOTE:ALL LANDSCAPE INSTALLATION AND PLANT MATER IALS TO CONFORM
Scale: 1:20
POST ICONS BY "LITTLE iKES" TO BE WOU NTEO ACCOAOING TO MANUFACTURER'S SPECIFICATIONS TO HOLLOW STEEL TUBE
C.I.P.CONCRETE FOOTING AROUND POSTS (450mmD IA IJ.ETER ANO SOOmm
TA LL)
75mm GRAVEL BASE COURSE ASPER SPECIFICATIONS
[K! f( 'M'
,------------ E 1l lo 1 Ti c!i :R
Ml Wr'L
;r -}'gbg Jir r: .0W Etr
SNS ' -';""'----- -T0B A$EPLATEANDHANDRA IL, GRINDAU.WELD$ SMOOTH. POWDER COAT A LL METAL BLACK
BASALT COLUMN APPROX IMATE 1.5' W IDE A ND 5' LONG
C.I.P.CONCRE TE COlLAR _m:: APPR OXIMATE LY 1Z'AROUND
EDGE BURIED 6" BELOW SO IL iil!l m =i-1 GRAVEL BASE COURSE PER SPEC IFICAn
SEE GEOTECHNICAL ENGI NEER DETAILS FOR WALLS OVER 4 -0" HIGH
(;[ LOW BOULDER RETAINING WALL seaJe:EfO
0 PEELED PLAY LOG
Scale: 1:20
-----------------O,OW'"I O MEDIUM PER SPECIFIC ATIONS
SEE GEOTECHNICAL ENGINEER DETAILS FOR WALLS OVER 4'-0" HIGH 0--- -/J BLOCK RETAINING WALL NOTES:
-BLOCK TO BE KEYSTONE COMPAC UNITS
OR PRE-APPROVED ALTERNATE
-STRAIGHT FACED STYLE
-COLOUR TBD
TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDITION
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,V•neouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdiamond.com
SHARP&DIAMONDLAN[)S(APEARCH ITECTUREINC.OOES
NDTGUARANH [ TIII:DCI5HioK:[ ,LOCATION,AND
El£Y TION Or UTILIT IE5 AND / OR CONCEALED ST UCTURE5
Tl<E CONT MCTOR IS RESPO N SIBLE rOR DETERM I N I NG THE
EXISHNCE,lDCATION,ANDEI£VATIONOFALLUTILITIE5
AND/ORCOioK:EAI.EDSTRUCTURES.AND ISRESI'ONS IBLE
FORNDTIF't iNGTHEAPPROI'R IATE COMI'ANY.DEPIIRTM ENT OI'I
PERSO N [SIOf iTSIN TENTIONTO CAR IIY OUT ITS
Burrowes Huggins Architects < "''a'-10MW.... 1 "-v.,.."'""" "' - 1fo0417J0-81 00 [F'"': <W<Pl0-1 107
ROCKRIDGE
13260 - 236thStreet
MapleRidge,BritlshColumbia
Archstone Projects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No.
DETAILS
SOFTSCAPE
L4.4
NOTE:ALL LANDSCAPE INSTALLATION AND PLANT MATER IALS TO CONFORM
77 39m
WALL!
WALL2
WALL3
77.06m
WALL10 WALL7
F INI S W G IW:I E 76.70m l
! F I N ISilEDG R ADE
WALLS WALLS
70.80m
l ··
Burrowes Huggins Architec ts < "''a'-10MW....1" - v.,..""""' "' . lf'l417.l0-81 00 1F"': <W<Pl0-1 107
WALL6
WALL9
WALL11
WALL12
WALL13
TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDIT ION
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdlamond.com
SHARP&DIAMONDLAN[)S(APEARCH ITECTUREINC.OOES
NOTGUARANH[T I![D(I5l[r.K:[ , LOCATION,AND
El£Y TION OF UTILIT IES A'IO /OR CONCEALED ST UCTURES
Tl<£ CONT MCTOR IS R£SPO N SI8L[ FOR DETERM I N I NG TH£
EXISHNCE,lDCATION,ANDEL£VATIONOfALLUTILITIES
AND/DRCOM:EAI.EDSTRUCTURES.AND ISRESI'ONS IBLE
FORNOT IF't iNGTHEAPPROI'R IATE COMI'ANY.DEPIIRTM ENT OI'I
PERSO N IS)OfiTS INT£NTIONTO CARIIYOUT ITS
ROCKRIDGE
13260 - 236th5treet
MapleRidge,BritlshColu m bia
Archstone Projects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No .
DETAILS
WALL SECTIONS
L4.5
74.52m
NOTE:ALL LANDSCAPE INSTALLATION AND PLANT MATER IALS TO CONFORM
WALL18A
73.39m
71.94m 69.85m
WALL18B
WALL19
WALL20
70.45m
WALL24A
WALL21
\ l ,.
f iNISI IEDGRADE 69 .75 m f\tFINISHED GRADE !l
WALL22
WALL23
-
- 69.00m
_y_
\0
0)
WALL248
68.50m
• ;,.
WALL25
TO THE BCSLA f BCLNA LANDSCAPE STANDARD , LATEST EDIT ION
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
www.sharpdlamond.com
SHARP&DIAMONOLAN[)S(APEARCH ITICTUREINC.OOES
NOTGUARANH E TI![[)(L';lEI>K:E , LOCATION,AND
El£Y TION OfUTILIT ilSA'IO/ORCONCEALEOSn UCTURlS
Tl<E CONT MCTOR IS RESPO N SIBLE fOR DETERM INI NG THE
EXISHNCE,lDCATION,ANOEl£VATIONOFALLUTlliTIES
ANO/ORCONCEALEOSTRUCTURES.AND ISRESI'ONS IBLE
FORNOT IF't iNGTHEAPPROI'R IATI COMI'ANY.OEPIIRTMENT
OI'I PERSO N [S)OfiiS INTENTJONTO CARIIYOUT ITS
Burrowes Huggins Architects • "''a'-'"M"""''" -v.,..""""' "' - lfoO.IPJ0-8\00IF"': <W<Pl0-1 107
ROCKRIDGE
13260 - 236thStreet
MapleRidge,BritlshColumbia
Archstone Proj ects Ltd.
Scal e·
Drawn: osm
Reviewed: DS
Project No.
DETAILS
WALL SECTIONS
L4.6
< ;,. 66.95m
NOTE:ALL LANDSCAPE INSTALLATION AND PLANT MATER IALS TO CONFORM
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ROCKRIDGE
13260 ·236thStreet
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TO THE BCSLA f BCLNA LANDSCAPE STANDARD, LATEST EDIT ION
:1!:!111!!11 SHARP & DIAMOND
LANOSCAPE ARCHITECTURE
230SHemloekSt,VaneouverBC,V6H2Vl
T60468133nF6046113307
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31 2015
and Members of Council FILE NO: 2015-257-SD
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Strata Conversion
12016 York Street
EXECUTIVE SUMMARY:
The City received an application from the owner of the property at 12016 York Street to strata‐title
the four (4) units on the property, including the two units in the recently revitalized Beeton/Daykin
Residence. Land Title Office (LTO) staff advised that because the Beeton/Daykin Residence was
previously occupied before it was changed into two units, the Strata Property Act (the “Act”) requires
this type of conversion to also be endorsed by Council. In accordance with this LTO requirement,
City Council resolution is required for the strata conversion to be registered. This is an administrative
matter allowing the necessary certificate to accompany the LTO filing.
RECOMMENDATIONS:
That the issuance of a Certificate of Approval for the strata conversion of the residential
townhouse buildings located at 12016 York Street in accordance with Section 242 of the Strata
Property Act be approved; and
That the Approving Officer be authorized to sign the Certificate of Approval.
DISCUSSION:
a)Background Context:
In accordance with Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw 6902-2012 (the “HRA Bylaw”), the Beeton/Daykin Residence has been revitalized
and adapted to be a duplex and a second duplex structure of similar heritage design was
constructed and the same property.
All works, including revitalizing the exterior in accordance with the applicable Heritage Conservation
Plan and the structure/interior to be Building Code compliant, have been completed. Upon
presentation of all necessary documents to create four (4) strata lots, the applicant was advised by
LTO staff an additional endorsement was necessary to complete the filing.
Therefore, this application to endorse the conversion is being brought forward to Council.
1110
- 2 -
b) Planning Analysis:
In making its decision about conversions, section 242 (6) of the Strata Property Act stipulates that
the approving authority (i.e. Council) consider the following:
(a) The priority of rental accommodation over privately owned housing in the area,
(b) Any proposals for the relocation of persons occupying a residential building,
(c) The life expectancy of the building,
(d) Projected major increases in maintenance costs due to the condition of the building, and
(e) Any other matters that, in its opinion, are relevant.
Staff comments are as follows:
(a) Not Applicable. Rather than being vacant and becoming a target for vandalism and
damage, the Beeton/Daykin Residence was occupied as a rental during the HRA
approval process. However, consideration of this provision of the Act is mainly for rental
apartment buildings being entirely converted to ownership, thus reducing available rental
stock and displacing people from their homes without suitable alternative housing . That
is not the case in this instance;
(b) Not Applicable. The Beeton/Daykin Residence was vacated to undertake the required
heritage conservation and construction works. Consequently, the matter of relocating
persons occupying the residential building in the Act does not apply;
(c) Not Applicable. The Beeton/Daykin Residence is protected in perpetuity as a designated
heritage property and the second duplex is a new structure. This provision of the Act is
intended to apply to older buildings which may have limited life expectancy. Therefore, is
not an issue in this case;
(d) Not Applicable: This provision of the Act is intended to apply to older buildings in need for
upgrading. The strata council will be responsible for on-going maintenance and
establishing a contingency fund for long term maintenance of the Beeton/Daykin
Residence in accordance with the HRA Bylaw. The structure is up to code and is
effectively new; therefore, this is not an issue; and
(e) Not Applicable. The HRA Agreement and the Heritage Conservation Plan address relevant
heritage conservation concerns and notice of this is registered on title.
- 3 -
c) Interdepartmental Comments:
The Building Department confirms both buildings on the site have no deficiencies to address and
have been granted occupancy permits. Furthermore, the building in question has been fully
renovated to comply with the current edition of the B.C. Building Code.
CONCLUSION:
Based on the above discussion, it is recommended that Council approve the issuance of a
Certificate of Approval for the strata conversion of the residential townhouse buildings on the
Property on 12016 York Street in accordance with Section 242 of the Strata Property Act. And
further, the Approving Officer be authorized to sign the Certificate.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 24, 2015
2015-257-SD
BY: JV
PLANNING DEPARTMENT220 ST.YORK ST.SEATON PL.221 ST.220 ST.1197011963
2195111943
11988
11942
11993
1196022030 2211411952
11953
11989
11970
11949 11952 221062207411970
11973
11965
11956
11999
11942
1195722020 220522205811971
11937
12047
2206711962
12071
12029
12034
2200712037
12069
1204712063
12015
12096
2196312055
12075
2208312029
2203112042
22041/4312046
12053
12090
12081
12014
12028
12065
12085
12041
12090
12041
12050
12031
12060
12053
1206012067
12025
12042
12050
12030
12039
12085
12061
12095
12040
1206612070
12071
12086
12087
12050
12040
2209512041
12046
DEWDNEY TRUNK RD YORK STSUBJECT PROPERTY
´
Scale: 1:1,500
12016 YORK ST
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 24, 2015
2015-257-SD
BY: JV
PLANNING DEPARTMENT220 ST.YORK ST.SEATON PL.221 ST.220 ST.1197011963
2195111942
11943
11988 220302211411993
11960
11989
11952
11953
11970 2207411949 11952 2210611970 11965
11999
1197322020
119422205811971
11956
11962 2206712047
12071
12029
2205211937
12034
11957
12069
12037
220071204712063
12015
2196312096
12055
12075
12042
220312208322041/4312046
12029
12028
12053
12014
12065
12085
12081
12060
12031
12090
12053
1204212041
12090 12085
12025
12030
12067 12050
12050
12041
12040
1204012039
12066
12060
12071
2209512061
12095
12086
12087
12046
12070
12041
12050
DEWDNEY TRUNK RD YORK STSUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:1,500
12016 YORK ST
2011 Image
APPENDIX B
APPENDIX C
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2011-095-SD
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: 2% Money in Lieu o f Parkland Dedication
11219 243 Street
EXECUTIVE SUMMARY:
The subject property, located at 11219 243 Street (see Appendix A), is proposed to be subdivided
into 16 single family lots (see Appendix B). This subdivision is subject to the provisions of the Local
Government Act regarding Parkland Dedication or payment in lieu of dedication. It is recommended
that Council require both 3% parkland dedication and 2% payment in lieu of parkland dedication for
the remaining portion, to make up the required 5% parkland dedication.
RECOMMENDATION:
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 11219 243
Street, under application 2011-095-SD, shall pay to the City of Maple Ridge an amount that is not
less than $30,000.00.
DISCUSSION:
Section 941 of the Local Government Act requires the provision of parkland, without compensation,
as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area
proposed for subdivision, may be acquired in a location acceptable to the City, or a payment equal to
5% of the market value of the area proposed for subdivision is required.
Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states
that where watercourse protection areas are identified on the lands, the area is to be dedicated into
public ownership as Park, where possible, for the preservation, protection, restoration and
enhancement of watercourses and riparian areas. These areas also provide large vegetated areas
in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents.
Where there is either no watercourse protection areas, or no suitable lands are identified for park
dedication, then 5% of the market value of the land is paid to the City. These funds are placed into
a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and is typically
used where the ability to achieve parkland through development is limited, such as the Blaney Bog.
1111
- 2 -
In this particular instance there is 3% watercourse protection area present (see Appendix C) and it is
therefore recommended that money in lieu of parkland dedication be provided for the remaining 2%.
In keeping with past practice, the City has requested that an appraisal be provided for the 2%
market value of the development site. This appraisal is based on zoned but not serviced land.
A report from a qualified real estate appraiser has determined that the market value of the land is
$1,500,000.00, which indicates that the 2% value of this property is $30,000.00.
CONCLUSION:
As there is only 3% watercourse protection areas on the property suitable for parkland dedication, it
is recommended that Council require 2% payment in lieu, in addition to the 3% parkland dedication,
as prescribed in the appraisal.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Property Map
Appendix B – Subdivision Plan
Appendix C – Map showing 3% Park Dedication
DATE: Aug 20, 2015
FILE: 2011-095-SD
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
´
Scale: 1:2,500
11219 243 STREET
Legend
!(Ponds
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 20, 2015
FILE: 2011-095-SD
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
City of Maple Ridge´
Scale: 1:2,500
11219 243 STREET
APPENDIX B
Filed NW EPP52281 EPP52281 143-339-4566 RCVD:2015-06-22 RQST:2015-06-27 03:02 MUNICIPALITY OF MAPLE RIDGE
APPENDIX C
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council FILE NO: 2013-103-SD
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: 5% Money in Lieu o f Parkland Dedication
12366 Laity Street
EXECUTIVE SUMMARY:
The subject property, located at 12366 Laity Street (see Appendix A), is proposed to be subdivide d
into 6 single family lots over two phases (see Appendix B). This subdivision is subject to the
provisions of the Local Government Act regarding Parkland Dedication or payment in lieu of
dedication. It is recommended that Council require payment in lieu of parkland dedication for the
property located at 12366 Laity Street.
RECOMMENDATION:
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 12366 Laity
Street, under application 2013-103-SD, shall pay to the City of Maple Ridge an amount that is not
less than $37,500.00.
DISCUSSION:
Section 941 of the Local Government Act requires the provision of parkland, without compensation,
as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area
proposed for subdivision, may be acquired in a location acceptable to the City, or a payment equal to
5% of the market value of the area proposed for subdivision is required.
Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states
that where watercourse protection areas are identified on the lands, the area is to be dedicated into
public ownership as Park, where possible, for the preservation, protection, restoration and
enhancement of watercourses and riparian areas. These areas also provide large vegetated areas
in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents.
Where there is either no watercourse protection areas, or no suitable lands are identified for park
dedication, then 5% of the market value of the land is paid to the City. These funds are placed into
a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and is typically
used where the ability to achieve parkland through development is limited, such as the Blaney Bog.
1112
- 2 -
In this particular instance there is no watercourse protection area or suitable lands present and it is
therefore recommended that money in lieu of parkland dedication be provided.
In keeping with past practice, the City has requested that an appraisal be provided for the 5%
market value of the development site. This appraisal is based on zoned but not serviced land.
A report from a qualified real estate appraiser has determined that the market value of the land is
$750,000.00, which indicates that the 5% value of this property is $37,500.00.
CONCLUSION:
As there are no watercourse protection areas and no suitable lands on the property for parkland
dedication, it is recommended that Council require payment in lieu of parkland dedication as
prescribed in the appraisal.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Property Map
Appendix B – Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY ST´
Scale: 1:1,500
12366 LAITY STREET
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY STDistrict of Maple Ridge´
Scale: 1:1,500
12366 LAITY STREET
APPENDIX B
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: August 31, 2015
and Members of Council Committee of the Whole
FROM:FROM:FROM:FROM: Chief Administrative Officer
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended July 31, 2015
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: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:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended July 31July 31July 31July 31, 2015, 2015, 2015, 2015 bebebebe received for information received for information received for information received for information
only.only.only.only.
GENERALGENERALGENERALGENERAL $$$$ 32,722,31532,722,31532,722,31532,722,315
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,798,2141,798,2141,798,2141,798,214
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 99,00199,00199,00199,001
$$$$ 34,619,53034,619,53034,619,53034,619,530
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context: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)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c)c)c)c) Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
•Blue Pine Enterprises Ltd. – Whonnock Lake Park enhancement $ 200,298
•Emergency Communications – dispatch levy – 3rd quarter $ 248,888
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 187,464
•Schwarz & Co Law Corp In Trust – land acquisition 121 Ave $ 429,453
•Wendy D. Whitter Notary In Trust – land acquisition 222 St $ 446,679
•Workers Compensation Board BC – 2015 2nd quarter remittance $ 165,893
•Young Anderson In Trust – 256 St sewer extension $ 245,000
•The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in July.
1. Albion Dyking District – 2015 collections $ 199,803
2. BC Assessment Authority – 2015 requisition $ 935,092
3. City of Pitt Meadows – 2014 & 2015 dyking/drainage costs $ 515,769
4. G. V. Regional District – DCC collections Jan-Jun’15 $ 304,903
5. G.V. Regional District – 2015 requisition $ 896,054
6. Province of BC - School tax remittance $ 17,536,445
7. Road 13 Dyking District – 2015 collections $ 132,037
8. South Coast BC Trans Authority – 2015 requisition $ 5,562,484
9. Tretheway Edge Dyking District – 2015 collections $ 25,817
d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The disbursements for the month ended July 31, 2015 have been reviewed and are in order.
______________________________________________
Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg
Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlannManager of Financial PlannManager of Financial PlannManager of Financial Planninginginging
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services
_______________________________________________
Concurrence: Paul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGA
Acting Acting Acting Acting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
gmr
"Original signed by G'Ann Rygg"
"Original signed by Trevor Thompson"
"Original signed by Paul Gill"
"Original signed by Paul Gill"
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 22,250
655287 BC Ltd Security refund 199,766
Albion Dyking District 2015 collections 199,803
Alouette Addiction Service Soc Outreach services grant 24,932
Amec Foster Wheeler 240 St road & drainage improvements 22,005
Lorne Ave sidewalk 336 22,341
B&D First Nation Constructors Roadside brushing services 21,995
BC Assessment Authority 2015 requisition 935,092
BC Hydro Electricity 136,503
Big Trucks Ca Inc Employment land investment incentive program 16,100
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 200,298
Boileau Electric & Pole Ltd Maintenance: Banners 296
Caretaker house 186
City hall 1,031
Firehalls 2,478
Hanging baskets 832
Library 199
Operations 570
Pole replacements 3,060
Pump station 199
South Bonson Community Centre 165
Street lights 1,809
Traffic signals 474
Water station upgrades 7,450 18,749
CUPE Local 622 Dues - pay periods 15/13, 15/14 & 15/15 40,273
Canadian Mental Health Assn Outreach services grant 23,772
Chevron Canada Ltd Gasoline & diesel fuel 89,359
City Of Pitt Meadows 2014 dyking/drainage costs based on actual 263,739
2015 dyking/drainage costs due as per budget 252,030
Memorial bench maintenance 517 516,286
Cobing Building Solutions Electrical/Mechanical services:
City hall 687
Firehalls 401
Hammond Community Centre 284
Leisure Centre 4,203
Operations 173
Pitt Meadows Day event 394
Randy Herman Building 474
RCMP 9,447
The Act 1,319 17,382
Davies Park Executive Search CAO recruitment 16,538
Drake Excavating Retaining wall reconstruction 23000 blk of Abernethy Way 28,754
DTM Systems Corporation Citrix Networking 17,249
Emergency Communications Dispatch levy - 3rd quarter 248,888
Finning International Inc Backhoe maintenance 16,284
Fitness Edge Fitness classes & programs 16,244
Frazer Excavation Ltd Remediate north east corner of Cottonwood fill site 22,225
Roadworks material hauling 31,658 53,883
Gotraffic Management Inc Traffic control 43,604
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - JULY 2015MONTHLY DISBURSEMENTS - JULY 2015MONTHLY DISBURSEMENTS - JULY 2015MONTHLY DISBURSEMENTS - JULY 2015
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Gr Vanc Sewerage & Drainage DCC collection Jan-Jun'15 304,903
Transfer station waste disposal 168
Waste discharge industrial treatment fee - Cottonwood 11,368 316,439
Greater Vancouver Regional Dis 2015 requisition 896,054
Mosquito control program 4,259 900,313
Hallmark Facility Services Inc Janitorial services & supplies:
Firehalls 5,407
Library 4,200
City Hall 4,095
Golden Ears Winter Club 2,126
Operations 4,410
Randy Herman Building 1,838
RCMP 8,295
South Bonson Community Centre 4,095 34,466
Horizon Landscape Contractors Grass cutting 30,855
Infinite Roadmarking Ltd Pavement marking program 72,704
Innervisions Recovery Society Security refund 53,253
Insignia Homes Silver Valley Latecomer agreement 101,389
Kandola Ventures Inc Property tax refund 57,369
King Hoe Excavating Ltd 104 Ave road & drainage improvements - 224 St to 245 St 45,769
Lafarge Canada Inc Roadworks material 61,331
Long View Systems Corporation Website security 25,874
Manulife Financial Employer/employee remittance 300,514
Maple Ridge & PM Arts Council Arts Centre contract payment 51,058
Program revenue Jun 17,821
Theatre rental 1,974 70,853
Maple Ridge Museum & Archives Quarterly fee for service payment 35,571
Medical Services Plan Employee medical & health premiums 39,983
Municipal Pension Plan BC Employer/employee remittance 450,310
Nederman Canada Limited Vehicle diesel exhaust extraction system @ Firehall #1 43,253
Pacific Flow Control Ltd Watermain gate valves - supply & install 15,479
Pitt Meadows Heritage & Museum Semi-annual fee for service 40,533
Province Of BC - 21312 School tax remittance 17,536,445
Re/Max Lifestyles Realty In Trust Land acquisition - 22100 Blk 121 Ave 20,000
Receiver General For Canada Employer/Employee remittance PP15/13 & PP15/14 744,546
RG Arenas (Maple Ridge) Ltd Ice rental June 55,060
Ridge Meadows Seniors Society Quarterly operating grant 70,143
Ridge Meadows Recycling Society Monthly contract for recycling 187,464
Weekly recycling 336
Litter pickup contract 3,814
Recycling station pickup 649
Toilet rebate program 229
Chipping program 1,150 193,642
Road 13 Dyking District 2015 collections 132,037
Russell, Deborah Security refund 15,000
Sandpiper Contracting Ltd Sewage system rehabilitation 106,021
Schwarz & Co Law Corp In Trust Land acquisition - 22100 Blk 121 Ave 429,453
Shape Architecture Inc.Leisure Centre lifecycle repairs 108,143
South Coast BC Trans Authority 2015 requisition 5,562,484
Surrey Fire Service Dispatch operating charges - Fire Dept.79,816
Dispatch operating charges - Public works 12,964 92,780
The Hackett Group Canada, Inc Hyperion planning software consulting 26,967
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Total Energy Systems Ltd Maintenance: City Hall 2,710
Firehalls 3,535
Leisure Centre 294
Library 548
Randy Herman Building 1,160
The Act 12,669
Whonnock Lake Community Centre 1,620 22,536
Tretheway Edge Dyking District 2015 collections 25,817
Warrington PCI Management Advance for Tower common costs 60,000
Wendy D Whitter, Notary In Trust Land acquisition - 12100 Blk 222 St 446,679
Workers Compensation Board BC 2015 2nd quarter remittance 165,893
WWBE Investment Trust Security refund 43,750
Young Anderson, "In Trust"256 St sewer extension 245,000
Young, Anderson - Barristers Professional fees May & June 85,161
Disbursements In Excess $15,000 31,810,15731,810,15731,810,15731,810,157
Disbursements Under $15,000 912,158912,158912,158912,158
Total Payee Disbursements 32,722,31532,722,31532,722,31532,722,315
Payroll PP15/14 & PP15/15 1,798,2141,798,2141,798,2141,798,214
Purchase Cards - Payment 99,00199,00199,00199,001
Total Disbursements July 2015 34,619,53034,619,53034,619,53034,619,530
1 of 1
City City City City of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: August 31, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C.O.W.C.O.W.C.O.W.C.O.W.
SUBJECTSUBJECTSUBJECTSUBJECT: 2015 Council Expenses
EXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses to the end of July for 2015. The expenses included on the schedule are
those required to be reported in the annual Statement of Financial Information and are available on
our website.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
Receive for informationReceive for informationReceive for informationReceive for information
DiscussionDiscussionDiscussionDiscussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Cheryl Ennis”
________________________________________
Prepared by: Cheryl Ennis
Executive Assistant, Corporate Administration
“original signed by Paul Gill”
_________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“original signed by Paul Gill”
______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
1132
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsBell, CorisaJanuaryCell phone charges53.50 iPad charges18.19 FebruaryCell phone charges53.50 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchColumbia Institute - High Ground Governance Forum673.57 Cell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges53.50 LMLGA Conference867.95 iPad charges18.19 JuneCell phone charges53.50 iPad charges60.99 JulyCell phone charges53.50 AugustSeptemberOctoberNovemberDecember1,541.52 125.00 - 526.44 2,192.96 Duncan, KierstenJanuaryCell phone charges53.61 iPad charges39.59 Elected officials conference (Richmond)753.75 FebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 Cell phone charges53.38 iPad charges39.59 MarchCell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges57.84 LMLGA Conference881.70 iPad charges39.59 JuneCell phone charges53.50 Katzie Protest Event286.41 iPad charges18.19 JulyCell phone charges68.63 AugustSeptemberOctoberNovemberDecember1,921.86 32.95 - 567.30 2,522.11 Schedule 12015 Council Expenses
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsMasse, BobJanuaryFebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 BC Economic Development Assoc. - Ministers Dinner125.00 Chamber of Commerce - Business Excellence Awards Gala85.00 MarchChamber of Commerce - Finance Ministers Lunch32.95 AprilRCMP Regimental Ball65.00 MayLMLGA Conference350.00 JuneJulyAugustSeptemberOctoberNovemberDecember350.00 340.90 - - 690.90 Read, NicoleJanuaryCell phone charges53.50 iPad charges42.80 FebruaryCell phone charges53.50 iPad charges21.40 MarchCell phone charges53.50 iPad charges21.40 AprilCell phone charges54.32 iPad charges21.40 MayCell phone charges53.50 LMLGA Conference405.00 iPad charges21.40 JuneCell phone charges53.57 iPad charges21.40 JulyCell phone charges53.50 AugustSeptemberOctoberNovemberDecember405.00 - - 525.19 930.19 Robson, GordyJanuaryiPad charges18.19 FebruaryiPad charges18.19 MarchiPad charges5.35 AprilRCMP Regimental Ball65.00 5.35 iPad chargesMayLMLGA Conference854.75 iPad charges5.35 JuneiPad charges18.19 JulyAugustSeptemberOctoberNovemberDecember854.75 65.00 - 70.62 990.37
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsShymkiw, TylerJanuaryCell phone charges58.84 iPad charges18.19 FebruaryCell phone charges58.84 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchCell phone charges58.84 iPad charges18.19 MR Community Foundation Citizen of the Year Event100.00 AprilCell phone charges58.84 iPad charges18.19 MayCell phone charges53.50 iPad charges39.59 JuneCell phone charges53.50 iPad charges39.59 JulyCell phone charges53.57 AugustSeptemberOctoberNovemberDecember- 225.00 - 547.87 772.87 Speirs, CraigJanuaryiPad charges88.38 FebruaryChamber of Commerce - Business Excellence Awards Gala85.00 iPad charges187.56 MarchColumbia Institute - High Ground Governance Forum270.00 Cell phone charges50.29 iPad charges46.72 MR Community Foundation Citizen of the Year Event100.00 AprilRCMP Regimental Ball65.00 Cell phone charges97.38 iPad charges85.46 MayCell phone charges50.29 LMLGA Conference867.95 iPad charges39.59 JuneFCM Conference1,846.83 Cell phone charges50.29 iPad charges39.59 JulyCell phone charges77.72 AugustSeptemberOctoberNovemberDecember2,984.78 250.00 - 813.27 4,048.05 Totals8,057.91 1,038.85 - 3,050.69 12,147.45
1 | P a g e
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: 2016 – 2020 Financial Plan Guidelines
EXECUTIVE SUMMARY:
The City has a comprehensive Business Planning Process, which incorporates Council’s Financial
Plan Guidelines. These parameters guide staff in the development of the five-year Financial Plan to
fund City services and deliver on Council priorities. They also provide an opportunity for the public to
become informed and provide feedback early in the process, well before the Financial Plan comes
forward to Council and the property tax rates are set.
The proposed property tax increases are the lowest they have been in years. Each year the rate
increases for the subsequent five years are reviewed and may be adjusted.
Once the Financial Plan is prepared and presented to Council and the public, typically in December,
a bylaw will be presented to Council for formal consideration.
RECOMMENDATION(S):
That staff be directed to prepare the 2016-2020 Financial Plan incorporating the Financial Plan
Guidelines as itemized in section d) of the August 31, 2015 staff report titled, “2016 – 2020
Financial Plan Guidelines”.
DISCUSSION:
The City has a comprehensive Business Planning Process, which incorporates Council’s Financial
Plan Guidelines. These parameters guide staff in the development of a five-year financial plan to
fund City services and deliver on Council priorities. They also provide an opportunity for the public to
become informed and provide feedback early in the process, well before the plan comes forward to
Council. After the financial plan is developed and presented to Council and the public, typically in
December, a Financial Plan bylaw will be presented to Council for formal consideration.
Council endorsement of the Financial Plan Guidelines at this time provides a number of benefits:
The business and financial planning activities are performed with Council expectations at the
forefront,
Staff resources are used efficiently in the preparation of business plans and the Financial
Plan,
A financial plan is in place in a timely fashion,
Unbudgeted items raised by Council can be addressed earlier,
Contracts for capital works can be secured as early as possible, making full use of the
construction season.
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2 | P a g e
Five-year financial plans include assumptions and projections including building activity, inflation,
contract costs, interest rates and labour costs. As with all assumptions and projections, greater
certainty exists in the first few years of the plan.
The single largest cost component within the operating budget is wages. The CUPE contract calls for
a wage increase of 2% on April 1, 2016 while regional Fire Department settlements are around 2.5%
per year. In addition, RCMP wages have not been determined by Treasury Board and, although a
modest provision has been provided for, the final settlement could be higher. The amount of
General Purpose Tax increase to accommodate these changes is 2.1% in 2016, as shown in
Appendix I. This is a 0.10% reduction in the tax increase of 2.2% that appears for 2016 in the
current financial plan (2015-2019 Financial Plan). This increase allows us to retain existing service
levels.
The most significant change in the forthcoming financial plan will be a financial strategy to deliver on
Council-identified priority community infrastructure. Various funding methods will be considered,
including debt financing, borrowing from internal reserves, future debt capacity, amenity
contributions, and other revenue sources.
The following changes are also recommended:
No increase in Recycling rates in 2016, rather than the 2.75% increase that was
planned. Future annual rate increases remain at 2.75%, for 2017 through 2020 and will
be reviewed each year.
Water levy increases have been reduced from 5.5% to 4.5% annually.
Sewer levy increases have been reduced from 4.6% to 3.6% annually.
The elimination of a $70,000 reduction in the Major Industrial Class property taxes which
was planned in 2016, 2017 and 2018. In 2014 and 2015, the property taxes for the
Major Industrial Class were reduced by $70,000 each year from what they would have
been otherwise.
The General Purpose Property Tax increase is reduced by 0.1% in 2016 through 2018
due to the elimination of the Major Industrial Tax reduction noted above. The General
Purpose Property Tax Increases for 2016 - 2020 are now 2.1%, 1.9% 1.9%, 2% and 2%.
As this is the first full year of the current Council mandate, Council will receive full business plans
and presentations from each department. These will include departmental staffing levels and
budget information. Budget changes for each department will be presented in terms of the
percentage property tax increase that they create, to help highlight the tax increase driven by each
department. Additionally, Council may wish to consider a separate resolution after each
departmental budget is discussed, to indicate satisfaction with that portion of the budget.
Our current Financial Plan includes the property tax increases that appear in Appendix 1. While the
amount of the increase has been reduced in current years, further reductions will be difficult in light
of the wage settlements discussed earlier and if Council wishes to maintain service levels.
3 | P a g e
a)Desired Outcome:
Financial plan and business plan direction to staff that meets Council’s expectations.
b)Citizen/Customer Implications:
Consideration of the Financial Plan guidelines at this time provides an opportunity for the public
to become informed and provide feedback early in the process, well before the plan is prepared.
The Financial Plan incorporating these guidelines will be presented to Council and the public in
December and all presentations will be live-streamed. As has been our practice the past few
years, there will be a question and answer session where the public will be able to ask questions
in person, via telephone or via social media. The Financial Plan will attempt to strike a balance
between minimizing property tax and user fee increases and service.
d)Business Plan/Financial Implications:
The 2016-2020 Financial Plan Guidelines include the following:
Property Tax Increase for General Purposes – Increase of 2.1% in 2016, 1.90% in 2017 and
2018 and 2.0% in 2019 and 2020.
Infrastructure Sustainability Property Tax Increase – 0.50% in 2016 and 0.70% per year in
2017 through 2020.
Parks, Recreation and Culture Property Tax Increase – 0.25% per year.
Storm Water Property Tax Increase – 0.30% per year.
Water Levy Increase – 4.50% per year.
Sewer Levy Increase – 3.60% per year.
Recycling Levy Increase – 0% in 2016 and 2.75% per year in 2017 through 2020.
Growth in Property Tax Revenue Assumption – 2.00% per year.
Provision for costs associated with growth, subject to available funding.
Allocation of growth revenue from incentive programs to fund Infrastructure Sustainability.
The Financial Plan will include a funding strategy to deliver on Council-identified priority
community infrastructure. Various funding methods will be considered: debt financing,
borrowing from internal reserves, amenity contributions, and other revenue sources.
4 | P a g e
CONCLUSION:
The Financial Plan Guidelines provide a framework for developing the five year Financial Plan.
The reductions made in the property tax and utility rate increases result in a decrease to the
overall tax and utility fee increase of about one third of one percent.
“Original signed by Trevor Thompson”
_______________________________________________
Prepared by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
“Original signed by Paul Gill”
_______________________________________________
Approved by: Paul Gill, BBA, CPA, CGA
General Manager, Corporate & Financial Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, BBA, CPA, CGA
Acting Chief Administrative Officer
5 | P a g e
Appendix I
Property Tax & User Fee Increases
Property Tax Increases 2012 2013 2014 2015 2016 2017 2018 2019 2020
2012 - 2016 Adopted Budget (2012 Actual)4.89%5.17% 4.80% 4.80% 4.80% - - - -
2013 - 2017 Adopted Budget (2013 Actual)-3.51%4.05% 4.55% 4.55% 4.55% - - -
2014 - 2018 Financial Plan Guidelines - - 3.30% 3.65% 3.65% 3.85% 3.85% - -
2014 - 2014 Adopted Budget - January - - 3.25% 3.25% 3.25% 3.25% 3.25% - -
2014 - 2018 Adopted Budget - May (2014 Actual) - -2.95%2.97% 3.25% 3.25% 3.25% - -
2015 - 2019 Adopted Budget (2015 Actual)- - -2.97%3.25% 3.25% 3.25% 3.25% -
2016 - 2020 Financial Plan Guidelines - - - -3.15%3.15%3.15%3.25%3.25%
Avg. Composite Home, $400,000 Value 2012 2013 2014 2015 2016 2017 2018 2019 2020
Property Tax Increases
General Purpose 3.00% 2.25% 1.90% 1.92% 2.10% 1.90% 1.90% 2.00% 2.00%
Infrastructure Replacement 1.00% 0.50% 0.50% 0.50% 0.50% 0.70% 0.70% 0.70% 0.70%
Fire Service Improvement 0.89% 0.33% - - - - - - -
Parks & Recreation - 0.13% 0.25% 0.25% 0.25% 0.25% 0.25% 0.25% 0.25%
Drainage - 0.30% 0.30% 0.30% 0.30% 0.30% 0.30% 0.30% 0.30%
Total Property Tax Increase 4.89%3.51%2.95%2.97%3.15%3.15%3.15%3.25%3.25%
User Fee Increases
Water 9.00% 5.50% 5.50% 5.50% 4.50% 4.50% 4.50% 4.50% 4.50%
Sewer (levy increases plus $35 fixed parcel charge) 4.39% 4.05% 4.07% 4.10% 3.22% 3.24% 3.25% 3.25% 3.27%
Recycling 6.00% 3.00% 0.00% 0.00% 0.00% 2.75% 2.75% 2.75% 2.75%
Total Property Tax and User Fee Increase 5.57%3.91%3.46%3.49%3.33%3.41%3.41%3.48%3.48%
Actual Proposed
Property Tax Increases & Utility Fees 2015 2016 2017 2018 2019 2020
2015 -2019 Adopted Budget (2015 Actual)3.49% 3.69% 3.71% 3.72% 3.79% -
2016 - 2020 Financial Plan Guidelines - 3.33% 3.41% 3.41% 3.48% 3.48%
Change in 2016 - 2020 Financial Plan Guidelines (0.36%) (0.30%) (0.31%) (0.31%)
Page 1 of 4
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: 31-August-2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: COW
SUBJECTSUBJECTSUBJECTSUBJECT: 2016 Permissive Tax Exemptions
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The Community Charter provides Council with statutory powers to exempt certain types of properties
from municipal property taxation. Council’s policy direction in this area is based on the fundamental
principle that the Municipality will not grant property tax exemptions to organizations providing
services on a private or for profit basis, or where the service is the responsibility of senior
governments. If exemptions were granted in these instances then tax payers would be funding
programs that were not intended to be funded by property taxes.
Over the past several years Council has maintained limited growth in Permissive Tax Exemptions
recognizing that any increase in exemptions results in a shift of the tax revenue to be collected from
the remaining taxable properties. Each year additional requests for financial assistance are received,
either in the form of property tax exemptions or community grants and Council must consider all of
those requests in balance with the overall Financial Plan.
There was one application received for a 2016 Permissive Tax Exemption where the applicant had
not previously received an exemption. NorthRidge Church has applied for a permissive exemption
for property leased at 22899 Dewdney Trunk Road. The recommendation is to approve this
application.
In accordance with the Community Charter and Council policies 5.16 to 5.23, the properties listed in
Bylaw No. 7170-2015 are recommended for property tax exemption for the 2016 taxation year.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
That “Maple RiThat “Maple RiThat “Maple RiThat “Maple Ridge Tdge Tdge Tdge Tax Exemption Bylaw No. 7170ax Exemption Bylaw No. 7170ax Exemption Bylaw No. 7170ax Exemption Bylaw No. 7170----2015” be given first second and third readings.2015” be given first second and third readings.2015” be given first second and third readings.2015” be given first second and third readings.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The Community Charter provides for a general exemption from taxation over which Council
does not have any legislative powers or authority. This includes properties such as schools,
public hospitals, buildings set apart for public worship and provincial and municipally owned
public buildings and land. B.C. Assessment determines which properties qualify for statutory
exemption according to the Community Charter.
The statutory exemption received by Churches and Private Schools only provides for the
church or school building and the land on which it stands, leaving any remaining land and
improvements as taxable. Council policies 5.20 and 5.21 confirm that these properties will
1134
Page 2 of 4
also receive a permissive tax exemption. Church properties receive a permissive exemption
for an additional church hall and the entire parcel of land, to a maximum of 2.0335 hectares
(5 acres). Buildings other than the church and church hall are subject to taxation. The
statutory exemption offered to churches is not available for those churches that lease, rather
than own, property. In these circumstances, Council policy 5.20 confirms that a permissive
tax exemption will be provided. Private Schools receive a permissive exemption for
additional improvements and the entire parcel of land not included in the statutory
exemption.
The Community Charter also provides Council with statutory powers to exempt other certain
properties from municipal taxation. For example, these can be land and improvements that
are used by not for profit organizations that are deemed to contribute to the well being of the
community or private institutions licensed under other legislation such as the Hospital Act,
Community Care Facility Act or parts of the School Act.
Permissive exemptions can also be granted by Council for heritage properties and portions of
a property used for municipal purposes (e.g. parts of Planet Ice, the curling rink and the
Ridge Meadows Seniors Society).
Council’s policy direction is intended to prevent the downloading/off loading of services that
are the responsibility of senior governments and to ensure local residents are not subsidizing
residents from other municipalities. They also establish that where a permissive tax
exemption is granted all residents of Maple Ridge have access to the service provided and
make certain that the property tax exemption does not provide for an unfair competitive
advantage. The services provided by the organization are to be an extension of Municipal
services and programs and fall under the responsibility of local government.
A Tax Exemption Bylaw adopted by Council specifically applies to the Municipal tax levies on
the Property Tax Notice. However at this time, the School Act and the Hospital District Act
also provide for exemptions from other taxing authorities for properties included in the bylaw.
The Community Charter requires the contents of the proposed taxation exemption bylaw be
publicly posted and included in a newspaper prior to its adoption. The notice will include a
description of each property and the estimated tax exemption for 2016 plus the following
two years. Churches and Private Schools that receive a statutory exemption are not included
in the notice. The City’s Annual Report also includes information on all permissive
exemptions granted.
b)b)b)b) Desired Outcome:Desired Outcome:Desired Outcome:Desired Outcome:
Council must adopt the Tax Exemption Bylaw on or before October 31, 2015 to exempt
properties from municipal property taxation for 2016.
c)c)c)c) Strategic Alignment:Strategic Alignment:Strategic Alignment:Strategic Alignment:
The sources of municipal revenue are limited and therefore, the City supports institutions,
organizations and the community at large to enhance the quality of life to its residents. The
granting of property tax exemptions to those applicants meeting the criteria of the policies
are strategically aligned with:
(i) Financial Management – cost effective and efficient delivery of services
(ii) Community Relations – recognize and support the important contribution of volunteers
and not for profit groups that provide services in Maple Ridge
Page 3 of 4
(iii) Safe & Livable Community – in partnership with community groups, assist in the
provision of leisure and cultural services to ensure access by all citizens
d)d)d)d) Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:
Permissive exemptions are designed to support those services that complement City
programs. Inadequate funding from senior governments sometimes results in agencies
turning to local government for assistance. The sources of municipal funding are limited and
providing exemptions to those groups that fall under the responsibility of senior governments
is not feasible.
e)e)e)e) Business Plan/Financial ImplicBusiness Plan/Financial ImplicBusiness Plan/Financial ImplicBusiness Plan/Financial Implications:ations:ations:ations:
There was one new application received for a 2016 permissive tax exemption. NorthRidge
Church has leased property at 22889 Dewdney Trunk Road and the recommendation is to
approve the application. The estimated 2016 exemption for this property is $10,500.
Based on 2015 assessed values, and using the estimated tax increase for 2016 from the
financial plan, the estimated amount attributable to all of the 2016 proposed tax exemptions
for the municipal portion of taxes is $716,987. The tax revenue estimate for 2016 in the
financial plan is $77,765,000, putting the proposed exemptions at less than 1% of that total.
f)f)f)f) Policy Implications:Policy Implications:Policy Implications:Policy Implications:
The applicants recommended for exemption are in accordance with the adopted policies.
Council does have the discretion to make exceptions to existing policies on a case by case
basis but doing so may create expectations for other community groups in the future.
g)g)g)g) Alternatives:Alternatives:Alternatives:Alternatives:
Granting tax exemptions leads to a tax shift to other taxpayers, most notably in the
Residential Class. An option for Council is to provide a financial grant to assist those
organizations providing community services that Council wishes to support. Grants are an
annual budget decision and are limited to one year. Council has used this option from time
to time. Providing grants does not relieve senior levels of government from their
responsibility to the community. Therefore, the potential for downloading costs to the City is
somewhat reduced.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
In reviewing the requests for permissive exemptions, Council should consider that any increase in
exemptions results in a shift of the tax revenue to be collected from the remaining taxable
properties. Requests for financial assistance, whether in the form of a permissive tax exemption or
community grant, must be considered in balance with the overall Financial Plan. Each permissive
tax exemption application should be evaluated under the following criteria:
1. The use is consistent with City policies, plans, bylaws, codes and regulations. This will
ensure the goals, policies, and general operating principles of the City as a whole are
reflected in the organizations that receive support.
2. Exemptions are not given to services that are otherwise provided on a private, for profit
basis. This would provide an unfair competitive advantage.
3. The services provided by the organization should be an extension of City services and
programs and must fall under the responsibility of local government. Senior government
Page 4 of 4
program costs must not be transferred to property taxpayers, as this would represent double
taxation and an inequitable tax burden.
4. Primarily Maple Ridge residents should use the services and the organization’s regulations
must allow all Maple Ridge residents to participate.
5. The taxation burden resulting from the exemption must be a justifiable expense to the
taxpayers of the City. The sources of Municipal revenue are limited and request for
exemption must be considered in concert with other needs of the Municipality.
Additional details on the applications are available from the Finance Department.
“Original signed by Catherine Nolan”
_______________________________________________
Prepared by: Catherine Nolan, CPA, CGA
“Original signed by Paul Gill”
_______________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate & Financial Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGA
Acting Acting Acting Acting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
WHEREAS, pursuant to provisions of the Community Charter, S.B.C., 2003, Chapter 26, a
Municipal Council may exempt certain land and improvements from taxation, where, in the
opinion of the Municipal Council, the use of the land and improvements qualifies for exemption;
AND WHEREAS, the Municipal Council deems it expedient to exempt certain land and
improvements;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1 . This Bylaw shall be cited for all purposes as “Maple Ridge Tax Exemption Bylaw No. 7170-2015”.
2 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned By: Ruskin Community Hall
Folio: 94856-0000-8 311,500 4,226 4,360 4,497
Address: 28395 96 Avenue
b)Owned By: Girl Guides of Canada
Folio: 05322-0300-1 600,500 8,148 8,404 8,669
Address: 26521 Ferguson Avenue
c) Owned By: Scout Properties (BC/Yukon) Ltd
Folio: 05299-0100-0 1,207,000 16,377 16,892 17,425
Address: 27660 Dewdney Trunk Road
d)
Portion of Land and Improvements owned by the
City of Maple Ridge
Leased to: Ridge Meadows Seniors Society
Folio: 52700-0001-0 3,701,000 46,971 48,450 49,977
Address: 12148 224 Street
e)
Owned By: Fraternal Order of Eagles, Maple Ridge
Aerie #2831
Folio: 73878-0300-6 564,100 7,654 7,895 8,144
Address: 23461 132 Avenue
CITY OF MAPLE RIDGE
BYLAW NO. 7170-2015
A Bylaw to exempt from taxation, certain properties within
the City of Maple Ridge
That in accordance with Section 224(2)(i) of the Community Charter, the following lands and
improvements owned or held by an athletic or service club or association and used principally as a public
park or recreation ground or for public athletic or recreational purposes be exempt from taxation:
1 of 8
3 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned By: City of Maple Ridge
Leased to: Maple Ridge Golf Course Ltd. (Public
Golf Course)
Folio: 21238-1001-1 2,257,600 29,930 30,874 31,846
Address: 20818 Golf Lane
4 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned by: City of Maple Ridge
Occupied by: Maple Ridge Search & Rescue
Society
Folio: 84120-0005-0 581,000 7,374 7,606 7,846
Address: 23598 105 Avenue
5 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned By: City of Maple Ridge
Leased to: The Society for the Prevention of
Cruelty to Animals
Folio: 84292-0257-0 2,667,000 33,848 34,914 36,014
Address: 10235 Jackson Road
That in accordance with Section 224(2)(a) of the Community Charter, the following land and
improvements that are owned or held by a chartible, philanthropic, or other not for profit corporaton, and
the council considers are used for the same purpose be exempt from taxation:
That in accordance with Section 224(2)(d) of the Community Charter, the interest in land and
improvements owned by a public or local authority that are being used by a corporation or organization
that would be eligible for exemption if the land and improvements were owned by that corporation or
organization, shall be exempt from taxation:
That in accordance with Section 224(2)(i) of the Community Charter, the following lands and
improvements owned or held by an athletic or service club or association and used prinicipally as a public
park or recreation ground or for public athletic or recreational purposes be exempt from taxation; and in
accordance with Section 225(2)(e) of the Community Charter, the following land and improvements that
are eligible golf course property, being land maintained as a golf course be exempt from taxation:
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b)Owned By: City of Maple Ridge
Leased to: Katie's Place
Folio: 84292-0100-0 209,400 2,658 2,741 2,828
Address: 10255 Jackson Road
c)
Owned By: Greater Vancouver Sewerage and
Drainage District
Leased to: Ridge Meadows Recycling Society
Folio: 84112-0001-0 1,390,000 17,641 18,197 18,770
Address: 10092 236 Street
d)Owned By: City of Maple Ridge
Leased to: Maple Ridge Pitt Meadows Arts Council
Folio: 31711-1000-0 11,404,000 144,732 149,291 153,994
Address: 11944 Haney Place
e)Owned By: City of Maple Ridge
Leased to: Alouette Home Start Society
Folio: 42274-0000-4 383,000 1,766 1,822 1,879
Address: 11932 221 Street
6 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned By: Wildwood Fellowship Church
Folio: 05071-0100-5 239,600 3,251 3,353 3,459
Address: 10810 272 Street
b)Owned By: Pt. Hammond United Church
Folio: 10622-0100-0 141,300 1,917 1,978 2,040
Address: 11391 Dartford Street
c)
Owned By: Christian and Missionary Alliance-
Canadian Pacific District
Folio: 20804-0401-1 401,400 5,446 5,618 5,795
Address: 20399 Dewdney Trunk Road
d)
Owned By: St.Paul's Evangelical Lutheran Church
of Haney BC
Folio: 20861-0100-4 368,100 4,994 5,152 5,314
Address: 12145 Laity Street
e)Owned By: St.John the Divine Anglican Church
Folio: 20920-0100-1 395,800 5,370 5,539 5,714
Address: 21299 River Road
That in accordance with Section 224(2)(f) of the Community Charter, in relation to property that is exempt
under section 220(1)(h) [buildings for public worship], the following land and improvements, that have
been deemed as necessary to the building set apart for public worship, be exempt from taxation:
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f)
Owned By: Roman Catholic Archbishop of
Vancouver Church
Folio: 21140-0400-1 642,000 8,711 8,985 9,268
Address: 20285 Dewdney Trunk Road
g)
Owned By: Christian Reformed Church of Maple
Ridge BC
Folio: 21142-3300-3 378,300 5,133 5,294 5,461
Address: 20245 Dewdney Trunk Road
h)Owned By: Burnett Fellowship Baptist Church
Folio: 21190-0001-0 306,200 4,155 4,285 4,420
Address: 20639 123 Avenue
i)
Owned By: President of the Lethbridge Stake
(Mormon Church)
Folio: 21255-0201-X 399,700 5,423 5,594 5,770
Address: 11750 207 Street
j)
Owned By: Trustees of the Maple Ridge East
Congregation of Jehovah's
Folio: 21335-2200-2 406,200 5,511 5,685 5,864
Address: 11770 West Street
k)Owned By: The Church of the Nazarene
Folio: 41990-0000-8 441,053 5,984 6,173 6,367
Address: 21467 Dewdney Trunk Road
l)Owned By: High Way Church
Folio: 42162-0000-X 491,200 6,665 6,875 7,091
Address: 21746 Lougheed Highway
m)
Owned By: Trustees of the Congregation of the
Haney Presbyterian Church
Folio: 42176-0000-8 548,900 7,447 7,682 7,924
Address: 11858 216 Street
n)
Owned By: Trustees of St. Andrews Congregation
of the United Church of Canada
Folio: 42249-0100-6 1,762,400 23,912 24,666 25,443
Address: 22165 Dewdney Trunk Road
o)Owned By: MR Baptist Church
Folio: 42331-0100-1 5,040,700 68,392 70,547 72,769
Address: 22155 Lougheed Highway
p)
Owned By: Trustees of Webster's Corner United
Church
Folio: 63029-0100-5 247,600 3,359 3,465 3,574
Address: 25102 Dewdney Trunk Road
q)Owned By: Pentecostal Assemblies of Canada
Folio: 63163-2300-2 734,000 9,959 10,273 10,596
Address: 11756 232 Street
4 of 8
r)
Owned By: Lord Bishop of New Wesminster
(St.John Evangelical)
Folio: 94720-0001-0 426,600 5,788 5,970 6,159
Address: 27123 River Road
s)Owned By: Ruskin Gospel Church
Folio: 94803-0100-3 255,600 3,468 3,577 3,690
Address: 28304 96 Avenue
t)
Owned By: Roman Catholic Archbishop of
Vancouver
Folio: 52788-0000-8 273,700 3,714 3,831 3,951
Address: 22561 121 Avenue
u)
Owned By: The BC Conference of the Mennonite
Brethren Churches Inc.
Folio: 20762-0305-0 3,011,000 40,853 42,140 43,468
Address: 20450 Dewdney Trunk Road
v)Owned By: The Parish of St. George, Maple Ridge
Folio: 63157-2001-1 336,300 4,563 4,707 4,855
Address: 23500 Dewdney Trunk Road
w)
Owned By: Generations Christian Fellowship and
Colleen Findlay Foundation
Folio: 21034-0000-8 894,000 12,130 12,512 12,906
Address: 11601 Laity Street
x)Owned By: Apostles of Infinite Love, Canada
Folio: 94906-0000-3 216,000 2,931 3,023 3,118
Address: 27289 96 Avenue
y)Owned By: Timberline Ranch
Folio: 52982-0000-X 24,500 332 343 354
Address: 22351 144 Avenue
z)
Owned By: Governing Council of the Salvation
Army in Canada
Folio: 42345-0200-0 365,000 4,952 5,108 5,269
Address: 22188 Lougheed Highway
7 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)
Leased By: Maple Ridge Vineyard Christian
Fellowship
Folio: 31594-0000-1 548,900 5,971 6,158 6,353
Address: 22336 Dewdney Trunk Road
That in accordance with Section 224(2)(g) of the Community Charter, land or improvements used or
occupied by a religious organization, as tenant or licensee, for the purpose of public worship or for the
purposes of a hall that the council considers necessary to land or improvements so used or occupied, be
exempt from taxation:
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b)Leased By: NorthRidge Church
Folio: 63220-0000-0 828,000 10,508 10,839 11,181
Address: 22899 Dewdney Trunk Road
8 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)
Owned By: Haney-Pitt Meadows Christian School
Association
Folio: 20806-0302-0 395,400 5,018 5,176 5,339
Address: 12140 203 Street
b)Owned By: Meadowridge School Society
Folio: 63414-0003-0 896,000 11,371 11,730 12,099
Address: 12224 240 Street
c)
Owned By: Roman Catholic Archbishop of
Vancouver
Folio: 52788-0000-8 258,000 3,274 3,378 3,484
Address: 22561 121 Avenue
9 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society
(Haney House)
Folio: 31790-0000-4 453,000 2,089 2,155 2,223
Address: 11612 224 Street
b)Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society
(Haney Brick Yard Office and Haney Brick Yard
House)
Folio: 31962-0502-3 533,000 6,765 6,978 7,197
Address: 22520 116 Avenue
c)Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society (St.
Andrew's United Church)
Folio: 31428-0000-1 236,000 2,995 3,090 3,187
Address: 22279 116 Avenue
That in accordance with Section 224(2)(h) of the Community Charter, in relation to property that is exempt
under section 220(1)(l) [private schools], and area of land surrounding the exempt building shall be
exempt from taxation:
That in accordance with Section 225(2)(b) of the Community Charter the following heritage lands and
improvements shall be exempt from taxation:
6 of 8
d)Owned By: City of Maple Ridge
Leased to: Fraser Information Society (Old
Japanese School House)
Folio: 31492-0000-3 298,900 3,793 3,913 4,036
Address: 11739 223 Street
e)
Owned By: Prince David Temple Society (Masonic
Lodge)
Folio: 31429-0100-0 453,500 6,153 6,347 6,547
Address: 22272 116 Avenue
10 .
2015 Exempt
Assessed
Value
Estimated
2016
Exemption
Estimated
2017
Exemption
Estimated
2018
Exemption
a)
Land and Improvements owned by the City of
Maple Ridge, herein called Cam Neely Arena, shall
be exempted from 90% of taxation
Folio: 84120-0002-0 3,787,200 48,065 49,579 51,141
Address: 23448 105 Avenue
b)
Land and Improvements owned by the City of
Maple Ridge, herein called the Golden Ears Winter
Club, shall be exempted from 95% of taxation
Folio: 84120-0004-0 2,781,410 35,300 36,412 37,559
Address: 23588 105 Avenue
11 .The exemptions from taxation as herein before noted applies for the year 2016.
12 .The exemptions granted by this bylaw are without prejudice to any claim for
entitlement to exemption based on any other provisions of the Community Charter or
any other legislation.
That in accordance with Section 224(2)(c) of the Community Charter, “land or improvements that the
council considers would otherwise qualify for exemption under section 220 [general statutory exemptions]
were it not for a secondary use", the council may, by the adoption of a bylaw, determine the proportions of
the land and improvements that are to be exempt and taxable; and Section 224(2)(i) of the Community
Charter, land or improvements owned or held by an athletic or service club or association and used
principally as a public park or recreation ground or for public athletic or recreational purposes, shall be
exempt from taxation as by the proportions set in accordance with Section 224(2)(c) of the Community
Charter:
Included within each of the exemptions 10(a) and 10(b) is a proportionate share (based on the square
footage areas of Cam Neely Arena, The Golden Ears Winter Club, and the remainder of the building) of all
entrances, lobbies, change rooms, stairs, elevators, hallways, foyers and other common use areas of the
lands and improvements
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READ a FIRST TIME the ________ day of _______, 2015.
READ a SECOND TIME the __________ day of ___________, 2015.
READ a THIRD TIME the ________ day of _____________, 2015.
ADOPTED the _________ day of ___________, 2015.
PRESIDING MEMBER CORPORATE OFFICER
8 of 8
1135
Page 1 of 3
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 31, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: Partnering Agreements
- Town Centre Investment Incentive Program and
- Employment Land Investment Incentive Program
EXECUTIVE SUMMARY:
In the fall of 2014, Municipal Council approved the framework for the Employment Land Investment
Incentive Program. Council also endorsed a two-year extension of the commercial portion of the
Town Centre Investment Incentive Program. Both incentive programs are intended to accelerate
private investment and to attract new businesses and high value jobs to Maple Ridge. Council
approved the use of partnering agreements as one of the tools to support both incentive programs.
Two projects are now at the stage where partnering agreements are required in order for the City to
provide incentive payments. In accordance with Council direction, agreements are presented for
consideration at a public meeting, and although legally subject to Council approval, the projects
meet pre-established eligibility requirements.
RECOMMENDATION:
That the Corporate Officer be authorized to execute Partnering Agreements to:
1.Meridian Acquisitions Ltd. under building permit number 15-107398 in the amount of
$5,539.35; and,
2.Anmore Holdings Inc. under building permit number 15-111021 in the amount of
$8,610.29.
BACKGROUND:
The Town Centre Investment Incentive Program was launched in 2011 to accelerate the
implementation of the Town Centre Area Plan. The residential portion of the program was
discontinued in December 2013, and the commercial portion was extended to the end of 2016. The
four year Employment Land Investment Incentive Program was launched in 2015 to help implement
the Commercial and Industrial Strategy.
Two development projects that meet the eligibility requirements have been issued building permits.
This is the trigger for the incentive programs to begin, and the partnering agreement incentives are 1136
Page 2 of 3
now due. In order to proceed, the City requires each owner to enter into a partnering agreement to
ensure obligations are clearly understood. The projects are described as follows:
Meridian Acquisitions Ltd. under building permit number 15-107398 in the amount of
$5,539.35, to assist in the construction of their new two-storey commercial building located
at 11980 227 Street, Maple Ridge, BC, under the Town Centre Investment Incentive
Program; and,
Anmore Holdings Inc. under building permit number 15-111021 in the amount of $8,610.29
to assist in the construction of their new one-storey industrial warehouse located at 20210
113B Avenue, Maple Ridge, BC, under the Employment Land Investment Incentive Program.
Public notice was issued in accordance with Sections 24, 21 and 94 of the Community Charter.
BUSINESS AND FINANCIAL PLAN IMPLICATIONS:
Council previously set aside approximately $3 million to fund the incentive programs. After covering
off partnering agreements and tax exemptions to date, there is about $1.4 million remaining. The
partnering agreements referred to in this report will require that the reserve will be drawn down by
$14,149.64.
Through the incentive programs, both projects have also benefitted from building permit discounts of
$12,866.38 for Meridian Acquisitions Ltd. and $9,452.75 for Anmore Holdings Inc.
The programs also provide incentives in the form of property tax exemptions. Amounts will be driven
by future BC Assessment valuations and are therefore difficult to predict. An estimate of the
incentives, based on construction value and using 2015 property tax rates, would result in
approximately $125,000 spread over three to five years. Revitalization Tax Exemption Agreements
will be necessary to initiate this portion of the incentive programs once the projects are nearing
completion.
CITIZEN IMPLICATIONS:
The City’s approach to the incentive programs is one of full transparency. There have been numerous
Council reports, presentations and newspaper notices, and over four years of incentive program
implementation. The Employment Land Investment Incentive Program is intended to attract new
commercial and industrial businesses and high value jobs to Maple Ridge while the Town Centre
Investment Incentive Program is intended to stimulate growth and density, as well as to enhance the
quality of new and existing development in our Town Centre. Both incentive programs’ goals and
objectives have consistently ranked as highly desirable in citizen surveys.
Page 3 of 3
CONCLUSION:
This report requests Council authorization to execute partnering agreements that will allow the City
to provide financial incentives for the two building permits noted in this report. The projects meet
pre-established eligibility criteria adopted by Council. The incentives total $14,149.64, and support
the $3.4 million in construction value represented by these projects. The partnering agreement
incentives are a component of a comprehensive incentive program that supports the Commercial
and Industrial Strategy and the Town Centre Area Plan.
“Original signed by Laura Benson” “Original signed by Paul Gill”
Prepared
by:
Laura Benson, CPA, CMA
Manager of Sustainability
and Corporation Planning
Approved
by:
Paul Gill, B.B.A, C.G.A, F.R.M
General Manager: Corporate &
Financial Services
“Original signed by Paul Gill”
Concurrence
by:
Paul Gill, B.B.A, C.G.A, F.R.M
Acting Chief Administrative Officer
Attachments:
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 2 – Partnering Agreement – Anmore Holdings Inc.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 1 – Partnering Agreement – Meridian Acquisitions Ltd.
Appendix 2 – Partnering Agreement - Anmore Holdings Inc.
Appendix 2 – Partnering Agreement - Anmore Holdings Inc.
Appendix 2 – Partnering Agreement - Anmore Holdings Inc.
Appendix 2 – Partnering Agreement - Anmore Holdings Inc.
Appendix 2 – Partnering Agreement - Anmore Holdings Inc.