HomeMy WebLinkAbout2016-01-26 Council Meeting Agenda and Reports.pdf
City of Maple Ridge
COUNCIL MEETING AGENDA
January 26, 2016
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 January 12, 2016
402 Minutes of the Development Agreements Committee Meetings of January 7
and 19, 2016
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
501 Maple Ridge Resilience Initiative – Strong Kids Team
• Chevron Canada
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people’s lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person’s behavior will be
reprimanded. The meeting is live streamed and recorded by the City of Maple Ridge
and filmed by Shaw Communications Inc.
Page 1
Council Meeting Agenda
January 26, 2016
Council Chamber
Page 2 of 6
600 DELEGATIONS
601 Real Acts of Caring Presentation
• Students from Maple Creek Middle School
602 Dr. Doug Bing, MLA, Maple Ridge-Pitt Meadows
700 UNFINISHED BUSINESS
701 Motion by Councillor Bell
Motion resolving the right of citizens of Maple Ridge to a healthy
environment
See attached
800 CORRESPONDENCE
900 BYLAWS
Bylaws for Final Reading
901 2013-039-RZ, 20208 McIvor Avenue
Staff report dated January 26, 2016 recommending final reading
901.1 Maple Ridge Official Community Plan Amending Bylaw No. 7121-2014
To designate from Agricultural to Urban Residential and Conservation and
to include in the Urban Area Boundary
Final reading
901.2 Maple Ridge Zone Amending Bylaw No. 7022-2013
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family
Urban [Medium Density] Residential) to permit subdivision into
approximately 14 single family lots
Final reading
902 2011-089-RZ, 22309, 22319 and 22331 St. Anne Avenue
Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw No. 6913-2012
Staff report dated January 26, 2016 recommending final reading
To designate the property as heritage property and to enter into a Heritage
Revitalization Agreement which will include conservation of the Turnock/
Morse Residence and the construction of an apartment building
Final reading
Council Meeting Agenda
January 26, 2016
Council Chamber
Page 3 of 6
903 2016-2020 Financial Plan Bylaw No. 7194-2015
To establish the five year financial plan for the years 2016 through 2020
Final reading
904 Advisory Committees Bylaws
To enact amendments to advisory committees and to establish two new
committees
• Maple Ridge Active Transportation Advisory Committee Bylaw 7201-2016
• Maple Ridge Community Heritage Commission Amending Bylaw No. 7199-
2016
• Maple Ridge Environmental Advisory Committee Bylaw No. 7202-2016
• Maple Ridge Economic Development Committee Bylaw No. 7204-2016
• Maple Ridge Public Art Steering Committee Amending Bylaw No. 7200-2016
• Maple Ridge Social Policy Advisory Committee Bylaw No. 7203-2016
Final reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes – January 11 and January 18, 2016
Public Works and Development Services
1101 2014-087-RZ, 11980 227 Street, Site Specific Text Amendment
Staff report dated January 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7189-2015 to permit a full range of professional
services in the CS-1 (Service Commercial) zone be given first and second
readings and be 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
January 26, 2016
Council Chamber
Page 4 of 6
1102 2015-283-RZ, 14160 256 Street, Addendum Report
Staff report dated January 18, 2016 providing additional information on
application 2015-283-RZ and recommending that Maple Ridge Zone
Amending Bylaw No. 7177-2015 to permit cleaning of low hazard
transformers and storage and minor processing of hydrocarbons be given
first and second readings and be forwarded to Public Hearing.
1103 2013-039-DVP, 20208 McIvor Avenue
Staff report dated January 18, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2013-039-DVP to increase retaining
wall height on Lots 1 and 2.
Financial and Corporate Services (including Fire and Police)
1131 2015 Council Expenses
Staff report dated January 18, 2016 providing on update on Council
expenses to the end of November and December for 2015.
Community Development and Recreation Service
1151
Correspondence
1171
Other Committee Issues
1181
1200 STAFF REPORTS
1201 2011-089-DP, 22309, 22319 and 22331 St. Anne Avenue
Staff report dated January 26, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2011-089-DP to govern form and
character of a proposed apartment building and site landscaping.
Council Meeting Agenda
January 26, 2016
Council Chamber
Page 5 of 6
1202 2015-287-DP, 22309, 22319 and 22331 St. Anne Avenue
Staff report dated January 26,2016 recommending that the Corporate
Officer be authorized to sign and seal 2015-287-DP to govern the
conservation works for the Morse/Turnock Residence.
1203 UBCM – Strategic Wildfire Prevention Initiative – FireSmart Grant Program
Staff report dated January 26, 2016 recommending that a FireSmart
Communities Grant Program project be supported and that the City provide
overall grant management.
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
1400 OTHER MATTERS DEEMED EXPEDIENT
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1600 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
January 26, 2016
Council Chamber
Page 6 of 6
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
January 12, 2016
The Minutes of the City Council Meeting held on January 12, 2016 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 E.C. Swabey, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Community Development,
Councillor K. Duncan Parks and Recreation Services
Councillor B. Masse P. Gill, General Manager Corporate and Financial Services
Councillor G. Robson F. Quinn, General Manager Public Works and Development
Councillor T. Shymkiw Services
Councillor C. Speirs C. Carter, Director of Planning
C. Marlo, Manager of Legislative Services
A. Gaunt, Confidential Secretary
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
The meeting was live streamed and recorded by the City of Maple Ridge
Note: Councillor Shymkiw was not in attendance at the start of the meeting
100 CALL TO ORDER
200 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
300 APPROVAL OF THE AGENDA
The agenda was approved as circulated.
401
Council Meeting Minutes
January 12, 2016
Page 2 of 12
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Regular Council Meeting of December 8, 2016
R/2016-009
It was moved and seconded
That the minutes of the Regular Council Meeting of December 8, 2015 be
adopted as circulated.
CARRIED
402 Minutes of the Public Hearing of December 8, 2015
R/2016-010
It was moved and seconded
That the minutes of the Public Hearing of December 8, 2015 be adopted as
circulated.
CARRIED
403 Minutes of the Development Agreements Committee Meeting of December
7, 10, 15, 16, 22 and 29, 2015
R/2016-011
It was moved and seconded
That the minutes of the Development Agreements Committee Meeting of
December 7, 10, 15, 16, 22 and 29, 2015 be received.
CARRIED
500 PRESENTATIONS AT THE REQUEST OF COUNCIL – Nil
600 DELEGATIONS – Nil
700 UNFINISHED BUSINESS – Nil
800 CORRESPONDENCE – Nil
Council Meeting Minutes
January 12, 2016
Page 3 of 12
Note: Councillor Shymkiw joined the meeting at 7:06 p.m.
900 BYLAWS
Bylaws for Final Reading
901 2011-081-RZ, 23940 104 Avenue
Staff report dated January 12, 2016 recommending final reading
901.1 Maple Ridge Official Community Plan Amending Bylaw No. 7120-2014
To amend the Urban Area Boundary, to designate from Agricultural to Urban
Residential and Conservation and to add to Conservation
Final reading
R/2016-012
It was moved and seconded
That Bylaw No. 7120-2014 be adopted.
CARRIED
Councillor Duncan, Councillor Speirs - OPPOSED
901.2 Maple Ridge Zone Amending Bylaw No. 6906-2012
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential
District) and R-2 (Urban Residential District) to permit a future subdivision
into 68 residential lots
Final reading
R/2016-013
It was moved and seconded
That Bylaw No. 6906-2012 be adopted.
CARRIED
Councillor Duncan, Councillor Speirs - OPPOSED
902 Hampton Street Extension Bylaw No. 7178-2015
To establish the charges for road, storm sewer, sanitary sewer and water
services on the 20100 block of Hampton Street
Final reading
R/2016-014
It was moved and seconded
That Bylaw No. 7178-2015 be adopted.
CARRIED
Council Meeting Minutes
January 12, 2016
Page 4 of 12
903 Maple Ridge Tree Protection and Management
903.1 Maple Ridge Tree Protection and Management Bylaw No. 7133-2015
To manage the urban forest and tree canopy and regulate, prohibit and
impose requirements in relation to tree cutting and removal
Final reading
R/2016-015
It was moved and seconded
That Bylaw No. 7133-2015 be adopted.
CARRIED
903.2 Maple Ridge Ticket Information Utilization Amending Bylaw No. 7191-2015
To include fines associated with Maple Ridge Tree Protection and
Management Bylaw No. 7133-2015
R/2016-016
It was moved and seconded
That Bylaw No. 7191-2015 be adopted.
CARRIED
903.3 Maple Ridge Development Application Fee Amending Bylaw No. 7192-
2015
To include fees for tree cutting permits associated with Maple Ridge Tree
Protection and Management Bylaw No. 7133-2015
R/2016-017
It was moved and seconded
That Bylaw No. 7133-2015 be adopted.
CARRIED
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
Minutes – December 7, 2015
R/2016-018
It was moved and seconded
That the minutes of the Committee of the Whole Meeting of December 7,
2015 be received.
CARRIED
Council Meeting Minutes
January 12, 2016
Page 5 of 12
Public Works and Development Services
1101 Non-Farm Use Report – Employee Residential, 13540 Neaves Road
Staff report dated January 11, 2016 recommending that Non-Farm Use
Application 2015-355-AL for an accessory employee dwelling be forwarded
to the Agricultural Land Commission.
R/2016-019
It was moved and seconded
That Non-Farm Use Application 2015-355-AL for an accessory employee
dwelling, be forwarded to the Agricultural Land Commission, in accordance
with Council direction as outlined in the staff report dated January 11,
2016 and titled, Non-Farm Use Report – Employee Residential 13540
Neaves Road.
CARRIED
1102 2015-318-RZ, 11650 224 Street, RS-1 and C-3 to RM-2 and C-3
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7198-2015 to rezone from RS-1 (One Family Urban
Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density
Apartment Residential) to permit development of a 6 storey building with
50 dwelling units and a 115 unit multi-family building be given first reading
and that the applicant provide further information as described on
Schedules A, C, D and I of the Development Procedures Bylaw No. 5879-
1999, along with the information required for a permit.
R/2016-020
It was moved and seconded
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.
Council Meeting Minutes
January 12, 2016
Page 6 of 12
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 Bylaw No. 7198-2015 be given first reading; and
That the applicant provide further information as described on Schedules
A, C, D, and I of the Development Procedures Bylaw No. 5879–1999, along
with the information required for a Permit.
CARRIED
1103 2015-347-RZ, 20621 123 Avenue, RS-3 to RS-1 and RS-1b
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7193-2015 to rezone from RS-3 (One Family Rural
Residential) to RS-1 (One Family Urban Residential) and RS-1b (One Family
Urban [Medium Density] Residential) to permit subdivision into
approximately 10 single family residential lots be given first reading and
that the applicant provide further information as described on Schedules A,
B, F and G of the Development Procedures Bylaw No. 5879-1999, along
with information required for a subdivision application.
R/2016-021
It was moved and seconded
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;
Council Meeting Minutes
January 12, 2016
Page 7 of 12
That Bylaw No.7193-2015 be given first reading; and
That the applicant provide further information as described on Schedules
A, B, F and G of the Development Procedures Bylaw No. 5879–1999, along
with the information required for a subdivision application.
CARRIED
1104 2015-350-RZ, 24341 112 Avenue, RS-2 to RS-1b
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7197-2015 to rezone from RS-2 (One Family
Suburban Residential) to RS-1b (One Family Urban [Medium Density]
Residential to permit a subdivision of approximately 9 single family lots be
given first reading and that the applicant provide further information as
described on Schedules B and E of the Development Procedures Bylaw No.
5879-1999, along with information required for a subdivision application.
R/2016-022
It was moved and seconded
1. That Bylaw No. 7197-2015 be given first reading; and
2. That the applicant provide further information as described on
Schedules B and E of the Development Procedures Bylaw No. 5879–
1999, along with the information required for a subdivision
application.
CARRIED
1105 2015-373-RZ, 23616 132 Avenue, RS-2 to RM-1 and R-1
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7195-2015 to rezone from RS-2 (One Family
Suburban Residential) to RM-1 (Townhouse Residential) and R-1
(Residential District) for development of approximately 12 townhouse units
and one single family residential lot be given first reading and that the
applicant provide further information as described on Schedules A, B, C, D,
E, F, G and J of the Development Procedures Bylaw No. 5879-1999, along
with information required for a subdivision application.
R/2016-023
It was moved and seconded
1. 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:
Council Meeting Minutes
January 12, 2016
Page 8 of 12
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.
2. 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;
3. That Bylaw No. 7195-2015 be given first reading; and
4. That the applicant provide further information as described on
Schedules A, B, C, D, E, F, G and J of the Development Procedures
Bylaw No. 5879–1999, along with the information required for a
subdivision application.
CARRIED
1106 2015-281-DP, 20290 Lougheed Highway
Staff report dated January 11, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2015-281-DP to upgrade the exterior
of an existing building (Burger King).
R/2016-024
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2015-281-DP
respecting property located at 20290 Lougheed Highway.
R/2016-025
It was moved and seconded
That Item 1106 be deferred to an appropriate Council meeting in February
2016.
CARRIED
Council Meeting Minutes
January 12, 2016
Page 9 of 12
1107 2012-109-RZ, 24979 108 Avenue, Final One Year Extension
Staff report dated January 11, 2016 recommending a final one year
extension be granted for rezoning application 2012-109-RZ to allow for
subdivision into 13 single family lots.
R/2016-026
It was moved and seconded
That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-
1999, a one year extension be granted for rezoning application 2012-109-
RZ and that the following conditions be addressed prior to consideration of
final reading:
i. Road dedication as required;
ii. Removal of the existing buildings; and
iii. A disclosure statement must be submitted by a Professional Engineer
advising whether there is any evidence of underground fuel storage
tanks. If there is evidence, a site profile pursuant to the Waste
Management Act must be provided in accordance with the
regulations.
CARRIED
Financial and Corporate Services (including Fire and Police)
1131 2016-2020 Financial Plan Bylaw No. 7194-2015
Staff report dated January 11, 2016 recommending that Maple Ridge
2016-2020 Financial Plan Bylaw No. 7194-2015 be given third reading.
R/2016-027
It was moved and seconded
That Bylaw No. 7194-2015 be given third reading.
CARRIED
1132 Fire Dispatch and Operations “After Hours” Service Contract
Staff report dated January 11, 2016 providing information on the results of
the request for proposal issued for Fire Dispatch Services and “After Hours”
call service for the operations centre.
For information only
No motion required
Council Meeting Minutes
January 12, 2016
Page 10 of 12
1133 Advisory Committees Bylaws
Staff report dated January 11, 2016 recommending that the attached
bylaws enacting amendments to advisory committees be given first, second
and third readings and that implementation steps be endorsed.
R/2016-028
It was moved and seconded
That Maple Ridge Active Transportation Advisory Committee Bylaw 7201-
2016 be given first, second and third readings.
That Maple Ridge Community Heritage Commission Amending Bylaw No.
7199-2016 be given first, second and third readings.
That Maple Ridge Environmental Advisory Committee Bylaw No. 7202-
2016 be given first, second and third readings.
That Maple Ridge Economic Development Committee Bylaw No. 7204-
2016 be given first, second and third readings.
That Maple Ridge Public Art Steering Committee Amending Bylaw No.
7200-2016 be given first, second and third readings.
That Maple Ridge Social Policy Advisory Committee Bylaw No. 7203-2016
be given first, second and third readings.
That the implementation plan for existing committees and new committees
identified in the January 11, 2016 report titled “Advisory Committee
Bylaws” be endorsed.
CARRIED
1134 Disbursements for the month ended November 30, 2015
Staff report dated January 11, 2016 recommending that the
disbursements for the month ended November 30, 2015 be received for
information.
Council Meeting Minutes
January 12, 2016
Page 11 of 12
R/2016-029
It was moved and seconded
That the disbursements as listed below for the month ended November 30, 2015 be received for information only.
General $ 6,917,058.
Payroll $ 1,770,870.
Purchase Card $ 83,119.
$ 8,771,047.
CARRIED
1135 Disbursements for the month ended December 31, 2015
Staff report dated January 11, 2016 recommending that the
disbursements for the month ended December 31, 2015 be received for
information.
R/2016-030
It was moved and seconded
That the disbursements as listed below for the month ended December 31, 2015 be received for information only.
General $ 11,169,412.
Payroll $ 1,910,393.
Purchase Card $ 92,182.
$13,171,987.
CARRIED
1136 Adjustments to the 2015 Collector’s Rolls
Staff report dated January 11, 2016 submitting information on changes to
the 2015 Collector’s Roll through the issuance of Supplementary Rolls 9
and 10.
For information only
No motion required
Community Development and Recreation Service – Nil
Council Meeting Minutes
January 12, 2016
Page 12 of 12
Administration
1171 Tourism Website
Staff report dated January 11, 2016 providing an update on the
development of the tourism section of the City’s website.
For information only
No motion required
Correspondence – Nil
Other Committee Issues – Nil
1200 STAFF REPORTS – Nil
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL – Nil
1400 OTHER MATTERS DEEMED EXPEDIENT – Nil
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS – Nil
1600 QUESTIONS FROM THE PUBLIC – Nil
1700 ADJOURNMENT – 8:09 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
C. Marlo, Corporate Officer
The Right to a Healthy Environment
WHEREAS the Canadian Charter of Rights and Freedoms presently does not explicitly enshrine the
right of citizens to a healthy environment and fully functioning ecosystems;
AND WHEREAS the City of Maple Ridge understands that a healthy environment, a strong economy
and a healthy society are inextricably linked to the well-being of our community;
AND WHEREAS the City’s Corporate Mission Statement is to provide “A safe, livable and sustainable
community for our present and future citizens”;
AND WHEREAS the City’s Official Community Plan provides a strong policy foundation to pursue
actions and initiatives that contribute toward a healthy environment;
AND WHEREAS in proclaiming this declaration, Council is articulating public policy principles, but not
creating or guaranteeing any legal rights or obligations;
THEREFORE BE IT RESOLVED:
1.That the City of Maple Ridge requests the Province of British Columbia enact a provincial bill
of rights that:
a)Recognizes the right of every resident to live in a healthy environment: including the
right to clean air; clean water; safe and healthy food; and functional ecosystems;
b)Provides for public participation in decision-making respecting the environment and
access to environmental information;
c) Provides access to justice when environmental rights are infringed; and
d)Has whistleblower protection.
2.That the City of Maple Ridge, within its jurisdiction and authority, continues to respect,
protect, fulfill and promote these rights, and commits to encouraging the respect, protection,
fulfillment and promotion of these rights;
3.That the City of Maple Ridge continues to consider its mission statement “A safe, livable and
sustainable community for our present and future citizens” in decision-making and
evaluation to ensure the well-being of our community.
701
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 26, 2016
and Members of Council FILE NO: 2013-039-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading:
Official Community Plan Amending Bylaw No. 7121-2014
Zone Amending Bylaw No. 7022-2013
20208 Mcivor Avenue
EXECUTIVE SUMMARY:
Bylaws 7121-2014 and 7022-2013 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 a subdivision into 14 single family residential
lots, each not less than 557 m².
Council granted first reading for Zone Amending Bylaw No. 7022-2013 on September 24, 2013.
Council granted first and second reading for Official Community Plan (OCP) Amending Bylaw No.
7121-2014 and second reading for Zone Amending Bylaw No. 7022-2013 on November 25,
2014. This application was presented at Public Hearing on December 9, 2014 and Council
granted third reading on December 9, 2014. A one year extension was granted on December 8,
2015.
Pursuant with Council direction, this application is exempt from the Community Amenity
Contribution (CAC) program because it was presented at Public Hearing and subsequently
received third reading.
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 7121-2014 be adopted; and
That Zone Amending Bylaw No. 7022-2013 be adopted.
DISCUSSION:
a)Background Context:
Council considered this rezoning application at a Public Hearing held on December 9, 2014, and
subsequently granted third reading to Zone Amending Bylaw No. 7022-2013 with the stipulation
that the following conditions be addressed:
i.A Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of
a security, as outlined in the Agreement;
ii.Approval from the Ministry of Transportation and Infrastructure;
901
- 2 -
iii. Amendment to Official Community Plan Schedules "B" and “C”;
iv. Park dedication as required;
v. Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
vi. Registration of a Statutory Right-of-Way plan and agreement for sanitary sewer;
vii. 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; and
viii. Registration of Archaeological Report, prepared by Antiquus Archaeological Consultants
Ltd., with the Ministry of Forests, Lands and Natural Resource Operations,
Archaeological Branch.
The following applies to the above:
1. A Rezoning Servicing Agreement is not required for this development. All servicing
requirements will be provided at the subdivision stage.
2. Approval from the Ministry of Transportation and Infrastructure was received January
8, 2015;
3. Schedule B and C will be amended upon adoption of the relevant bylaws;
4. Park dedication for Conservation purposes is complete.
5. A Geotechnical Restrictive Covenant along with the Geotechnical Report has been
submitted to the Land Title Office for registration on title as per the “Letter of
Undertaking” by the solicitor.
6. A Statutory Right-of-Way Plan has been submitted to the Land Title Office for
registration on title as per the “Letter of Undertaking” by the solicitor.
7. Disclosure statement submitted December 8, 2015 indicates that no underground fuel
storage tanks exist on the subject property.
8. The Archaeological Report, dated March 25, 2015, was reviewed and accepted by the
Archaeology Branch with the Ministry of Forests, Lands and Natural Resource
Operations and indicated “that no further archaeological work is required for the
residential subdivision”.
- 3 -
CONCLUSION:
The purpose of the rezoning application is to permit a subdivision into 14 single family residential
lots, each not less than 557 m² in area. As the applicant has met Council’s conditions, it is
recommended that final reading be given to OCP Amending Bylaw No. 7121-2014 and Zone
Amending Bylaw No. 7022-2013.
“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 Frank Quinn” for
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7121-2014
Appendix C – Zone Amending Bylaw No. 7022-2013
Appendix D – Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 27, 2013 FILE: 2013-039-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20208 MCIVOR AVENUE
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7121-2014
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 desirable to amend Schedules "B" & "C" 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. 7121-2014
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 897, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to include the land within the Urban Area
Boundary; and
and outlined in heavy black line on Map No. 898, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by re-designating to “Urban Residential” and
“Conservation”.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 899, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 25th day of November, 2014.
READ A SECOND TIME the 25th day of November, 2014.
PUBLIC HEARING HELD the 9th day of December, 2014.
READ A THIRD TIME the 9th day of December, 2014.
ADOPTED the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
901.2
12441
12463 1248112416
12449
12486
2015112496
1
2
2
8
1 1228512375
12383
12425
1243712469
20245202
5
5
12451
12434
12448
12456
12310
12455
2
0
1
6
8
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781247412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
20 2 2 512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220 2 0 5
20235
12411
12421
12457
12408
12442
12461
2017312405
1
2
2
7
7
12451
12422
12440
202521
2
5
AVE
.ALLISON ST.DAVENPORT DR.201 ST.Mc IVO R AVE .
123 AVE.202 ST.BCP 46775LMP 49 634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 214 83
29
BCP 30 587 34 35
11
44
45
25P 20395P 21483P 643 17
1
37
33
P 4223021
5
24
6
15
P 133 28
31
14 13 12
50
BCP 30 587
48
P 840 89
10
29
6
5
7
P 430 23
7
30
16
43
39
5
P 169 60
32P 21483BCP2116 8
2 P 2039536
34
9
8LMP 4151816
18
17
15
51
47
14
46
102
6
1
BCP 30 587
Rem 2
Rem. 1
27
33
49
6
7
28P 20395LMP 3604LMP 36 04
P 215 55
10
Pcl. 1
4
11
36
37
10 9
31
103 P 5558340
39
35
LMP 4151 8
P 876 52
86
5
BCP 30586RW 6 2 6 6 4
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3
60
5
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 3 0 5 8 6
BCP 30586BCP 30586
RW 6 2 6 6 4
´
SCALE 1:2 ,5 00
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend the Urban Area Boundary As Shown
7121-2014897
ExistingUrban Area Boundary
ExistingUrban Area Boundary
Proposed Urban Area Boundary
Urban Area BoundaryTo Be Removed
12441
12463 1248112416
12449
12486
2015112496
1
2
2
8
1 1228512375
12383
12425
1243712469
20245202
5
5
12451
12434
12448
12456
12310
12455
2
0
1
6
8
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781247412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
20 2 2 512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220 2 0 5
20235
12411
12421
12457
12408
12442
12461
2017312405
1
2
2
7
7
12451
12422
12440
202521
2
5
AVE
.ALLISON ST.DAVENPORT DR.201 ST.Mc IVO R AVE .
123 AVE.202 ST.BCP 46775LMP 49 634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 214 83
29
BCP 30 587 34 35
11
44
45
25P 20395P 21483P 643 17
1
37
33
P 4223021
5
24
6
15
P 133 28
31
14 13 12
50
BCP 30 587
48
P 840 89
10
29
6
5
7
P 430 23
7
30
16
43
39
5
P 169 60
32P 21483BCP2116 8
2 P 2039536
34
9
8LMP 4151816
18
17
15
51
47
14
46
102
6
1
BCP 30 587
Rem 2
Rem. 1
27
33
49
6
7
28P 20395LMP 3604LMP 36 04
P 215 55
10
Pcl. 1
4
11
36
37
10 9
31
103 P 5558340
39
35
LMP 4151 8
P 876 52
86
5
BCP 30586RW 6 2 6 6 4
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3
60
5
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 3 0 5 8 6
BCP 30586BCP 30586
RW 6 2 6 6 4
´
SCALE 1:2 ,5 00
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Agricultural
Urban ResidentialConservation
7121-2014898
Urban Area Boundary
Urban Area Boundary
12441
12463 1248112416
12449
12486
2015112496
1
2
2
8
1 1228512375
12383
12425
1243712469
20245202
5
5
12451
12434
12448
12456
12310
12455
2
0
1
6
8
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781247412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
20 2 2 512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220 2 0 5
20235
12411
12421
12457
12408
12442
12461
2017312405
1
2
2
7
7
12451
12422
12440
202521
2
5
AVE
.ALLISON ST.DAVENPORT DR.201 ST.Mc IVO R AVE .
123 AVE.202 ST.BCP 46775LMP 49 634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 214 83
29
BCP 30 587 34 35
11
44
45
25P 20395P 21483P 643 17
1
37
33
P 4223021
5
24
6
15
P 133 28
31
14 13 12
50
BCP 30 587
48
P 840 89
10
29
6
5
7
P 430 23
7
30
16
43
39
5
P 169 60
32P 21483BCP2116 8
2 P 2039536
34
9
8LMP 4151816
18
17
15
51
47
14
46
102
6
1
BCP 30 587
Rem 2
Rem. 1
27
33
49
6
7
28P 20395LMP 3604LMP 36 04
P 215 55
10
Pcl. 1
4
11
36
37
10 9
31
103 P 5558340
39
35
LMP 4151 8
P 876 52
86
5
BCP 30586RW 6 2 6 6 4
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3
60
5
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 3 0 5 8 6
BCP 30586BCP 30586
RW 6 2 6 6 4
´
SCALE 1:2 ,5 00
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7121-2014899
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7022-2013
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. 7022-2013."
2.That parcel or tract of land and premises known and described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 1594 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 24th day of September, 2013.
READ a second time the 25th day of November, 2014.
PUBLIC HEARING held the 9th day of December, 2014.
READ a third time the 9th day of December, 2014.
APPROVED by the Ministry of Transportation and Infrastructure this 8th day of January, 2015.
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
901.2
12441
12463 1248112416
1244
9
12
4
8
6
2015112
4
9
6
1
2
2
8
1 1228512375
12383
12425
1243712469
2024520
2
5
5
12451
12434
12
4
4
8
12
4
5
6
12310
12
4
5
5
2
0
1
6
8
1244
2
1245
2
20181
12272 2022012450
12431
1246
9
12
4
7
5
12
4
7
0
20184
12425
12445
12421
201781247412426/28
12426
12
4
9
7
12439
12
4
6
7
124
6
2
20208201992020612382
20240202482022012270
12
4
6
2
12409
12429
2015712406
201651248
5
12495
2018512430
12280 2024312
4
7
8
12416
12
4
9
8
12
4
7
3
12
4
7
9
12415
12273
12399
12392
12400
12402
2022512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220205
2023
5
12411
12421
12457
12408
12442
12
4
6
1
2017312405
1
2
2
7
7
12451
12422
12440
202521
2
5
AVE
.ALLISON ST.DAVENPORT DR.201 ST.McIVOR AVE.
123 AVE.202 ST.BCP 46775LMP 49634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 21483
29
BCP 30587 34 35
11
44
45
25P 20395P 21483P 64317
1
37
33
P 4223021
5
24
6
15
P 13328
31
14 13 12
50
BCP 30587
48
P 84089
10
29
6
5
7
P 43023
7
30
16
43
39
5
P 16960
32P 21483BCP21168
2 P 2039536
34
9
8LMP 4151816
18
17
15
51
47
14
46
102
6
1
BCP 30587
Rem 2
Rem. 1
27
33
49
6
7
28P 20395LMP 3604
LMP 3604
P 21555
10
Pcl. 1
4
11
36
37
10 9
31
103 P 5558340
39
35
LMP 41518
P 87652
86
5
BCP 30586RW
6
2
6
6
4
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P
3
6
0
5
EP 84091
BCP 3
0
5
8
6
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 305
8
6
BCP 30586BCP 30586
RW 6266
4
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7022-20131594
Urban Area Boundary
Urban Area Boundary
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 26, 2016
and Members of Council FILE NO: 2011-089-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading:
Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw No. 6913-2012
22309, 22319 and 22331 St. Anne Avenue
EXECUTIVE SUMMARY:
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-
2012 (the “HRA Bylaw”) has been considered by Council and at Public Hearing and subsequently
was granted Third Reading. The applicant has requested that Final Reading be granted, with minor
amendments being necessary to the HRA Bylaw and the Heritage Revitalization Agreement attached
to the HRA Bylaw. The purpose of the rezoning is to allow the Turnock/Morse Residence (“the
Turnock Residence”) to be adapted for reuse as a duplex and in exchange for its conservation in
accordance with the Heritage Conservation Plan forming part of the Agreement, to be allowed to
construct a 66 unit four-storey apartment building with underground parking, based on the RM-2
(Medium Density Apartment) zone.
Council granted first reading for the HRA Bylaw on April 10, 2012 and second reading on October 9,
2012. This application was presented at Public Hearing on November 20, 2012, and Council
granted third reading on November 27, 2012. Council granted a first extension on November 12,
2013, and a second extension on October 28, 2014.
Development Permit No. 2011-089-DP will govern the form and character of the proposed
apartment building and site landscaping, while Heritage Alteration Permit No. 2015-287-DP will
govern the conservation works for the Turnock Residence agreed to in the HRA Bylaw. Schedule C of
the Agreement contains the Heritage Conservation Plan detailing the Character Defining Elements
and the required conservation works. Issuance of these permits is to be at the same Council
meeting as final adoption is being considered by Council.
RECOMMENDATION:
That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw
No. 6913-2012 be amended as described in the report dated January 26, 2016 and adopted.
DISCUSSION:
a)Background Context:
Council considered this heritage application at a Public Hearing held on November 20, 2012. The
Public Hearing was required because this bylaw involves heritage designation of the subject site and
varies use and density to allow an apartment building. On November 27, 2012 Council granted Third
Reading to the HRA Bylaw.
902
- 2 -
The stipulation established at Third Reading were expanded by Council when the First Extension was
granted on November 12, 2013 because the applicant was proposing, at the time, to temporarily
relocate the Turnock Residence off site during the construction of the underground parking building.
The Turnock Residence is no longer being relocated off the site.
The following are the terms and conditions to be addressed:
1) Approval from the Ministry of Transportation and Infrastructure;
2) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
3) Road dedication as required;
4) Consolidation of the development site;
5) Removal of buildings other than the Turnock/Morse residence;
6) Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
7) Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
8) A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site
profile pursuant to the Waste Management Act must be provided in accordance with the
regulations;
9) Submission of reports from a structural engineer with expertise in heritage structures
about moving the Turnock/Morse residence during construction, and from the registered
heritage professional on record about amending the Heritage Conservation Plan with
guidelines for moving, off site relocation / security measures and moving the
Turnock/Morse residence back to a permanent location on the development site;
10) Approval of a Temporary Commercial Use Permit for the off-site storage of
Turnock/Morse residence.
The following applies to the above:
1) Ministry of Transportation and Infrastructure Approval:
The necessary approval was granted.
2) Rezoning Servicing Agreement Covenant and security:
An Undertaking to Register the required legal document for this matter has been
supplied to the City by the applicants lawyer and the required securities have been
submitted to the City.
- 3 -
3) Road dedication:
An Undertaking to Register the required legal document for this matter has been
supplied to the City by the applicants lawyer.
4) Site Consolidation:
An Undertaking to Register the required legal document for this matter has been
supplied to the City by the applicants lawyer.
5) Removal of buildings:
Structures other than the Turnock Residence have been removed.
6) Geotechnical report Covenant:
An Undertaking to Register the required legal document for this matter has been
supplied to the City by the applicants lawyer.
7) Visitors Parking Covenant:
An Undertaking to Register the required legal document for this matter has been
supplied to the City by the applicants lawyer.
8) Disclosure statement:
The necessary statement was provided confirming no evidence of underground tanks.
9) Reports from structural engineer and heritage professional:
The applicable professions have confirmed the Turnock Residence can be safely
relocated and placed on a temporary foundation and not moving the heritage building off
the site, as well as establishing the requirements to keep the Turnock Residence safe
and secure during construction activity on the site.
10) Temporary Use Permit:
Compliance with this condition is not necessary because the Turnock Residence is not
being moved off its designated heritage property.
b) Amendments to the HRA Bylaw and the Agreement:
As the details of the project were finalized, some changes were necessary to the HRA Bylaw and the
Agreement. None of the changes are related to density or use, consequently Council may amend the
HRA Bylaw for these changes without requiring a new Public Hearing. The changes are including the
following:
The ownership has changed to the applicant’s development company;
A “whereas” clause in the bylaw and a provision in the Agreement attached to the HRA Bylaw
is added about having notice of the heritage status of the Turnock Residence on every strata
unit’s title;
The language describing the heritage designation was clarified by the City solicitor;
The effective date became the adoption date of the HRA Bylaw;
The Relocation and Protection Plan prepared by Don Luxton and Associated Ltd. has been
added to Schedule “C”.
Updating the Agreement to reflect the HRA template after Council adopted the Heritage
Procedural Bylaw and new heritage practices, including:
o Posting of a “Protected Heritage Site “ sign informing the contractors and the public of
the heritage conservation works taking place;
- 4 -
o Protection measures to be taken for the Turnock Residence during the construction
phase;
o Adding a $100,000 refundable security, with language about forfeiture;
o Loss of the Tax exemption if the Turnock Residence is destroyed;
o Defining the heritage professional to be a member of the BC Association of Heritage
Professions; and
o Housekeeping matters such as changing “District” to “City” of Maple Ridge.
c) Procedural Requirements:
Notice in the newspaper in accordance with Community Charter Act Sec. 227 for the tax exemption
component of the Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw No. 6913-2012 has been done. This satisfied the requirement that Council may
only be adopted a proposed tax exemption bylaw after notice has been given.
The Community Charter Act Section 225 further requires that tax exemption bylaws may only be
adopted by an affirmative vote of at least 2/3 of all council members.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that Final Reading be given to
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-
2012, amended as described in the report dated January 26, 2016.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Aerial Photo
Appendix C – Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6913-2012
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2225411654
11710
2232822331223402235211641
116302227411739
11664 22319223182233522369/732236211695
11740 22347/51223562237411656
11746
2236211657
11697
22269222702230922345223372235722381116502227722290223282233411671116642223022311
22323223751171522266
11683
11768
22326223442234522351223502237222366ST. ANNE AVE. 223 ST.
CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
N
E
Y
B
Y
P
A
S
S
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Pcl. A
Rem
2
A
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Rem
P 155
23
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Rem
LMP 39631 41
8
P 16366C
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P 155
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Rem
22
P 16464
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BCS 3442
Rem
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57
11
47
PARK
12
13
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1
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*PP076
P 59018
Rem 7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
Rem
16
18
S
1
/
2
4
LMS 3814
31Rem 30 29
P11527
28
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45P 2899
21
46
13 LMS 2749P 50600
P 82887
27
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20 19
14
P 155
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20
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EP 59768
AP 76188
6
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9
RP 53523LMP 39214*PP07717
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RP 597817
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P 2899
Subject Properties
´
Scale: 1:1,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPA RTM ENT2225411 65 4
11 71 0
2232822331223402235211 64 1
11
6
3
02227411 73 9
11 66 4 22319223182233522369/736211 69
11 74 0 22347/5122356223741
11 74 6
2236211 65 7
11
22269222702230922345223372235722381112227722290223282233411 67 122311
2232322375122266
11 68 3
11 76 8
22326223452235102237222366ST. ANNE AVE. 223CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
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Y
B
Y
P
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S
S
A
Pcl. A
Rem
2
A
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Rem
P 155
23
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P 155
Rem
P 39631
41
8
P 16366C
P 155
P 155
1
Rem
22
P 16464
21
P 51411
32
5
BCS 3442
Rem
N44
57
11
47
PARK
12
13
RP 6192
1
18
*PP076
Rem
7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
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16
18
4
S 3814
31
Rem
30 29
P11527
28
Rem
45
21
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Rem 1
EP 59768
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RP 53523LMP 39214*PP07717
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´
Scale: 1:1,500
SKRWRJUDSK\LPDJH
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 6913-2012
A Bylaw to designate a property as a heritage property under Section 967 of the Local Government
Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local
Government Act and to grant a Tax Exemption under Section 225 of the Community Charter
___________________________________________________________
WHEREAS the Municipal Council of the City of Maple Ridge considers that the property located at
22309 St. Anne Avenue, Maple Ridge, B.C. has heritage value and heritage character and that
certain portions of the land and buildings on the Property should be designated as protected under
section 967 of the Local Government Act;
AND WHEREAS the City of Maple Ridge and PC MAPLE RIDGE DEVELOPMENT INC. (BC1008087)
(“the Owners”) wish to enter into a Heritage Revitalization Agreement for the property;
AND WHEREAS the Municipal Council of the City of Maple Ridge wishes to exercise its discretion
under section 225 of the Community Charter to exempt a portion of the property from municipal
property taxation subject to the terms of an exemption agreement;
AND WHEREAS the City of Maple Ridge has provided notice of a proposed tax exemption bylaw in
accordance with section 227 of the Community Charter;
AND WHEREAS the Owners of the Property intend to have a strata titled development of the Property
and has agreed that in order to ensure the protection of the heritage value and heritage character of
the of the Property, certain provisions must be in place, including the requirement for notice to be
placed on title to any strata lots created by the filing of a strata plan in respect of all or part of the
Property;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
Citation
1.1 This Bylaw may be cited as “Maple Ridge Heritage Designation and Revitalization and Tax
Exemption Agreement Bylaw 6913-2012”.
Interpretation
2.1 In this Bylaw, the terms “heritage value”, “heritage character” and “alter” have the
corresponding meanings given to them in the Local Government Act.
Heritage Revitalization and Tax Exemption Agreement
3.1 The City of Maple Ridge enters into a Heritage Revitalization and a Tax Exemption Agreement
(the “Agreement”) with the registered owners of the properties located at 22309, 22319,
and 22331 St. Anne Avenue, Maple Ridge and legally described as:
PID: 011-539-178
Lot 9, Block 5, District Lot 398, Group 1, New Westminster District, Plan 155
PID: 011-539-216
Lot 10, Block 5, District Lot 398, Group 1, New Westminster District, Plan 155
APPENDIX C
PID: 011-539-259
Lot 11, Block 5, District Lot 398, Group 1, New Westminster District, Plan 155
(Collectively the “Property”).
3.2 The Mayor and Corporate Officer are authorized on behalf of the City of Maple Ridge Council
to sign and seal the Agreement in the form attached as Appendix “1” to this Bylaw.
3.3 Subject to all of the terms and conditions set out in the Agreement, that portion of the
Property on which is located the “Existing Heritage Building”, as described in the Agreement,
shall be exempt from City property taxation for a term of five (5) years effective from the date
on which the Agreement comes into force.
Heritage Designation
4.1 Council hereby designates the “Existing Heritage Building”, as described in the Agreement
and that portion of the Property containing the Existing Heritage Building, as protected
heritage property for the purposes of section 967 of the Local Government Act of British
Columbia.
Exemptions
5.1 The following actions may be undertaken in relation to the Existing Heritage Building without
first obtaining a heritage alteration permit from the City:
(a) non-structural renovations or alterations to the interior of the building or structure
that do not affect any protected interior feature or fixture and do not alter the exterior
appearance of the building or structure; and
(b) non-structural normal repairs and maintenance that do not alter the exterior
appearance of a building or structure.
5.2 For the purpose of section 5.1, “normal repairs” means the repair or replacement of
elements, components or finishing materials of a building, structure or protected feature or
fixture, with elements, components or finishing materials that are equivalent to those being
replaced in terms of heritage character, material composition, colour, dimensions and
quality.
READ A FIRST TIME this 10th day of April, 2012.
READ A SECOND TIME this 9th day of October, 2012
PUBLIC HEARING held this 20th day of November, 2012.
READ A THIRD TIME this 27th day of November, 2012.
APPROVED by the Minister of Transportation this 13th day of January, 2016.
ADOPTED this day of , 2016.
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX “1” – HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT
THIS AGREEMENT dated for reference the day of , 2016 is
BETWEEN:
PC MAPLE RIDGE DEVELOPMENT INC. (BC1008087)
22311-119th Avenue
Maple Ridge, B.C. V2X 2Z2
(the “Owners”)
AND:
THE CITY OF MAPLE RIDGE
11995 Haney Place
Maple Ridge, British Columbia
V2X 6A9
(the “City”)
WHEREAS:
A. PC MAPLE RIDGE DEVELOPMENT INC. (BC1008087) is the registered owner in fee simple of
the land and all improvements located at 22309 St. Anne Avenue, 22319 St. Anne Avenue
and 22331 St. Anne Avenue, Maple Ridge, B.C. and legally described as:
PID: 011-539-178
Lot 9 Block 5 District Lot 398 Group 1 New Westminster District Plan 155
(“Lot 9”);
PID: 011-539-216
Lot 10 Block 5 District Lot 398 Group 1 New Westminster District Plan 155
(“Lot 10”);
PID: 011-539-259
Lot 11 Block 5 District Lot 398 Group 1 New Westminster District Plan 155
(“Lot 11”);
C. Together, Lot 9, Lot 10 and Lot 11 comprise the “Lands”;
D. There is one principal building currently situated on Lot 9, as shown labeled on the sketch
map attached as Schedule “A” to this Agreement (the “Existing Heritage Building”), and the
City and the Owners agree that the Existing Heritage Building has heritage merit and should
be conserved;
E. The Owners intend to consolidate the Lands to create a single parcel, generally in
accordance with the proposed development site plan attached as Schedule “B” (the
“Proposed Site Plan”);
F. The Owners intend to apply to the City for approval to construct a four-storey apartment
building on the Lands, behind the Existing Heritage Building, as shown on the Proposed Site
Plan;
G. Section 966 of the Local Government Act authorizes a local government to enter into a
Heritage Revitalization Agreement with the owner of heritage property, and to allow variations
of, and supplements to, the provisions of a bylaw or a permit issued under Part 26 or Part 27
of the Local Government Act;
H. Section 225 of the Community Charter authorizes a local government to enter into an
agreement with the owner of eligible heritage property that is to be exempt from municipal
taxation, respecting the extent of the exemption and the conditions on which it is made;
I. The Owners and the City have agreed to enter into this Heritage Revitalization and Tax
Exemption Agreement setting out the terms and conditions by which the heritage value of the
Existing Heritage Building is to be preserved and protected, in return for specified
supplements and variances to City bylaws and the exemption of the Existing Heritage
Building from City property taxation for a specified term;
THIS AGREEMENT is evidence that in consideration of the sum of ten dollars ($10.00) now paid by
each party to the other and for other good and valuable consideration (the receipt of which each
party hereby acknowledges) the Owners and the City each covenant with the other as follows:
Effective Date
1. The date of final adoption of the bylaw to which this Agreement is attached is the "Effective
Date".
Conservation of the Existing Heritage Buildings
2. The Owners shall, promptly following the Effective Date, commence and complete the
restoration, renovation and conservation of the Existing Heritage Building (the “Work”) in
accordance with recommendations set out in the Conservation Plan attached as Schedule
“C” to this Agreement (the “Conservation Plan”).
3. Prior to commencement of the Work, the Owners shall obtain from the City all necessary
permits and licences, including a heritage alteration permit.
4. The Work shall be done at the Owners’ sole expense in accordance with generally accepted
engineering, architectural and heritage conservation practices. If any conflict or ambiguity
arises in the interpretation of the Conservation Plan, the parties agree that the conflict or
ambiguity shall be resolved in accordance with the Standards and Guidelines for the
Conservation of Historic Places in Canada, Second Edition, published by Parks Canada in
2010, or any future update to this edition.
5. The Owners shall, at their sole expense, engage a member of the British Columbia
Association of Heritage Professionals (the “Registered Professional”) to oversee the Work
and to perform the duties set out in section 7 of this Agreement.
6. If the intent is to have a strata titled development, the Owner as the owner developer will
insure that the maintenance requirements discussed in this Agreement will be set out within
the by-laws governing the strata titled development before the first meeting of the owners of
the strata development. The by-laws that reflect these maintenance requirements, and the
maintenance requirements themselves, shall not be changed without the prior written
consent of the City.
7. The Owners shall cause the Registered Professional to:
(a) prior to commencement of the Work, provide to the City an executed and sealed
Confirmation of Commitment in the form attached as Schedule “D” to this
Agreement;
(c) erect on the Lands and keep erected throughout the course of the Work, a sign of
sufficient size and visibility to effectively notify contractors and tradespersons
entering onto the Lands that the Work involves protected heritage property and is
being carried out for heritage conservation purposes stating as follows:
PROTECTED HERITAGE SITE
Turnock Residence
No Vandalism or Removal of Materials
Maximum Individual Penalty: $50,000 and 2 years imprisonment
(d) while the Turnock Residence is being stored on the Lands, insure it is secured at all
times and suitable measures are in place to protect it from any damage during
excavation activities and construction on the Property. All contractors and
tradespersons shall be made aware that the Turnock Residence is a protected
heritage building;
(e) throughout the course of the Work, effectively oversee the work of all contractors and
tradespersons and inspect all materials leaving and arriving at the site to ensure that
the Work is carried out in accordance with the Conservation Plans;
(f) obtain the City’s approval for any changes to the Work, including any amended
permits that may be required;
(g) upon substantial completion of the Work, provide to the City an executed and sealed
Certification of Compliance in the form attached as Schedule “E” to this Agreement;
and
(h) notify the City within one (1) business day if the Registered Professional’s
engagement by the Owners is terminated for any reason.
Timing of Restoration
8. The Owners shall commence and complete all actions required for the completion of the
Work in accordance with this Agreement within 12 months following the Effective Date.
Ongoing Maintenance
9. Following completion of the Work, the Owners shall, in perpetuity, maintain the Existing
Heritage Building and the Lands in good repair in accordance with the provisions and the
checklist in Section 6.0 Maintenance Plan contain in the Conservation Plan and the
maintenance standards set out in Maple Ridge Heritage Site Maintenance Standards Bylaw
No. 6710-2009.
Security:
10. As security for the due and proper storage on the Lands, relocation onto a permanent
foundation on the Lands and the completion of all Works for the Existing Heritage Building on
the Lands, the Owners shall deposit a security with the City in the amount of $100,000.00 in
the form of a letter of credit (the “Security”). The Owners will, without notice from the City,
renew the Security prior to the expiration of its term. If the Owners fail or neglect to renew the
Security not less than one month prior to the expiration of its term, the City may make
demand upon such Security and hold the proceeds so obtained in place of the Security. In
the event that the Existing Heritage Building is completely destroyed prior to the Works being
completed and final occupancy granted by the City, then, without limiting the City’s other
rights and remedies under this Agreement and the relevant statutory provisions, the Security
with any interest thereon shall be forfeited to the City as liquidated damages, the parties
agreeing that the Security shall constitute a genuine pre-estimate of damages arising from
the loss of the Existing Heritage Building in its original state.
Damage to or Destruction of Existing Heritage Building
11. If the Existing Heritage Building is damaged, the Owners shall obtain a heritage alteration
permit and any other necessary permits and licences and, in a timely manner, shall restore
and repair the Existing Heritage Building to the same condition and appearance that existed
before the damage occurred.
12. If, in the opinion of the City, the Existing Heritage Building is completely destroyed, the
Owners shall construct a replica, using contemporary materials if necessary, of the Existing
Heritage Building that complies in all respects with the Conservation Plan and with the City’s
Zoning Bylaw as varied by this Agreement, after having obtained a heritage alteration permit
and all other necessary permits and licences.
13. The Owners shall use their best efforts to commence and complete any repairs to the
Existing Heritage Building, or the construction of any replica or replacement building, with
reasonable dispatch.
Variations to City’s Zoning and Parking Bylaws
14. District of Maple Ridge Zoning Bylaw No. 3510-1985 (the “Zoning Bylaw”) is varied and
supplemented in its application to the Lands and the Existing Heritage Building in the
manner and to the extent provided in the table attached as Schedule “F” to this Agreement.
15. District of Maple Ridge Off-Street Parking & Loading Bylaw 4350-1990 (the “Parking Bylaw”),
is varied and supplemented in its application to the Lands and the Existing Heritage Building
in the manner and to the extent provided in the table attached as Schedule “G” to this
Agreement.
Heritage Designation
16. The Owners hereby irrevocably agree to the designation of the Existing Heritage Building and
that portion of the Lands containing the Existing Heritage Building as a municipal heritage
site in accordance with section 967 of the Local Government Act, and release the City from
any obligation to compensate the Owners in any form for any reduction in the market value of
the Lands or that portion of the Lands that may result from the designation.
Tax Exemption Conditions
17. The City hereby exempts from City property taxation, for five (5) years following the Effective
Date, that portion of the Lands on which the Existing Heritage Building is located, as shown
on the sketch map attached as Schedule “A”, on the following conditions:
(a) all items agreed to within this Agreement must be met;
(b) any other fees and charges related to the Lands and the Existing Heritage Building
due to the City of Maple Ridge are paid in full;
(c) the Owners are not in contravention of any other City of Maple Ridge bylaw.
18. If any condition set out in section 17 above is not met to the satisfaction of the City, acting
reasonably, then the Owners must pay to the City the full amount of tax exemptions received,
plus interest, immediately upon written demand.
19. Without limiting the foregoing, if the Existing Heritage Building is completely destroyed and
the Owners are required to construct a replica building in accordance with section 12, the tax
exemption granted by section 17 shall be at an end and the Owners shall pay to the City the
full amount of tax exemptions received, plus interest, immediately upon written demand.
Interpretation
20. In this Agreement, “Owners” shall mean the registered owners of the Lands or a subsequent
registered owner of the Lands, as the context requires or permits.
Conformity with City Bylaws
21. The Owners acknowledge and agree that, except as expressly varied by this Agreement, any
development or use of the Lands, including any construction, restoration and repair of the
Existing Heritage Building, must comply with all applicable bylaws of the City.
Heritage Alteration Permits
22. Following completion of the Work in accordance with this Agreement, the Owners shall not
alter the heritage character or the exterior appearance of the Existing Heritage Building,
except as permitted by a heritage alteration permit issued by the City.
Statutory Authority Retained
23. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of
the City, all of which powers may be exercised by the City from time to time and at any time to
the fullest extent that the City is enabled.
Indemnity
24. The Owners hereby release, indemnify and save the City, its officers, employees, elected
officials, agents and assigns harmless from and against any and all actions, causes of action,
losses, damages, costs, claims, debts and demands whatsoever by any person, arising out of
or in any way due to the existence or effect of any of the restrictions or requirements in this
Agreement, or the breach or non-performance by the Owners of any term or provision of this
Agreement, or by reason of any work or action of the Owners in performance of their
obligations under this Agreement or by reason of any wrongful act or omission, default, or
negligence of the Owners.
25. In no case shall the City be liable or responsible in any way for:
(a) any personal injury, death or consequential damage of any nature whatsoever,
howsoever caused, that be suffered or sustained by the Owners or by any other
person who may be on the Lands; or
(b) any loss or damage of any nature whatsoever, howsoever caused to the Lands, or
any improvements or personal property thereon belonging to the Owners or to any
other person,
arising directly or indirectly from compliance with the restrictions and requirements in this
Agreement, wrongful or negligent failure or omission to comply with the restrictions and
requirements in this Agreement or refusal, omission or failure of the City to enforce or require
compliance by the Owners with the restrictions or requirements in this Agreement or with any
other term, condition or provision of this Agreement.
No Waiver
26. No restrictions, requirements or other provisions of this Agreement shall be deemed to have
been waived by the City unless a written waiver signed by an officer of the City has first been
obtained, and without limiting the generality of the foregoing, no condoning, excusing or
overlooking by the City on previous occasions of any default, nor any previous written waiver,
shall be taken to operate as a waiver by the City of any subsequent default or in any way
defeat or affect the rights and remedies of the City.
Inspection
27. Upon request, the Owners shall advise or cause the Registered Professional to advise the
City’s Planning Department of the status of the Work, and, without limiting the City’s power of
inspection conferred by statute and in addition to such powers, the City shall be entitled at all
reasonable times and from time to time to enter onto the Lands for the purpose of ensuring
that the Owners are fully observing and performing all of the restrictions and requirements in
this Agreement to be observed and performed by the Owners.
Enforcement of Agreement
28. The Owners acknowledge that it is an offence under section 981(1)(c) of the Local
Government Act to alter the Lands or the Existing Heritage Building in contravention of this
Agreement, punishable by a fine of up to $50,000.00 or imprisonment for a term of up to 2
years, or both.
29. The Owners acknowledge that it is an offence under section 981(1)(b) of the Local
Government Act to fail to comply with the requirements and conditions of any heritage
alteration permit issued to the Owners pursuant to this Agreement and section 972 of the
Local Government Act, punishable in the manner prescribed in the preceding section.
30. The Owners acknowledge that, if the Owners alter the Lands or the Existing Heritage Building
in contravention of this Agreement, the City may apply to the B.C. Supreme Court for:
(a) an order that the Owners restore the Lands or the Existing Heritage Building to its
condition before the contravention;
(b) an order that the Owners undertake compensatory conservation work on the Lands or
the Existing Heritage Building;
(c) an order requiring the Owners to take other measures specified by the Court to
ameliorate the effects of the contravention; and
(d) an order authorizing the City to perform any and all such work at the expense of the
Owners.
31. The Owners acknowledge that, if the City undertakes work to satisfy the terms, requirements
or conditions of any heritage alteration permit issued to the Owners pursuant to this
Agreement upon the Owners’ failure to do so, the City may add the cost of the work and any
incidental expenses to the taxes payable with respect to the Lands, or may recover the cost
from any security that the Owners have provided to the City to guarantee the performance of
the terms, requirements or conditions of the permit, or both.
32. The Owners acknowledge that the City may file a notice on title to the Lands in the land title
office if the terms and conditions of the Agreement have been contravened.
33. The City may notify the Owners in writing of any alleged breach of this Agreement to the
Owners shall have the time specified in the notice to remedy the breach. In the event that the
Owners fail to remedy the breach within the time specified, the City may enforce this
Agreement by:
(a) seeking an order for specific performance of this Agreement;
(b) any other means specified in this Agreement; or
(c) any means specified in the Community Charter or the Local Government Act,
and the City’s resort to any remedy for a breach of this Agreement does not limit its right to
resort to any other remedy available at law or in equity.
Headings
34. The headings in this Agreement are inserted for convenience only and shall not affect the
interpretation of this Agreement or any of its provisions.
Appendices
25. All schedules to this Agreement are incorporated into and form part of this Agreement.
Number and Gender
36. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be
construed to mean the plural or feminine or body corporate where the context so requires.
Successors Bound
37. All restrictions, rights and liabilities herein imposed upon or given to the respective parties
shall extend to and be binding upon their respective heirs, executors, administrators,
successors and assigns.
Severability
38. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the invalid
portion shall be severed and the decision that it is invalid shall not affect the validity of the
remainder of this Agreement.
IN WITNESS WHEREOF the Owners and the City have executed this Agreement on the dates set out
below.
Name
Address
Occupation
______________________________
Date
)
)
)
)
)
)
)
)
)
)
)
)
)
PC MAPLE RIDGE DEVELOPMENT INC.
by its authorized signatory
Jack A. Lee
The Corporate Seal of CITY OF MAPLE RIDGE
was hereunto affixed in the presence of:
Mayor:
Corporate Officer:
______________________________
Date
)
)
)
)
)
)
)
)
)
)
)
)
C/S
SCHEDULE “A”
EXISTING HERITAGE BUILDING
1. July 1971 plan (shows rear addition not part of original heritage structure)
2. October 2015 plan (shows rear portion having been removed in July 2014)
1.
2.
SCHEDULE “B”
PROPOSED SITE PLAN
SCHEDULE B
SCHEDULE “C”
1.CONSERVATION PLAN – excluded from this version; see original bylaw for attachment
2.ON-SITE RELOCATION AND PROTECTION PLAN
1.CONSERVATION PLAN
Excluded from electronic version; document too large - see original bylaw for attachment.
2.ON-SITE RELOCATION AND PROTECTION PLAN
`
TURNOCK/MORSE RESIDENCE
22309 ST. ANNE AVENUE, MAPLE RIDGE
RELOCATION AND PROTECTION PLAN
SEPTEMBER 2015
DONALD LUXTON AND ASSOCIATES INC.
1030 - 470 GRANVILLE STREET, VANCOUVER BC, V6C 1V5
info@donaldluxton.com 604 688 1216 www.donaldluxton.com
Schedule C2
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN2
RELOCATION AND SITE PROTECTION PLAN
The Turnock/Morse Residence, constructed in 1938, is an
excellent example of the Cape Cod / Colonial Revival style
residences of the 1930s. The house features a side-gabled roof
with clipped eaves and highly unusual windows consisting
THPUS`VMÄ_LKT\S[PWHULKZHZO^P[OVWLYHISLSV\]YLKWHULSZ
to each side that mimic historic shutters.
The conservation proposal involves the relocation of the house
to the front corner of its lot to accommodate a new multi-family
residential building, whilst preserving and restoring heritage
JOHYHJ[LYKLÄUPUNLSLTLU[Z;OV\NO[OLOV\ZLOHZTHPU[HPULK
a high degree of its original integrity, it has undergone several
additions over its lifespan. The conservation work will involve
the preservation and restoration of the original form of the
exterior, and a rehabilitation of the interior.
A Conservation Plan was completed in January 2012,
which provides historical background information and
recommendations for the conservation of the historic house.
The conservation work for this project will be based on Parks
Canada’s Standards and Guidelines for the Conservation
of Historic Places in Canada (2010), which will guide the
JVUZLY]H[PVUVM[OLOLYP[HNLJOHYHJ[LYKLÄUPUNLSLTLU[ZSPZ[LK
PU[OL:[H[LTLU[VM:PNUPÄJHUJL
The Turnock/Morse Residence will be temporarily relocated
during the construction sequencing. The house will be
carefully lifted and temporarily relocated to the rear corner
of the site while the remainder of the site is excavated. Once
the parkade has been built level to grade, the house will be
relocated, and conservation work will proceed once it has
been placed on new foundations. During the relocation and
temporary storage of the historic house, it is essential that the
structure be protected at all times. There are risks associated
^P[O [OL YLSVJH[PVU VM H OPZ[VYPJ Z[Y\J[\YL [OH[ HYL ZWLJPÄJ
to each site, and should be clearly understood prior to the
commencement of work.
This relocation and site protection plan lists protective
measures that should be implemented prior to the relocation
of the house, during its temporary storage onsite, and during
P[ZÄUHSYLSVJH[PVU
Name of Historic Place: Turnock / Morse Residence
Address: 22309 St. Anne Avenue, Maple Ridge
Original Owners: Joseph Dakin Turnock & Hilda Turnock
Designer and Contractor: Joseph Dakin Turnock
Date of Construction: 1938
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 3
Primary facade of the Turnock/Morse Residence in 2011
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN4
RELOCATION PLAN
The house will be relocated in three stages, outlined below.
The Relocation Plan is an important part of the conservation
of the Turnock/Morse Residence, and should be referenced in
conjunction with the Conservation Plan during the relocation
phase. Of utmost importance during the relocation phase is
site protection, which should be carefully reviewed prior to
the commencement of work on the relocation of the house.
Prior to relocation the following risks should be evaluated:
• As the Turnock/Morse Residence is being relocated on site,
the potential risk during relocation can be minimized, as
it will not be taken off the property. Lifting and lowering
a building presents some inherent challenges, and the
structure must be thoroughly braced and secured. Once it
is being stored at its temporary location, the house must
be properly secured from intrusion as well as construction
damage.
Phase 1: Structural Stabilization & Preparation Work
• The condition of the structure should be assessed by a
X\HSPÄLKZ[Y\J[\YHSLUNPULLYWYPVY[VYLSVJH[PVU
• Structural support will be provided for the house as per
YLJVTTLUKH[PVUZI`HX\HSPÄLKZ[Y\J[\YHSLUNPULLY
in order to prevent damage to the structure during the
relocation process.
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• All required permits must be retained before moving the
house.
• If there is the potential hazard of abrasion to the original
exterior fabric of the house then the exterior wall and
YVVMZ\YMHJLZZOV\SKILWYV[LJ[LKI`HMÄ_PUNZOLL[ZVM
plywood. Plywood sheets should also be used to cover
windows and doors.
Phase 2: Temporary Relocation
(UL_WLYPLUJLKHUKX\HSPÄLKOV\ZLTV]LYT\Z[\UKLY[HRL
the relocation of the house to the temporary location.
Protection During Temporary Relocation:
• Are smoke detectors in working order?
• /H]L[OLÄYLHUKWVSPJLKLWHY[TLU[ZILLUUV[PÄLK
that the building will be temporarily relocated and
mothballed?
• Are plans in place to monitor the building on a regular
basis?
• Is the site fenced and regularly patrolled?
• Is the building signed as a protected heritage building
with a phone number for citizens to call with questions
or concerns or report vandals?
• Has the site of the temporary relocation been properly
graded for water runoff?
• Have steps been taken to ensure the proper ventilation of
the building?
• Have interior doors been left open for ventilation
purposes?
• Are wall openings boarded up and exterior doors
securely fastened?
• Have the following been removed from the interior:
[YHZOOHaHYKV\ZTH[LYPHSZZ\JOHZÅHTTHISLSPX\PKZ
poisons and paints, as well as canned goods that could
freeze and burst?
Phase 3: Move to Final Location
)LMVYL [OL OV\ZL ^PSS IL TV]LK [V P[Z ÄUHS SVJH[PVU [OL
following work should be carried out:
• Structural engineer to review condition of structural
support and structure should be reinforced where
necessary.
For the relocation:
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• Commence with the conservation work on the house
immediately upon relocation.
This Relocation Plan for the Turnock/Morse Residence should
ensure the safeguarding of the heritage structure during the
relocation process.
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 5
It is the responsibility of the owner to ensure the heritage
resource is protected from damage at all times. At any time that
the house is left vacant, it should be secured against intrusion
and vandalism through the use of appropriate fencing and
security measures. This is especially important if the building
is missing windows or doors or is left elevated for any period of
time. Security measures may include mothballing the historic
property and/or hiring a security guard for the duration of
the work. Generally, once a heritage property is no longer
undergoing rehabilitation work and is under occupancy of
its owners, lockable doors and lower level windows, as well
as continued monitoring by the owners should be adequate
protection.
The house at 22309 St. Anne Avenue will be vacant following
the initial relocation and the structure should be temporarily
closed up to protect it from the weather and to prohibit
unauthorized access.
SITE PROTECTION
;OL OV\ZL ^PSS IL YLSVJH[LK [V P[Z ÄUHS SVJH[PVU WYPVY [V
completion of construction of the development. The potential
impact of adjacent construction works on the house should be
carefully assessed. This investigation should occur prior to the
relocation of the house, to ensure protective measures are put
in place in a timely manner.
The following possible effects should be considered:
• Potential construction activity that is adjacent to the
relocated house introduces a potential risk of damage to
the structure, including concentrations of dust, vibration
JH\ZLKI`JVUZ[Y\J[PVULX\PWTLU[HUK]LOPJSLZHUKÄYL
hazards.
• Potential ground displacement and movement of
the house, caused by the adjacent excavation and
foundation work, particularly where foundations are
much deeper than the foundation of the relocated house,
may result in a risk that requires consideration.
• In some cases, lack of water beneath an historic structure
can lead to damage. When groundwater or storm water
is removed from a neighbouring site during foundation
excavations (process known as ‘dewatering’), the
groundwater level beneath the heritage property may
also drop.
• Direct physical damage to historic features and materials
caused by cranes and hoists on a construction site,
including workers dropping building supplies and tools,
are a potential risk to be considered. Misdirected debris
chutes and backing vehicles may also place the heritage
property at risk, and should be carefully monitored.
PHYSICAL PROTECTION OF THE HOUSE FROM
ADJACENT CONSTRUCTION WORKS
24.6725.0124.5826.1626.1325.9725.3625.4525.6225.7525.9126.1125.1525.2425.7925.8225.3025.3425.4425.4425.2725.2026.1525.9825.8225.6525.4325.3525.3625.3825.3525.2425.2425.2525.3325.5626.2726.652262522525.1625.3725.3525.2925.1926.9027.2027.3125.3025.9125.6027.1427.1325.0725.1725.1925.2525.5125.7125.8425.8425.9925.7725.6225.4925.3125.2625.21CurbCurbSidewalkDitch
Edge Pave
Edge Pave 910111260.33340.20860.34240.228LaneSt. Anne Avenue223rd StreetCopyright 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 DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 1.1Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BC3/32"=1'-0"Excavation Plan &Temporary Relocationof Heritage HouseFile name: 1105 Architectural BP 2015-10-06.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Oct 15TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, October 15Time: 8:06:05 AMRevised Drawings as per ADP Comments 12/July/127/12/12358"Dashed Line of location of existing house to be relocatedDashed line of underground parking outlinefinal location of heritage house relocated ontop of underparking slabLine of ≈ location of top of bank for excavationSee geotechnical shoringdrawings for type design detailsprovide lock block retaining around hydro poles see geotechnical shoring reportLine of ≈ location of top of bank for excavationprovide 1:1 sloped cut 5'-834"4"3'-214"2'-714"3'-214"2'-138"2'-138"temporary relocation of heritage house well the underground parking is under constructionSeparate Security fence protecting heritage houseTemporary location of security fence protecting site until excavation is complete. Fence to be moved onto property once excavation is complete.Temporary location of concrete traffic barriersMaintain a separate security fence around the heritage house durning construction at all times.Property line after lot consolidation11
SCHEDULE “D”
CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL
This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit.
To: THE CITY OF MAPLE RIDGE
(the authority having jurisdiction)
Re: THE TURNOCK RESIDENCE
___________________________________________________
Address
___________________________________________________
Legal Description
The undersigned has retained _____________________________________________ as a
coordinating registered professional and member of good standing with the BC Association of
Heritage Professionals with experience in heritage conservation to coordinate the design work and
field reviews of the registered professionals required1 for this heritage project. The coordinating
registered professional shall coordinate the design work and field reviews of the registered
professional required for the project in order to ascertain that the design will substantially comply
with the Turnock Residence Conservation Plan, the Turnock Residence Relocation and Preservation
Plan and the Standards and Guidelines for the Conservation of Historic Places in Canada, the B.C.
Building Code, and other applicable enactments respecting safety, not including the construction
safety aspects.
For this project, field reviews are defined as those reviews of the work:
a)at a project site of a development to which a Heritage Alteration Permit relates, and
b)at fabrication location where building components are made that will replace
deteriorated materials identified as character-defining elements for this project.
That a registered professional in his or her professional discretion considers necessary to ascertain
whether the work substantially complies in all material respects with the plans and supporting
documents prepared by the registered professional and with the Heritage Designation and
Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012, for which the Heritage Alteration
Permit is issued.
The owners and the coordinating registered professional have read the Turnock Residence
Conservation Plan, the Turnock Residence Relocation and Preservation Plan and the Standards and
Guidelines for the Conservation of Historic Places in Canada. The owners and the coordinating
registered professional each acknowledge their responsibility to notify the addressee of this letter of
the date the coordinating registered professional ceases to be retained by the owners before the
date that the coordinating registered professional ceases to be retained or, if that is not possible,
then as soon as possible. The coordinating registered professional acknowledges the responsibility
to notify the addressee of this letter of the date a registered professional ceases to be retained
before the date the registered professional ceases to be retained or, if that is not possible, then as
soon as possible.
__________________________________________________________________________________
1 It is the responsibility of the coordinating registered professional to ascertain which registered professionals are
required.
The owners and the coordinating registered professional understand that where the coordinating
registered professional or a registered professional ceases to be retained at any time during
construction, work on the above project will cease until such time as:
a) a new coordinating registered professional or registered professional, as the case
may be, is retained, and
b) a new letter in the form set out in Schedule C in the Heritage Designation and
Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012, is completed by
the authority having jurisdiction.
The undersigned coordinating registered professional certifies that he or she is a registered
professional of the BC Association of Heritage Professionals as well as being or working with another
registered professional as defined in the British Columbia Building Code, who also has experience
with heritage conservation projects and agrees to coordinate the design work and field reviews of the
registered professionals required for the project as outlined in the attached plans and specifications.
Coordinating Registered Professional Owner
_____________________________________ _________________________________________
Name (Please Print) Name (Please Print)
_____________________________________ _________________________________________
Address Address
_____________________________________ _________________________________________
_____________________________________ _________________________________________
Phone Name of Agent or Signing Office (if applicable)
_________________________________________
Date
_________________________________________
Owner’s or Owners appointed agent’s signature (if owner is a
corporation the signature of a signing officer must be given
here. If the signature is that of the agent, a copy of the
document that appoints the agent must be attached.)
(Professional’s Seal and Signature)
_________________________________
Date
(if the coordinating registered professional is a member of a firm, please complete the following)
I am a member of the firm _________________________________________ and I sign this letter on
behalf of the firm.
SCHEDULE “E”
CERTIFICATION OF COMPLIANCE
This letter must be submitted after substantial completion of the project but prior to
final inspection by the authority having jurisdiction.
TO: THE CITY OF MAPLE RIDGE
(the authority having jurisdiction)
RE: _____________________________________________
Discipline (e.g. Architectural, Engineering etc.) (Print)
_____________________________________________
Name of Project (Print)
_____________________________________________
Address of Project (Print)
_____________________________________________
Legal Description of Project (Print)
(Each registered professional shall complete the following:
____________________________________________
Name (Print)
____________________________
____________________________________________ Date
Address (Print)
_____________________________________________
_____________________________________________
Phone
I hereby give assurance that:
a) I have fulfilled my obligations for field review as outlined in Section 6 of the Heritage
Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012 and the
attached Schedule D, Confirmation of Commitment by Owners.
b) I am a registered professional of the BC Association of Heritage Professionals as well as
being or working with another registered professional as defined in the British Columbia
Building Code.
(if the registered professional is a member of a firm, complete the following:)
I am a member of the firm _______________________________________ and I sign this letter on
behalf of the firm.
__________________________________________
Signature
Professional’s Seal and Signature
SCHEDULE “F”
ZONING BYLAW NO. 3510-1985 VARIANCES AND SUPPLEMENTS
PERMITTED THROUGH
HERITAGE DESIGNATION AND REVITALIZATION AGREEMENT
BYLAW NO. 6913-2012
The variances identified in this Schedule “F” to the Heritage Designation and Revitalization
Agreement Bylaw No. 6913-2012 apply to an only to those lands within the City of Maple
Ridge described below and any and all buildings, structure, and other development thereon:
The RM-2 (Medium Density Apartment Residential District) zone regulations shall apply to the Lands
identified in the Agreement to which this Schedule is attached, with the following permitted
exceptions:
Part 6 Residential Zones, 604:
5) DENSITY
1. The maximum floor space ratio shall be 1.817 except that the
following shall not be included as floor area for the purpose of
computing the floor space ratio:
a) Any portion of a basement or cellar or other common area
containing heating, laundry, recreational or storage facilities;
b) Amenity areas, swimming pools and open sundecks;
c) Any portion of a storey used for mechanical or electrical
service room;
d) Balconies;
e) Common stairwells and common corridors.
6) SITING, shall be amended as follows:
The minimum setbacks from property line, shall be:
3.3m front yard;
4.3m rear yard;
3.0m exterior side yard;
4.1m interior side yard.
8) OTHER REGULATIONS shall be amended to permit assigned parking stalls
for the use of residents residing within the heritage house units within the
surface parking lot.
SCHEDULE “G”
OFF-STREET PARKING BYLAW NO. 4350-1990 VARIANCES AND SUPPLEMENTS
PERMITTED THROUGH
HERITAGE DESIGNATION AND REVITALIZATION AGREEMENT
BYLAW NO. 6913-2012
The variances identified in this Schedule “G” to the Heritage Designation and Revitalization
Agreement Bylaw No. 6913-2012 apply to an only to those lands within the City of Maple
Ridge described below and any and all buildings, structure, and other development thereon:
The driveway aisle that provides access from laneway into and out of the underground parking is
required to be a minimum of 6.0m in width.
The minimum number of parking stalls required for the Lands identified in the Agreement to which
this Schedule is attached will be 72. At least four of the 72 parking stalls will be retained for the use
of visitors. A maximum of 6 stalls are permitted to be designed for small cars (see Off-Street Parking
Bylaw Part IV, Off-Street Parking Design, 4.1(a)(i)(b)).
CITY OF MAPLE RIDGE
BYLAW NO. 7194-2015
A bylaw to establish the five year financial plan for the years 2016 through 2020
____________________________________________________________________________________
WHEREAS, through a public process in an open meeting the business and financial plans were
presented;
AND WHEREAS, the public will have the opportunity to provide comments or suggestions with respect
to the financial plan;
AND WHEREAS, Council deems this to a process of public consultation under Section 166 of the
Community Charter;
NOW THEREFORE, the Council for the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “Maple Ridge 2016-2020 Financial Plan Bylaw No. 7194-2015”.
2.Statement 1 attached to and forming part of this bylaw is hereby declared to be the Consolidated
Financial Plan of the City of Maple Ridge for the years 2016 through 2020.
3.Statement 2 attached to and forming part of the bylaw is hereby declared to be the Revenue and
Property Tax Policy Disclosure for the City of Maple Ridge.
4.Statement 3 attached to and forming part of the bylaw is hereby declared to be the Capital
Expenditure Disclosure for the City of Maple Ridge.
READ a first time the 8th day of December, 2015.
READ a second time the 8th day of December, 2015.
READ a third time the 12th day of January, 2016.
PUBLIC CONSULTATION completed on the day of , 20 .
ADOPTED the day of , 20 .
________________________________
PRESIDING MEMBER
________________________________
CORPORATE OFFICER
ATTACHMENT: Statement 1, Statement 2 and Statement 3
903
Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7194-2015
Statement 1
Consolidated Financial Plan 2016-2020 (in $ thousands)
2016 2017 2018 2019 2020
REVENUES
Revenues
Development Fees
Developer Contributed Assets 16,500
16,500
16,500
16,500
16,500
Developer Cost Charges 12,359
8,531
9,071
13,255
9,846
Parkland Acquisition 200
200
200
200
200
Contributions from Others 1,451
1,242
1,276
1,238
1,282
Development Fees Total 30,510
26,473
27,047
31,193
27,828
Property Taxes 74,844
78,953
83,049
87,298
91,748
Parcel Charges 2,906
2,997
3,091
3,188
3,288
Fees & Charges 40,793
42,327
43,926
45,627
47,277
Interest 1,883
1,898
1,913
1,928
1,943
Grants (Other Govts) 3,991
4,829
3,691
4,855
4,531
Property Sales 1,500
1,500
1,500
1,500
1,000
Total Revenues 156,427
158,977
164,217
175,589
177,615
EXPENDITURES
Operating Expenditures
Interest Payments on Debt 2,273
2,133
2,043
1,920
1,801
Amortization Expense 20,929
20,929
20,929
20,929
20,929
Other Expenditures 100,455
103,587
107,112
110,668
114,373
Total Expenditures 123,657
126,649
130,084
133,517
137,103
ANNUAL SURPLUS 32,770
32,328
34,133
42,072
40,512
Add Back: Amortization Expense (Surplus) 20,929
20,929
20,929
20,929
20,929
Less: Capital Expenditures 30,712
27,518
23,701
29,515
26,302
Less: Developer Contributed Capital 16,500
16,500
16,500
16,500
16,500
CHANGE IN FINANCIAL POSITION 6,487
9,239
14,861
16,986
18,639
OTHER REVENUES
Add: Borrowing Proceeds -
-
-
-
-
OTHER EXPENDITURES
Less: Principal Payments on Debt 4,047
4,144
3,641
3,720
3,801
TOTAL REVENUES LESS EXPENSES 2,440
5,095
11,220
13,266
14,838
INTERNAL TRANSFERS
Transfer from Reserve Funds
Capital Works Reserve 3,149
3,549
-
-
-
Equipment Replacement Reserve 3,540
1,813
3,245
2,311
1,857
Fire Department Capital Reserve 356
-
-
-
250
Land Reserve -
-
-
-
-
Local Improvement Reserve -
-
-
-
-
Sanitary Sewer Reserve -
-
-
-
-
Transfer from Reserve Fund Total 7,045
5,362
3,245
2,311
2,107
Less :Transfer to Reserve Funds
Capital Works Reserve 3,886
2,862
4,334
4,139
3,336
Equipment Replacement Reserve 2,449
2,615
2,744
2,876
2,977
Fire Dept. Capital Acquisition 712
791
869
999
1,136
Land Reserve 5
5
5
5
5
Local Improvement Reserve -
-
-
-
-
Sanitary Sewer Reserve 30
30
30
30
30
Total Transfer to Reserve Funds 7,082
6,303
7,982
8,049
7,484
Transfer from (to) Own Reserves (501)
1,029
916
891
1,576
Transfer from (to) Surplus 2,904
3,125
5,567
6,637
7,885
Transfer from (to) Surplus & own Reserves 2,403
4,154
6,483
7,528
9,461
TOTAL INTERNAL TRANSFERS 2,440
5,095
11,220
13,266
14,838
BALANCED BUDGET - - - - -
Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7194-2015
Statement 2
Revenue and Property Tax Policy Disclosure
REVENUE DISCLOSURE
Revenue Proportions 2016 2017 2018 2019 2020
$ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) %
Revenues
Property Taxes 74,844 47.8 78,953 49.7 83,049 50.6 87,298 49.7 91,748 51.6
Parcel Charges 2,906 1.9 2,997 1.9 3,091 1.9 3,188 1.8 3,288 1.9
Fees & Charges 40,793 26.1 42,327 26.6 43,926 26.7 45,627 26.0 47,277 26.6
Borrowing Proceeds 0 0.0 0 0.0 0 0.0 0 0.0 0 0.0
Other Sources 37,884 24.2 34,700 21.8 34,151 20.8 39,476 22.5 35,302 19.9
Total Revenues 156,427 100.0 158,977 100.0 164,217 100.0 175,589 100.0 177,615 100.0
Other Sources include:
Development Fees Total 30,510 19.5 26,473 16.7 27,047 16.5 31,193 17.8 27,828 15.7
Interest 1,883 1.2 1,898 1.2 1,913 1.2 1,928 1.1 1,943 1.1
Grants (Other Govts) 3,991 2.6 4,829 3.0 3,691 2.2 4,855 2.8 4,531 2.6
Property Sales 1,500 1.0 1,500 0.9 1,500 0.9 1,500 0.9 1,000 0.6
37,884 24.2 34,700 21.8 34,151 20.8 39,476 22.5 35,302 19.9
OBJECTIVES & POLICIES
Property Tax Revenue
Property tax revenue is the City’s primary revenue source, and one which is heavily reliant on the
residential class. Diversification of the tax base and generation of non-tax revenue are ongoing
objectives, outlined in Financial Sustainability Policy 5.52 section 6.
The Financial Plan includes property tax increases that are as listed below:
2016 2017 2018 2019 2020
General Purpose 2.10% 1.90% 1.90% 2.00% 2.00%
Infrastructure Replacement 0.50% 0.70% 0.70% 0.70% 0.70%
Parks & Recreation 0.25% 0.25% 0.25% 0.25% 0.25%
Drainage 0.30% 0.30% 0.30% 0.30% 0.30%
Total Property Tax Increase 3.15% 3.15% 3.15% 3.25% 3.25%
Additional information on the tax increases and the cost drivers can be found in the most recent
Financial Plan Overview Report. Specific policies discussing the tax increases are included in the
Financial Sustainability Plan and related policies which were adopted in 2004.
Property tax revenue includes property taxes as well as grants in lieu of property taxes.
Parcel Charges
Parcel charges comprise of a recycling charge, a sewer charge and on some properties, a local area
service or improvement charge. Parcel charges are a useful tool to charge all or a subset of
properties for a fixed or variable amount to support services. Unlike property taxation the variable
amount does not need to be related to property assessment value, but can be something that more
accurately reflects the cost of the service.
Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7194-2015
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
Fees & Charges
The Business Planning Guidelines call for an increase of 5% in fees as a guideline. Actual fee
increases vary depending on the individual circumstances, the type of fee and how it is calculated.
Fees should be reviewed annually and updated if needed. Recent fee amendments include
recreation fees, development application fees, business license fees and cemetery fees. A major
amendment to the Development Costs Charges (DCC), recommended no more frequently than every
five years, was completed in 2008. Minor DCC amendments are done more frequently. Some fees
are used to offset the costs of providing specific services. The utility fees are reviewed annually with
a view towards using rate stabilization practices to smooth out large fluctuations in rates, as set out
in the Business Planning Guidelines.
Borrowing Proceeds
Debt is used where it makes sense. Caution is used when considering debt as it commits future
cash flows to debt payments restricting the ability to use these funds to provide other services. The
source of the debt payments needs to be considered as does the justification for advancing the
project. More information on borrowing previously approved can be found in the most recent
Financial Plan Overview report.
Other Sources
This will vary greatly year to year as it includes:
Development fees which fund capital projects from the DCC Reserve
Contribution from others in relation to capital
Grants which are sought from various agencies and may be leveraged with City funds
PROPERTY TAX DISCLOSURE
The 2016 property tax revenue and updated rates will be included in a Financial Plan Amending
Bylaw that proceeds the Property Tax Rate Bylaw, as the 2016 property assessed values are not yet
finalized. For information purposes the 2015 distribution is included.
Property Tax Revenue Distribution
Property Class Taxation Revenue Assessed Value Tax Rate Multiple
('000s) ('000s) ($/1000) (Rate/Res.Rate)
1 Residential 53,677 77.9%
12,004,518 91.1%
4.4713
1.0
2 Utility 540 0.8%
13,495 0.1%
40.0000
8.9
4 Major Industry 573 0.8%
17,230 0.1%
33.2682
7.4
5 Light Industry 2,808 4.1%
228,203 1.7%
12.3038
2.8
6 Business/Other 11,082 16.1%
900,715 6.8%
12.3038
2.8
8 Rec./ Non-Profit 38 0.1%
2,901 0.0%
13.1537
2.9
9 Farm 157 0.2%
4,905 0.0%
31.9560
7.1
Total 68,875 100%
13,171,968 100%
Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7194-2015
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
PROPERTY TAX DISCLOSURE
Objectives & Policies
Property taxes are the City’s largest source of revenue and are contained by efficient business
practices. Annual business planning practices are the mechanism for resource allocation decisions.
The City’s Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax
base. Development of employment related properties is one method of diversification; therefore a
key performance measurement in Strategic Economic Initiatives tracks the increased investment
and development of non-residential properties.
A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the
annual increase early in the prior year in the Business Planning Guidelines provides citizens with a
more stable and predictable set of cost increases. In some cases costs are phased in over multiple
years to stay within the set tax increases.
Property Tax Rates
It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market
values of properties. Tax rates are reduced to negate the market increases. Property tax increases
are then applied at the same relative increase for all classes, unless legislation restricts the rates, as
with Class 2, Utility.
The Business Class and Light Industry Class properties have the same tax rate and are treated as a
composite class when setting the tax rates, as the types of businesses in each class are similar.
A review was done on the Major Industry Class rates and the recommendation from the Audit and
Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support
additional investments in the subject property and to keep rates competitive. As part of the Financial
Planning discussions in December, 2013 Council authorized $70,000 each year for five years, 2014-
2018, to reduce the Major Industrial Class property tax rate. Council’s direction for the 2016-2020
Financial Plan was to discontinue further reduction in property taxes as Council revisits priorities.
In reviewing the tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax
burden are considered. The impact that assessed values have when comparing other geographical
areas must be considered in a comparison of tax rates.
Permissive Tax Exemptions
Council has set policies around the use of permissive tax exemptions. These are Council Policies
5.19 through 5.24. These policies discuss Churches, Community Halls, Heritage Sites, Homes for
the Care of Children and the Relief of the Aged, the Poor, the Disabled and the Infirm, Municipal
Recreational Services, Private Hospitals and Daycares, Private School and Youth Recreation Groups.
Revitalization Tax Exemption Program
The Employment Land Investment Incentive Program is designed to encourage job creation by
supporting private investment in buildings and infrastructure on identified "employment lands".
More information on this tax exemption can be found on our website.
Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7194-2015
Statement 3
Capital Expenditure Disclosure
The sole purpose of this statement is to meet legislative requirements and highlight the value of the
DCC program; no other conclusions should be drawn from the figures as the information could be
misleading. This disclosure is required under the Local Government Act s. 937(2); Capital costs
attributable to projects to be partially funded by Development Cost Charges (DCC) must be included
in the financial plan. The DCC program includes projects as far out as 2035 so the capital
expenditures must be extended to match. Certain types of projects are not planned past the five
year time horizon of the financial plan. Much less scrutiny is given to projects that are planned in
years 2021 through 2035. Projects in these years typically exceed likely funding available.
Capital Works Program for 2021 – 2035
(in $ thousands)
Capital Works Program 303,585
Source of Funding
Development Fees
Development Cost Charges 120,537
Parkland Acquisition Reserve -
Contribution from Others 6,635
127,173
Borrowing Proceeds 2,091
Grants 41,229
Transfer from Reserve Funds
Capital Works Reserve 13,163
Cemetery Reserve 115
Equipment Replacement Reserve -
Fire Department Capital Reserve 2,486
Recycling Reserve -
Transfer from Reserve Funds 15,764
Revenue Funds 117,328
Source of Funding 303,585
904 Advisory Committees Bylaws
904
THE CITY OF MAPLE RIDGE
BYLAW NO. 7201-2016
A Bylaw to establish an Active Transportation Advisory Committee
WHEREAS Council is authorized to establish an Active Transportation Advisory Committee pursuant
to the Community Charter;
AND WHEREAS Council considers that it is in the public interest to establish an Active Transportation
Advisory Committee to advise Council on strategic priorities, planning, policies and mobility issues
relating to transportation in Maple Ridge, using the Transportation Plan as a guide;
AND WHEREAS the Committee shall work towards creating, promoting, and improving an efficient,
affordable, and safe transportation network that supports a variety of transportation choices;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
CITATION
1.This Bylaw shall be cited for all purposes as “Maple Ridge Active Transportation Advisory
Committee Bylaw No. 7201-2016.
DEFINITIONS
2.For the purposes of this Bylaw, unless the context otherwise requires,
“Maple Ridge” means the City of Maple Ridge;
“Committee” means Active Transportation Advisory Committee established under Section 3;
COMMITTEE COMPOSITION
3.The Committee shall be comprised of the following voting members:
One Council liaison, one alternate Council liaison
One member nominated by the Municipal Advisory Committee on Accessibility Issues
One member nominated by School District No. 42
One member at large with a cycling interest appointed by Council
One member representing the business community appointed by Council
One member representing the seniors’ community appointed by Council
One member nominated by the Ridge Meadows RCMP
Three members from the community at large appointed by Council
One member at large (aged 25 years or under) representing the youth community
appointed by Council
4. The members at large shall be appointed by resolution of Council and shall serve for a term
of two years commencing on January 1st and terminating two years later on December 31st.
In order to stagger the terms of appointment to the Committee, two of the members-at-large
will be appointed for a term of one year commencing on January 1st and terminating on
December 31st of the same year. Subsequent appointments shall be for a term of two years.
5. Council may choose to remove a member from the Committee for consecutive non-
attendance at three meetings (unless previously approved by the Committee) or for any other
reason Council believes warrants such removal.
6. The Chairperson shall advise Council immediately in writing of any member who has been
absent from meetings of the Committee for three consecutive meetings without prior leave of
absence having been granted by the Committee. Leaves of Absence greater than three
consecutive meetings may, by a majority vote of the Committee, be granted when the
request for the leave of Absence is received in writing, prior to the said leave taking place.
7. The members of the Committee shall serve without remuneration.
PROCEDURES
8. The Committee shall:
a) appoint one of their number to act as Chair of the Committee and another member to act
as Vice-Chair of the Committee on an annual basis; and
b) hold quarterly meetings, with additional meetings called at the discretion of the Chair;
c) hold subcommittee meetings between regular committee meetings;
d) operate in accordance with the standard operating procedures applicable to all Maple
Ridge Committees and Commissions with regard to records keeping, holding closed
meetings, conflict of interest, financial management and such other practices, policies
and procedures which may be established by Council from time to time.
9. The presence of a majority of voting members shall constitute a quorum.
DUTIES
10. The Committee will:
a) Support the promotion of public education and awareness on the benefits,
necessities and safety aspects of active transportation facilities.
b) Advise on matters related to active transportation as it relates to: active workplace
travel, active commuting, active recreation, and active destination-oriented trips.
c) Support the promotion of improved pedestrian and multi-modal path networks for all
ages and ranges of mobility throughout their daily activities within the community and
with connectivity to neighbouring communities.
d) Encourage regulations and policy changes that support and strengthen multi-modal
active transportation and transit.
e) Review and consider active transportation policy in a regional context as it affects
Maple Ridge, and provide options on how to advance, promote, and improve the
movement of people and goods within the region.
f) Review and make recommendations to Council with regards to active transportation
initiatives proposed by other levels of government and/or agencies.
SUBCOMMITTEES
11. Time-duration subcommittees may be established by the Chair or Council focused on a
specific purpose and be inclusive of individuals and representatives that bring an informed
voice (local and external experts) to the subject matter being explored. The subcommittees
will be designed to support specific bodies of work of the Committee and will report to the
Committee on a regular basis.
MEDIA CONTACT
12. The Chairperson or other person appointed by the Committee shall be the spokesperson for
the media and other public information sources.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
THE CITY OF MAPLE RIDGE
BYLAW NO.7199-2016
A Bylaw to amend Community Heritage Commission Bylaw No. 5908 – 2000
WHEREAS it is expedient to further amend Maple Ridge Community Heritage Commission Bylaw
5908-2000 as amended;
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 Community Heritage Commission
Amending Bylaw No. 7199-2016”
2. “Maple Ridge Community Heritage Commission Bylaw No. 5908 – 2000” is further amended by
a) deleting Section 3.3 in its entirety and replacing with:
3.3 The Commission shall be comprised of the following voting members:
One Council liaison, one alternate Council liaison
Two members nominated by the Maple Ridge Historical Society
Four members from the community at large appointed by Council
As many other members from persons selected by Council, nominated
by citizens or organizations as Council may choose to appoint with
priority given to one youth member
b) by adding the following as Section 3.11:
3.11 The Commission shall hold quarterly meetings, with additional meetings
called at the discretion of the Chair; and hold subcommittee meetings
between regular committee meetings.
c) deleting Section 6.4 in its entirety and replacing with:
6.4 Time-duration subcommittees may be established by the Chair or Council
focused on a specific purpose and be inclusive of individuals and
representatives that bring an informed voice (local and external experts) to
the subject matter being explored. The subcommittees will be designed to
support specific bodies of work of the Commission and will report to the
Commission on a regular basis.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
THE CITY OF MAPLE RIDGE
BYLAW NO.7202-2016
A Bylaw to establish an Environmental Advisory Committee
WHEREAS Council is authorized to establish an Environmental Advisory Committee pursuant to the
Community Charter;
AND WHEREAS Council considers that it is in the public interest to establish an Environmental
Advisory Committee to help provide local perspective and advice to Council with respect to achieving
the City's goals, environmental objectives, and accompanying strategic recommenda tions and
directions taken from the current Maple Ridge Official Community Plan and Environmental
Management Strategy report, 2014.
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
CITATION
1. This Bylaw shall be cited for all purposes as “Maple Ridge Environmental Advisory Committee
Bylaw No. 7202-2016”.
DEFINITIONS
2. For the purposes of this Bylaw, unless the context otherwise requires,
“Maple Ridge” means the City of Maple Ridge;
“Committee” means Environmental Advisory Committee established under Section 3;
COMMITTEE COMPOSITION
3. The Committee shall be comprised of the following members:
Voting Members
One Council liaison, one alternate Council liaison
Two environmental professionals appointed by Council
One member nominated by the Alouette River Management Society
One member nominated by the Kanaka Education and Environmental Partnership
Society
One member nominated by the Community Education on Environment and Development
Centre
One member nominated by the Thornhill Aquifer Protection Study group
One member nominated by the Ridge Meadows Recycling Society
Three members from the community at large including at least one youth representative
(aged 25 or under) appointed by Council
Non-Voting Members
Member(s) of Parliament representing Maple Ridge
Member(s) of the Legislative Assembly of British Columbia representing Maple Ridge
One member nominated by Metro Vancouver
One member nominated by the Katzie First Nation
One member nominated by the Kwantlen First Nation
One member nominated by the BC Conservation Officer Service
4. The members at large shall be appointed by resolution of Council and shall serve for a term
of two years commencing on January 1st and terminating two years later on December 31st.
In order to stagger the terms of appointment to the Committee, one of the first members -at-
large will be appointed for a term of one year commencing on January 1st and terminating on
December 31st of the same year. Subsequent appointments shall be for a term of two years.
5. Council may choose to remove a member from the Committee for consecutive non -
attendance at three meetings (unless previously approved by the Committee) or for any other
reason Council believes warrants such removal.
6. The Chairperson shall advise Council immediately in writing of any member who has been
absent from meetings of the Committee for three consecutive meetings without prior leave of
absence having been granted by the Committee. Leaves of Absence greater than three
consecutive meetings may, by a majority vote of the Committee, be granted when the
request for the leave of Absence is received in writing, prior to the said leave taking place.
7. The members of the Committee shall serve without remuneration.
PROCEDURES
8. The Committee shall:
a) appoint one of their number to act as Chair of the Committee and another member to act
as Vice-Chair of the Committee on an annual basis; and
b) hold quarterly meetings, with additional meetings called at the discretion of the Chair;
c) hold sub-committee meetings between regular committee meetings;
d) operate in accordance with the standard operating procedures applicable to all Maple
Ridge Committees and Commissions with regard to records keeping, holding closed
meetings, conflict of interest, financial management and such other practices, policies
and procedures which may be established by Council from time to time.
9. The presence of a majority of voting members shall constitute a quorum.
DUTIES
10. The Committee will:
a) Provide advice to Council on a wide range of existing and emerging environmental issues,
trends, and opportunities including strategic planning initiatives, bylaws, and policy
development;
b) Provide a local perspective on the environment while giving due consideration to the
balance between social, economic, and environmental aspects; and
c) Identify and advise on ways to build local environmental awareness, to enhance
environmental programs, and to continue to promote strong environmental stewardship
within the City.
SUBCOMMITTEES
11. Time-duration subcommittees may be established by the Chair or Council focused on a
specific purpose and be inclusive of individuals and representatives that bring an informed
voice (local and external experts) to the subject matter being explored. The subcommittees
will be designed to support specific bodies of work of the Committee and will report to the
Committee on a regular basis.
MEDIA CONTACT
12. The Chairperson or other person appointed by the Committee shall be the spokesperson for
the media and other public information sources.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
THE CITY OF MAPLE RIDGE
BYLAW NO. 7204-2016
A Bylaw to establish an Economic Development Committee
WHEREAS Council considers that it is in the public interest to have an Economic Development
Committee to advise Council on matters relating to the long term economic health of the community;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
CITATION
1. This Bylaw shall be cited for all purposes as “Maple Ridge Economic Development
Committee Bylaw No. 7204-2016.”
DEFINITIONS
2. For the purposes of this Bylaw, unless the context otherwise requires,
“Maple Ridge” means the City of Maple Ridge;
“Committee” means Economic Development Committee established under Section 3;
COMMITTEE COMPOSITION
3. The Committee shall be comprised of the following voting members:
One Council liaison, one alternate Council liaison
Six community at large members appointed by Council
4. The members at large shall be appointed by resolution of Council and shall serve for a term
of two years commencing on January 1st and terminating two years later on December 31st.
In order to stagger the terms of appointment to the Committee, three of the first members-
at-large will be appointed for a term of one year commencing on January 1st and terminating
on December 31st of the same year. Subsequent appointments shall be for a term of two
years.
5. Council may choose to remove a member from the Committee for consecutive non-
attendance at three meetings (unless previously approved by the Committee) or for any other
reason Council believes warrants such removal.
6. The Chairperson shall advice Council immediately in writing of any member who has been
absent from meetings of the Committee for three consecutive meetings without prior leave of
absence having been granted by the Committee. Leaves of Absence greater than three
consecutive meetings may, by a majority vote of the Committee, be granted when the
request for the leave of Absence is received in writing, prior to the said leave taking place.
7. The members of the Committee shall serve without remuneration.
PROCEDURES
8. The Committee shall:
a) appoint one of their number to act as Chair of the Committee and another member to act
as Vice-Chair of the Committee on an annual basis; and
b) hold quarterly meetings, with additional meetings called at the discretion of the Chair;
c) hold subcommittee meetings between regular committee meetings;
d) operate in accordance with the standard operating procedures applicable to all Maple
Ridge Committees and Commissions with regard to records keeping, holding closed
meetings, conflict of interest, financial management and such other practices, policies
and procedures which may be established by Council from time to time.
9. The presence of a majority of voting members shall constitute a quorum.
DUTIES
10. In coordination with the Economic Development Office the Economic Development
Committee may:
● Advise Council on matters related to strengthening our economy;
● Provide strategic input for consideration of Council;
● Contribute to an annual business plan and performance measures;
● Act as an ambassador profiling economic opportunities in Maple Ridge.
SUBCOMMITTEES
11. Time-duration subcommittees may be established by the Chair or Council focused on a
specific purpose and be inclusive of individuals and representatives that bring an informed
voice (local and external experts) to the subject matter being explored. The subcommittees
will be designed to support specific bodies of work of the Committee and will report to the
Committee on a regular basis.
MEDIA CONTACT
12. The Chairperson or other person appointed by the Committee shall be the spokesperson for
the media and other public information sources.
REPEAL
13. Economic Advisory Commission Bylaw No. 6179-2003, as amended, is repealed.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
THE CITY OF MAPLE RIDGE
BYLAW NO. 7200-2016
A Bylaw to amend Public Art Steering Committee Bylaw No. 6659 – 2009
WHEREAS it is expedient to amend Public Art Steering Committee Bylaw 6659-2009;
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 Public Art Steering Committee
Amending Bylaw No. 7200-2016”
2. “Maple Ridge Public Art Steering Committee Bylaw No. 6659 – 2009” is amended by
a) deleting Section 4, item e) in its entirety and replacing with:
e) One Council liaison, one alternate Council liaison
b) deleting Section 10 in its entirety and replacing with:
10. The Committee shall:
a) appoint one of their number to act as Chair of the Committee and another
member to act as Vice-Chair of the Committee on an annual basis; and
b) hold quarterly meetings, with additional meetings called at the discretion of
the Chair;
c) hold sub-committee meetings between regular committee meetings;
d) operate in accordance with the standard operating procedures applicable to
all Maple Ridge Committees and Commissions with regard to records keeping,
holding closed meetings, conflict of interest, financial management and such
other practices, policies and procedures which may be established by Council
from time to time.
c) deleting Section 12 in its entirety and replacing with:
12. Time-duration subcommittees may be established by the Chair or Council
focused on a specific purpose and be inclusive of individuals and
representatives that bring an informed voice (local and external experts) to
the subject matter being explored. The subcommittees will be designed to
support specific bodies of work of the Committee and will report to the
Committee on a regular basis.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
THE CITY OF MAPLE RIDGE
BYLAW NO. 7203-2016
A Bylaw to establish a Social Policy Advisory Committee
WHEREAS Council considers that it is in the public interest to have a Social Policy Advisory
Committee to advise Council on the enhancement of the social well-being of present and future
citizens of Maple Ridge;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
CITATION
1. This Bylaw shall be cited for all purposes as “Maple Ridge Social Policy Advisory Committee
Bylaw No. 7203-2016”.
DEFINITIONS
2. For the purposes of this Bylaw, unless the context otherwise requires,
“Maple Ridge” means the City of Maple Ridge;
“Committee” means Social Policy Advisory Committee established under Section 3;
COMMITTEE COMPOSITION
3. The Committee shall be comprised of the following voting members:
One Council liaison and one alternate Council liaison
One member nominated by the School District #42 School Board
One member nominated by Fraser Health
Two members nominated by the Maple Ridge Pitt Meadows Katzie Community Network
(representing network agencies and special populations)
One member nominated by the Maple Ridge Pitt Meadows Katzie Seniors Network
One member from the business community appointed by Council
One member nominated by the Ridge Meadows RCMP
Three members from the community at large appointed by Council
One member at large (aged 19 - 25 years) representing the youth population appointed
by Council
4. The members at large shall be appointed by resolution of Council and shall serve for a term
of two years commencing on January 1st and terminating two years later on December 31st.
In order to stagger the terms of appointment to the Committee, one of the first members-at-
large will be appointed for a term of one year commencing on January 1st and terminating on
December 31st of the same year. Subsequent appointments shall be for a term of two years.
5. Council may choose to remove a member from the Committee for consecutive non-
attendance at three meetings (unless previously approved by the Committee) or for any other
reason Council believes warrants such removal.
6. The Chairperson shall advice Council immediately in writing of any member who has been
absent from meetings of the Committee for three consecutive meetings without prior leave of
absence having been granted by the Committee. Leaves of Absence greater than three
consecutive meetings may, by a majority vote of the Committee, be granted when the
request for the leave of Absence is received in writing, prior to the said leave taking place.
7. The members of the Committee shall serve without remuneration.
PROCEDURES
8. The Committee shall:
a) appoint one of their number to act as Chair of the Committee and another member to act
as Vice-Chair of the Committee on an annual basis; and
b) hold bi-monthly meetings, with no meetings in July or August, with additional meetings
called at the discretion of the Chair;
c) hold subcommittee meetings between regular committee meetings;
d) operate in accordance with the standard operating procedures applicable to all Maple
Ridge Committees and Commissions with regard to records keeping, holding closed
meetings, conflict of interest, financial management and such other practices, policies
and procedures which may be established by Council from time to time.
9. The presence of a majority of voting members shall constitute a quorum.
DUTIES
10. The Committee will:
a) Advise Council on the planning and development of municipal strategies and policies
related to the social need, social well-being, and social development of a healthy and
socially sustainable community;
b) Monitor and identify opportunities to recommend for Council to advocate for policy
change and service enhancement to meet the social needs of the community based on
research, community engagement, and monitoring of social indicators of a healthy
community;
c) Provide leadership that encourages partnerships and networks by promoting a
collaborative framework that encourages community response to current and emerging
social needs;
d) Be fully aware of the regional context of social issues and advise Council accordingly.
SUBCOMMITTEES
11. Time-duration subcommittees may be established by the Chair or Council focused on a
specific purpose and be inclusive of individuals and representatives that bring an informed
voice (local and external experts) to the subject matter being explored. The subcommittees
will be designed to support specific bodies of work of the Committee and will report to the
Committee on a regular basis.
SOCIAL POLICY ENGAGEMENT WORKSHOPS
12. Social Policy Engagement Workshops, designed to encourage broad input and participation,
will be held for the purpose of gathering input or feedback on priority topics related to the
approved work of the Committee, or regarding emerging issues, for recommendation to the
Committee as follows:
twice per year a workshop will be held that has decision makers from Provincial
Ministries in attendance to discuss social service delivery, opportunities for integration of
services at the local level, and potential for addressing emerging issues; and
twice per year a networking workshop with Community Network partners will be hosted
on specific topics aligned with the Committee priorities.
MEDIA CONTACT
13. The Chairperson or other person appointed by the Committee shall be the spokesperson for
the media and other public information sources.
REPEAL
14. Social Planning Advisory Committee Bylaw No. 5972-2001, as amended, is repealed.
READ a first time the 12th day of January, 2016.
READ a second time the 12th day of January, 2016.
READ a third time the 12th day of January, 2016.
ADOPTED the day of , 2016
PRESIDING MEMBER CORPORATE OFFICER
City of Maple Ridge
COMMITTEE OF THE WHOLE MEETING
MINUTES
January 11, 2016
1:00 p.m.
Council Chamber
PRESENT
Elected Officials Appointed Staff
Mayor N. Read E.C. Swabey, 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
P. Cullen, Emergency Program Coordinator
D. Hall, Planner
A. Kopystynski, Planner
1.DELEGATIONS/STAFF PRESENTATIONS
1.1 Emergency Support Services Update, Emergency Program Coordinator
The Emergency Program Coordinator provided an update on a fire at the
Kanaka Creek Seniors Lodge which required Emergency Support Services to
provide temporary assistance to the residents.
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 Non-Farm Use Report – Employee Residential, 13540 Neaves Road
Staff report dated January 11, 2016 recommending that Non-Farm Use
Application 2015-355-AL for an accessory employee dwelling be forwarded to
the Agricultural Land Commission.
1100
Committee of the Whole Minutes
January 11, 2016
Page 2 of 7
D. Hall, Planner, gave a Power Point presentation providing the following
information:
• Recommendation in staff report
Manjit Chatha
Mr. Chatha provided the rationale for requesting an accessory employee
dwelling.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1102 2015-318-RZ, 11650 224 Street, RS-1 and C-3 to RM-2 and C-3
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7198-2015 to rezone from RS-1 (One Family Urban
Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density
Apartment Residential) to permit development of a 6 storey building with 50
dwelling units and a 115 unit multi-family building be given first reading and
that the applicant provide further information as described on Schedules A, C,
D and I of the Development Procedures Bylaw No. 5879-1999, along with the
information required for a permit.
D. Hall, Planner, gave a Power Point presentation providing the following
information:
• Application Information
• Subject Map
• Official Community Plan Context
• Neighbourhood Context
• Site Characteristics
• Development Proposal
• Proposed Site Plan
• Recommendation in staff report
Wayne Bissky, Applicant’s Representative
Mr. Bissky advised that no decision has been made by the applicant on
whether to include rental properties in the complex. He provided further
details on the layout of the proposal.
Committee of the Whole Minutes
January 11, 2016
Page 3 of 7
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1103 2015-347-RZ, 20621 123 Avenue, RS-3 to RS-1 and RS-1b
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7193-2015 to rezone from RS-3 (One Family Rural
Residential) to RS-1 (One Family Urban Residential) and RS-1b (One Family
Urban [Medium Density] Residential) to permit subdivision into approximately
10 single family residential lots be given first reading and that the applicant
provide further information as described on Schedules A, B, F and G of the
Development Procedures Bylaw No. 5879-1999, along with information
required for a subdivision application.
Mr. Kopystynski, Planner, gave a Power Point presentation providing the
following information:
• Recommendation in staff report
• Proposed Site Plan
• Neighbourhood Context
Wayne Bissky, Applicant’s Representative
Mr. Bissky advised that there has not been a conversation with the
neighbouring church concerning the portion of property that the church has
been using for parking.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1104 2015-350-RZ, 24341 112 Avenue, RS-2 to RS-1b
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7197-2015 to rezone from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban [Medium Density] Residential to
permit a subdivision of approximately 9 single family lots be given first reading
and that the applicant provide further information as described on Schedules
B and E of the Development Procedures Bylaw No. 5879-1999, along with
information required for a subdivision application.
Committee of the Whole Minutes
January 11, 2016
Page 4 of 7
A. Kopystynski, Planner, gave a Power Point presentation providing the
following information:
• Recommendation in staff report
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1105 2015-373-RZ, 23616 132 Avenue, RS-2 to RM-1 and R-1
Staff report dated January 11, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7195-2015 to rezone from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) and R-1 (Residential District) for
development of approximately 12 townhouse units and one single family
residential lot be given first reading and that the applicant provide further
information as described on Schedules A, B, C, D, E, F, G and J of the
Development Procedures Bylaw No. 5879-1999, along with information
required for a subdivision application.
A. Kopystynski, Planner, gave a Power Point presentation providing the
following information:
• Recommendation in staff report
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1106 2015-281-DP, 20290 Lougheed Highway
Staff report dated January 11, 2016 recommending that the Corporate Officer
be authorized to sign and seal 2015-281-DP to upgrade the exterior of an
existing building (Burger King).
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
Committee of the Whole Minutes
January 11, 2016
Page 5 of 7
1107 2012-109-RZ, 24979 108 Avenue, Final One Year Extension
Staff report dated January 11, 2016 recommending a final one year extension
be granted for rezoning application 2012-109-RZ to allow for subdivision into
13 single family lots.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 2016-2020 Financial Plan Bylaw No. 7194-2015
Staff report dated January 11, 2016 recommending that Maple Ridge 2016-
2020 Financial Plan Bylaw No. 7194-2015 be given third reading.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1132 Fire Dispatch and Operations “After Hours” Service Contract
Staff report dated January 11, 2016 providing information on the results of
the request for proposal issued for Fire Dispatch Services and “After Hours”
call service for the operations centre.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1133 Advisory Committees Bylaws
Staff report dated January 11, 2016 recommending that the attached bylaws
enacting amendments to advisory committees be given first, second and third
readings and that implementation steps be endorsed.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
Committee of the Whole Minutes
January 11, 2016
Page 6 of 7
1134 Disbursements for the month ended November 30, 2015
Staff report dated January 11, 2016 recommending that the disbursements
for the month ended November 30, 2015 be received for information.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1135 Disbursements for the month ended December 31, 2015
Staff report dated January 11, 2016 recommending that the disbursements
for the month ended December 31, 2015 be received for information.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
1136 Adjustments to the 2015 Collector’s Rolls
Staff report dated January 11, 2016 submitting information on changes to the
2015 Collector’s Roll through the issuance of Supplementary Rolls 9 and 10.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES – Nil
5. ADMINISTRATION
1171 Tourism Website
Staff report dated January 11, 2016 providing an update on the development
of the tourism section of the City’s website.
The Manager of Economic Development displayed the new section on the
City’s website dedicated to tourism.
Committee of the Whole Minutes
January 11, 2016
Page 7 of 7
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 12,
2016.
6. CORRESPONDENCE – Nil
7. OTHER ISSUES – Nil
8. ADJOURNMENT – 2:20 p.m.
9. COMMUNITY FORUM
Harald Mischke
Mr. Mischke inquired as to the status of the Aevitas application. Mayor Read
provided an update and the Director of Planning advised that a report will be
coming to Council at the January 18, 2016 Committee of the Whole Meeting.
_________________________________________
T. Shymkiw, Councillor
Presiding Member of the Committee
City of Maple Ridge
COMMITTEE OF THE WHOLE MEETING
MINUTES
January 18, 2016
1:00 p.m.
Council Chamber
PRESENT
Elected Officials Appointed Staff
Mayor N. Read E.C. Swabey, 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
S. Rutledge, Manager of Revenue and Collections
1.DELEGATIONS/STAFF PRESENTATIONS
1.1 2016 Property Assessment Review
•Presentation by S. Rutledge, Manager of Revenue and Collections
Staff report dated January 18, 2016 providing information on the 2016
property assessments.
The Manager of Revenue and Collections gave a power point overview of the
report.
1.2 WildSafeBC Presentation
•Dan Mikolay, WildSafeBC Coordinator, Maple Ridge
Mr. Mikolay gave a power point presentation providing information on the
WildsafeBC program and the goals of the program for 2016. He encouraged
the City to continue to work to attain Bear Smart Community Status.
1100
Committee of the Whole Minutes
January 18, 2016
Page 2 of 4
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2014-087-RZ, 11980 227 Street, Site Specific Text Amendment
Staff report dated January 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7189-2015 to permit a full range of professional
services in the CS-1 (Service Commercial) zone be given first and second
readings and be forwarded to Public Hearing.
The Manager of Development and Environmental Services gave a PowerPoint
presentation providing the following information:
• Recommendation in staff report
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 26,
2016.
1102 2015-283-RZ, 14160 256 Street, Addendum Report
Staff report dated January 18, 2016 providing additional information on
application 2015-283-RZ and recommending that Maple Ridge Zone
Amending Bylaw No. 7177-2015 to permit cleaning of low hazard
transformers and storage and minor processing of hydrocarbons be given first
and second readings 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 and History
• Development Proposal Revision
• Recommendation in staff report
Committee of the Whole Minutes
January 18, 2016
Page 3 of 4
Joel Allman – Applicant Representative
The applicant gave a PowerPoint presentation providing the following
information:
• Intended Use of proposed Maple Ridge facility
• Requirement for a text amendment
• Reasons for locating in Maple Ridge
• Environmental protection
• Benefit to the community
• Summary of application
• Overview of Aevitas Inc.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 26,
2016.
Councillor Robson – OPPOSED
1103 2013-039-DVP, 20208 McIvor Avenue
Staff report dated January 18, 2016 recommending that the Corporate Officer
be authorized to sign and seal 2013-039-DVP to increase retaining wall height
on Lots 1 and 2.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
• Recommendation in staff report
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 26,
2016.
Committee of the Whole Minutes
January 18, 2016
Page 4 of 4
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 2015 Council Expenses
Staff report dated January 18, 2016 providing on update on Council expenses
to the end of November and December for 2015.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of January 26,
2016.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES – Nil
5. CORRESPONDENCE – Nil
6. OTHER ISSUES – Nil
7. ADJOURNMENT – 2:11 p.m.
8. COMMUNITY FORUM – Nil
_________________________________________
T. Shymkiw, Councillor
Presiding Member of the Committee
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2014-087-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading (Site Specific Text Amendment)
Zone Amending Bylaw No. 7189-2015
11980 227 Street
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject property located
at 11980 227 Street, within the Town Centre Area Plan, to permit a full range of professional
services in the CS-1 (Service Commercial) zone.
A commercial building is currently under construction on the subject property for use as a
commercial store for Meridian Meats, under the existing CS (Service Commercial) zone. The form
and character of the building was approved by Council under Commercial Development permit 2014-
087-DP on January 27, 2015. At the pre-application meeting for the development permit, staff
suggested the site to be rezoned to C-3 (Town Centre Commercial). The applicant at that time
indicated they did not desire to rezone, as they intended to use the new building entirely for
themselves.
Since approval of the development permit, the property owner has advertised rental opportunity for
part of the second floor office area. A potential law office tenant has shown interest, but is currently
not a permitted use within the CS-1 (Service Commercial) zone. Only a limited range of professional
services are now allowed in the CS-1 (Service Commercial) zone. The applicant is therefore
requesting a site specific text amendment to allow for all professional services, in order to be able to
rent office spaces to a legal firm.
Pursuant with Council direction, this application is exempt from the Community Amenity Contribution
program because it is a commercial project within the Town Centre Area. In addition, the applicant is
simply seeking a text amendment to allow an additional use to the CS-1 (Service Commercial) zone
RECOMMENDATION:
That Zone Amending Bylaw No. 7189-2015 be given first and second reading and be forwarded to
Public Hearing;
DISCUSSION:
1)Background Context:
Applicant: Meridian Acquisitions Ltd
Owner: Meridian Acquisitions Ltd
Legal Description: Lot A except part dedicated road on Plan BCP13823, DL 401, Group 1
NWDPlan9541
1101
- 2 -
OCP:
Existing: Town Centre Commercial
Proposed: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Civic Institutional (Fire Hall 1)
Zone: P-6 (Civic Institutional)
Designation: Institutional
South: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
East: Use: Commercial
Zone CD-5-88 (Town Centre Commercial and Service Commercial)
Designation: Town Centre Commercial and Low Rise Apartment
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Commercial, under construction
Site Area: 0.217 HA. (0.536 acre)
Access: Dewdney Trunk Road and 227 Street
Servicing: Urban or Rural Standard Urban Standard
Previous Applications: 2014-087-DP and 2014-087-VP, approved in January 2015
2) Background:
In 2014 Meridian Acquisitions Ltd. applied for a Development Permit and a Variance Permit in order
to construct a new building for an expanded butcher and grocery ‘Meridian Meats’ store. The second
floor of the building is for office space. At the time the applicant was confident that the existing CS-1
(Service Commercial) zoning was sufficient to meet their business office needs.
The existing CS-1 (Service Commercial) zoning of the property does not align with the site’s Town
Center Commercial land use designation. However, property owners are entitled to develop their
properties in accordance with the current zoning. Both the Development Permit and Variance Permit
applications were approved on January 27, 2015, and the building is currently under construction.
More recently Meridian Acquisitions Ltd. advertised the opportunity to rent 2,422 sq.ft of the offices
on the second level of their building, Meridian Acquisitions Ltd. will use the remainder 2,684 sq.ft for
their office use. A lawyer’s office showed interest in the excess floor space, and Meridian
Acquisitions Ltd. then recognized the constraints of the CS-1 (Service Commercial) zone which
prohibits a lawyer’s office in the existing CS-1 (Service Commercial) zone.
3) Project Description:
The subject property is located in the Town Centre Area, at the corner of Dewdney Trunk Road and
227 Street (see Appendix A and B). The subject property is under construction for a two storey
- 3 -
building that will contain a butcher/grocery store on the main level and offices on the second level,
within the CS-1 (Service Commercial) zone. The development will have an off-street parking area to
the east and rear of the property. The main pedestrian entrance is located on the east side of the
property with a secondary access on the north side of the building fronting Dewdney Trunk Road.
Meridian Acquisitions Ltd. will use 2,684 sq.ft for their office use within the offices on the second
level of the building, and the tenant will be using the remaining 2,422 sq.ft. The tenant will have
access to the building via the west entrance (double doors), joining access to the second level
through the stairwell and elevators. The tenant will have four (4) dedicated parking spaces within the
approved off-street parking area on the property.
4)Planning Analysis:
i)Official Community Plan (OCP):
The subject property is designated Town Centre Commercial within the Town Centre Area plan. The
intent of the designation is to foster a compact and vibrant commercial area with a distinct
pedestrian realm. This area has the most diverse land uses associated within it, and is intended to
provide a full range of services and commercial options for those residing nearby and in the broader
community.
The Town Centre Commercial designation aligns with the C-3 (Town Centre Commercial) zone, which
provides for a broad range of principal permitted uses, including professional services
This proposed text amendment will permit additional uses on the site and is consistent with the
intent of the Town Centre Area Plan.
ii)Zoning Bylaw:
The property is zoned CS-1 (Service Commercial) and the minimum lot size for the current CS-1
(Service Commercial) zone is 929m2. The property area is 0.217 ha. (0.536 acre).
The zone’s permitted principal uses, stated under Part 7, 708, 1), allow for professional services
limited to veterinarians, architects, engineering and surveying offices, and drop-in medical clinics, as
described under item m).
The applicant is seeking a site specific text amendment to allow a permitted accessory use for the
whole range of professional services on the property located at 11980 227 Street, within the Town
Centre Area Plan, to allow Meridian Acquisitions Ltd. to rent out a part of the offices on the second
level to a lawyer’s office. (See Appendix C)
The Maple Ridge Zoning Bylaw No. 3510-1985 states Professional Services means a use providing
services to the general public in which the provider of the service is required to be licensed or
certified by a self-regulating professional authority, or by Federal, Provincial or Municipal authorities.
Ideally, to facilitate the full range of professional services on the property, the process would require
a rezoning of the site to C-3 (Town Centre Commercial). However, given that this building is under
construction, is situated in the Town Centre, and the proposed professional service use is in
alignment with the intent of the Town Centre Commercial designation, a site specific text
amendment to the CS-1 (Service Commercial) zone is supportable.
iii)Off-Street Parking And Loading Bylaw:
The requirements for this development were reviewed under application 2014-087-DP. The
development will have an off-street parking area to the east and rear of the property. The main
- 4 -
pedestrian entrance is located on the east side of the property with a secondary access on the north
side of the building fronting Dewdney Trunk Road. The development proposes 38 parking spaces,
and 30 parking spaces are required for large retail and office space within the Town Centre Area
Plan.
iv) Previous Variances:
A Development Variance Permit application was approved January 27, 2015 to vary the building
height from 7.7m to 15.2m to accommodate the appearance of a three storey building, and to vary
the front and external side yard setbacks from 9m to 3.77m and from 7.5m to 2.27m, to contribute
to increased sidewalk activity. No variances are needed.
v) Previous Development Permit:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre. For a commercial building Development Permit 2014-087-DP was received September 18,
2014 and approved January 27, 2015. (See Appendix D).There will be no changes to the
appearance of the building. No new Development Permit is required.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No.
7189-2015, and that application 2014-087-RZ be forwarded to Public Hearing. No Community
Amenity Contribution will be triggered by this zoning text amendment application as the property is
situated in the Town Centre.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge Zone Amending Bylaw No. 7189-2015
Appendix E – Site Plan
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Legend
Legend
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX A
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7189-2015
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. 7189-2015."
2.That Part 7, Section 708.1 PERMITTED PRINCIPAL USES, item “m” be amended by
adding the following:
i.By inserting “(i)” before the words “professional services limited to…”
ii.By the addition of the following clause (ii) after the words “drop-in medical clinics”:
(ii) Professional Services are permitted above the first storey on the parcel and
tract of land and premises known and described as:
11980 227 Street
Lot A except part dedicated road on Plan BCP13823 District Lot 401 Group 1
New Westminster District Plan 9541
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 C
STOPSTOPDEWDNEY TRUNK ROADADJACENTFIRE STATION227 STEXISTING ALL TURNSSIGNALIZED INTERSECTIONCROSS ACCESSEASEMENT TO BEPROVIDED1.5M (4'-11")LANDSCAPE SETBACKLINE6.0M (19'-8")BUILDING SETBACK LINE9.0M (29'-6")BUILDING SETBACK LINECONC. SIDEWALKCONC. SIDEWALKEXISTING BUS STOP& TRASH CANEXISTINGLIGHT STANDARDSEXISTING POWER POLE7.5M (24'-7")BUILDING SETBACK LINEEXISTING POWER POLECITYSIDEWALKCITY SIDEWALKBC HYDROTRANFORMER1.5M (4'-11")LANDSCAPE SETBACK LINEEXISTINGADJACENTBUILDINGEXISTING POWER POLE TOBE RE-LOCATEDEXISTING FIRE HYDRANT TOBE RE-LOCATEDEXISTING STREET LIGHT TOBE RE-LOCATEDPROPOSEDSITE ACCESSEXISTING GAS SRWPROPOSEDSITE ACCESSEXISTING TREETO BE REMOVEDEXISTING TREE & PLANTINGBED TO BE REMOVEDEXISTING STORM MANHOLETO BE REMOVEDPROPOSEDTREE (TYP.)CONC.SIDEWALKCONC. SIDEWALKLANDSCAPINGLANDSCAPINGPROPERTYLINEPROPERTY LINEPROPERTY LINEPROPERTYLINEEXISTING STORM MANHOLE.LAND.LANDSCAPELANDS.80'-0"[24.38m]FFE = 43.50MEXISTINGTREEEXISTING CURBTO BE REVISED1A4.1PAINTED LINES &LETTERSLOADING ZONELOADING ZONEGARBAGEENCLOSURELANDS.SC SC8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-0" [0.61m]2'-6" [0.76m]8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]8'-0"[2.44m]8'-0"[2.44m]LETDOWN (TYP)BIKERACK9'-712"[2.93m]14'-1014"[4.53m]24'-0"[7.32m]12'-412"[3.77m]12'-534" [3.80m]6.08M (19'-11 1/4")PROPOSED BUILDING SETBACK LINE9'-0"[2.74m]9'-0"[2.74m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]2'-0" [0.61m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]19'-1114" [6.08m]19'-1114"[6.08m]LETDOWN (TYP)LINE OFAWNINGOVERHANG,TYP.PAINTEDPATH9'-0"[2.75m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]9'-0"[2.74m]8'-8"[2.64m]15'-6" [4.72m]4'-0" [1.22m]24'-0" [7.32m]8'-8"[2.64m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0" [2.74m]8'-8"[2.64m]9'-0" [2.74m]PAINTEDSYMBOLLANDS.LANDS.TREE GRATE13'-6" [4.11m]14'-1034" [4.54m]REINFORCEDCONCRETEAPRON6" STEEL BOLLARDSCSC5'-0" [1.52m]PAINTEDLINE (TYP.)LAND.2'-6" [0.76m]13'-0" [3.96m]SCPROPOSED LOCATION OF BUS STOPSUBJECT TO TRANSIT APPROVAL.6" STEEL BOLLARD,PAINTED BLACK, SEELANDSCAPE DWG.5'-034" [1.54m]BUILDING AGROUND FLOOR AREA = 6,432 SF (598 SM)2ND LEVEL FLOOR AREA = 6,432 SF (598 SM)BUILDING TOTAL FLOOR AREA = 12,864 SF (1196 SM)TOTAL PARKINGPROVIDED = 38 STALLSREDSTAMPEDCONCRETE,HERRING-BONEPATTERN,TYP.RED STAMPEDCONCRETE,HERRINGBONEPATTERN, TYP.PROPOSEDEXTERIORSETBACK2.27 M FROM 7.5M.PROPOSEDFRONTSETBACK3.77 MFROM 9.0M.79'-8"[24.28m]LINE OF ROOF OVERHANG.7'-512"[2.27m]SLOPEMIN 2%ORGANICGARBAGECARDBOARDRECYCLINGREINFORCED CONCRETE APRON5'-6"[1.68m]1'-434" [0.42m]5'-6" [1.68m]14'-1034"[4.54m]13'-834"[4.18m]2'-6"[0.76m]2'-6"[0.76m]3'-0" [0.91m]8" [0.20m]5" [0.13m]7'-0"[2.13m]5" [0.13m]3'-0" [0.91m]1'-4" [0.41m]13'-6"[4.11m]8'-0"[2.44m]21'-6"[6.55m]6" [0.15m]8" [0.20m]8" [0.20m]2" [0.05m]6" [0.15m]6"
[0.15m]T/O HSS BEAMEL. 9'-0"T/O PAVEMENTEL. 0'-0"SCALE:1A1.03/32" = 1'-0"DEWDNEY TRUNK ROAD227 ST SCALE:2A1.0NTSSCALE:3A1.11/4"=1'-0"SCALE:4A1.11/4"=1'-0"APPENDIX D
ABBREVIATIONSAERIAL KEY PLANSITE KEY PLANPROJECT DATACIVIC ADDRESSLEGAL DESCRIPTIONZONING DEVELOPMENT PERMITAPPLICATION FOR:TWO-STOREYCOMMERCIAL ANDOFFICE BUILDINGAll work shall conform with the BC Building Code 2012.It is the responsibility of the General Contractor to check andverifyall dimensions and details before proceeding withconstruction.Discrepancies found on these plans should be brought to theattention of the Architect prior to work commencing.GENERAL NOTECONTACTSURBAN DESIGN GROUP ARCHITECTS LTD.Contact: Fariba Gharaei, Architect AIBC#600 - 1140 West Pender StreetVancouver, B.C. V6E 4G1Phone: 604-687-2334Fax: 604-688-7481Email: faribag@udga.comMERIDIAN MEATS & SEAFOOD LTD.Josh Penner#2 - 22621 Lougheed HighwayMaple Ridge, B.C. V2X 2V4Phone: 604-466-0508E-mail: j.penner@meridianmeats.caWEILER SMITH BOWERSDarryl J. Bowers, P. Eng.118 - 3855 Henning DriveBurnaby, BC V5C 6N3Phone: 604-294-3753Fax: 604-294-3754E-mail: bowers@wsb-eng.comBYCAR ENGINEERING LTD.Daryl Keturakis, P. Eng.105a - 7808 132nd StreetSurrey, BC V3W 4N1Phone: 604-591-2766Fax: 604-591-2733VALLEY GEOTECHNICALENGINEERING SERVICES LTD.Narayan Abhyankar, FEC, P. Eng.Sammy ChengUnit 15, 20279 97th AvenueLangley, BC V1M 4B9Phone: 604-882-8475Fax: 604-882-8476E-mail: n.abhyankar@valleygeo.caE-mail: s.cheng@valleygeo.caSPRATT EMANUEL ENGINEERING LTD.Mark W. Emanuel, P. Eng.2348 Yukon StreetVancouver, BC V5Y 3T6Phone: 604-872-1211Fax: 604-872-1274KWA SITE DEVELOPMENT CONSULTINGAlex Karadjov, P. Eng.2453 Auckland Drive,Burlington, ON. L7L 7A9Phone: 604-764-0599Email: alex.karadjov@kwasitedev.comNEMETZ & ASSOCIATES LTD.Steven Nemetz, P. Eng.2009 West 4th AvenueVancouver, B.C. V6J 1N3Phone: 604-736-6562Fax: 604-736-9805ARCHITECTSTRUCTURALBUILDINGENVELOPEGEOTECHNICALOWNERELECTRICALMECHANICALLANDSCAPEM2 LANDSCAPE ARCHITECTUREAND ARBORICULTURE LTD.Meredith Mitchell, BCSLA#220 - 26 Lorne Mews,New Westminster, B.C. V3M 3L7Phone: 604-553-0044Fax: 604-553-0045Email: office@m2la.comCIVILTERRA PACIFIC LAND SURVEYING LTD.Mike Bernemann, BCLS22371 St. Anne Avenue,Maple Ridge, B.C. V2X 2E7Phone: 604-463-2509Fax: 604-463-4501Email: mike@terrapacific.caSURVEYORDRAWING LISTARCHITECTURALA0.0COVER SHEETA1.1SITE PLANA3.1EXTERIOR ELEVATIONSA5.1WALL SECTION DETAILSA5.2WALL SECTION DETAILSA6.1A7.1SECTION DETAILSA7.2SECTION DETAILSA6.2PLAN DETAILSPLAN DETAILSA0.1PROJECT INFORMATIONMECHANICALA2.1GROUND LEVEL FLOOR PLANA2.3ROOF PLANSTRUCTURALELECTRICALCIVILLANDSCAPESURVEYLANDSCAPE PLANLANDSCAPE SPECIFICATIONSSTRUCTURAL SOIL SPECIFICATIONSL-1L-2L-3Survey Plan of Lot A Except:Part Dedicated Road On PlanBCP13823, DL 401 GP 1 NewWestminster District Plan 95411 of 1A2.22ND LEVEL FLOOR PLANA4.1BUILDING SECTION-------EXTERIOR FINISHESSAMPLE BOARD7'-512"[2.27m]DEWDNEY TRUNK ROAD227 ST
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2015-283-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading – Addendum Report
Zone Amending Bylaw No. 7177-2015
14160 256 Street
EXECUTIVE SUMMARY:
This site specific text amendment application for the subject property, located at 14160 256 Street,
is to permit the cleaning of low hazard transformers and the storage and minor processing of
hydrocarbons. Council deferred the application at the November 16, 2015 Committee of the Whole
meeting with the following recommendation:
That the staff report be deferred to an appropriate meeting to receive information on the ownership
of the business, potential risk to the community, transferability of the business license and the
definition of M5 zoning.
Since deferral of the project, the applicant has revised their application by removing one of the
properties from the application. The site specific text amendment is for 14160 256 Street only,
which currently has an industrial building located on the property. The applicant has also provided
additional information requested by Council, outlined in this staff report and attached as Appendices
E, F, and G. The applicant has also confirmed that the business operator is Aevitas.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7177-2015 be given first and second reading and
be forwarded to Public Hearing; and
2)That the following terms and conditions be met prior to final reading:
i.Stormwater Management Plan; and
ii.Letter of Compliance, or other instrument, from the Ministry of Environment under
the Environmental Management Act regarding site contamination.
DISCUSSION:
a)Revised Information:
At the November 16, 2015 Committee of the Whole meeting, a number of concerns were raised by
Council. Each of the concerns identified in Council’s deferral resolution are outlined below with a
response from the applicant.
1102
- 2 -
1.Information on the Business Ownership
The business seeking to locate on the subject properties is Aevitas. Aevitas is an Ontario based
specialized waste business that has been in operation for over 20 years. Aevitas currently has nine
locations, five of which are located in Ontario, with the remainder in Alberta, Quebec, Michigan and
one facility in Delta, BC. Across their nine facilities, waste recycling includes mercury, batteries, light
bulbs and lamps, electrical equipment and transformers. Their facilities include a waste water
treatment plant, a PCB dechlorination treatment facility, and a PCB incinerator, which are all located
in the company’s Ontario facilities. Aevitas clients include electrical utilities, primary industries,
government, as well as commercial and institutional facilities. Client letters of support are attached
as Appendix G.
While Aevitas provides a range of industrial waste recycling across Canada and the US, the uses for
the proposed Maple Ridge facility are guided by industry demand, infrastructure, and the company’s
Canada-wide business operation. The company’s existing BC facility in Delta is no longer capable of
solely maintaining Aevitas’ growing demand. The specific business operations for the proposed
Maple Ridge site compared with Aevitas’ operations at their other locations have been provided by
the company in Table 1 below. This table includes a comparison of uses for the proposed Chilliwack
facility that was withdrawn earlier this year.
Table 1: Material Processing By Facility
Similar Materials and
Processes (List)
Maple
Ridge Delta
Chilliwack
(withdrawn
proposal)
Ayr,
Ontario
Cornwall,
Ontario
Kirkland
Lake,
Ontario
Brantford,
Ontario
Processing drained, obsolete
electrical equipment with less than
3% residual oil (non-hazardous in
BC)
yes yes yes yes yes yes no
Processing oil-filled obsolete
electrical equipment (BC
hazardous)*
yes no yes yes yes yes no
Transfer waste oils, paints,
spent aerosols, batteries, oil
soaked absorbents/rags,
cleaning solutions, spent
lamps, fire extinguishers, etc.*
yes no yes yes no no no
Degasify and filter new and
used transformer oil** yes no yes no no no yes
Retort mercury from lamps and
devices no no yes yes no no no
Receive PCB waste (defined as
greater than 50 ppm) no no yes yes yes yes no
Dechlorinate and refine used
transformer oil no no yes no no no yes
Incinerator no no no no yes no no
Vapour Degreasing no no no no no yes no
*requires MoE approval **requires MoE approval for used oil only
- 3 -
2.Risk Mitigation
In addition to information about the business operator, the Council resolution also requested
additional information about potential risks to the community. Three main risks have been identified
by the applicant. The Hazardous Waste Regulation Act requires the safe operation of waste recycling
facilities, and Aevitas has outlined how each risk will be mitigated in Table 2 below.
Table 2: Risk Management
Potential Risk MoE Regulation MR Aevitas Mitigation Strategy
Fire (Section 9)
24 hour monitored fire
alarm system.
Fire suppressions
system.
Posted signage and
spark grounding.
Flammable room for ignitable waste storage
as approved by Maple Ridge Fire Department.
Foam Fire Suppressant System in flammable
area as approved by Maple Ridge Fire
Department.
Ongoing personnel training and inspections
Spills/
Contamination
(Section 10)
Self reporting.
Containment
standards: 110%
containment capacity
for liquids in bulk.
Regular inspections
Perimeter of property monitored with
piezometer wells.
Pre-operational testing to determine baseline.
Catch basins fitted with turn down collection
capability.
Stormwater control system with 3 stage
separator and shut-off valves.
Liquids loaded/unloaded inside building within
engineered perimeter containment.
Working area floor surfaces will be epoxy
coated to prevent penetration into concrete.
Quantity of spill response supplies for internal
and external third party use.
Ongoing training and retention of third party
emergency responder.
Transport
Accident
Transportation of
Dangerous Goods
approved containers
Trucks fitted with secondary containment, spill
kits and trained personnel.
Third party emergency services responder
retained and available to respond 24/7.
3.Transferability of the Business License
Staff have obtained a legal opinion from the city solicitor, regarding Council’s ability to tie the site
specific text amendment to the operator. The city solicitor has advised that zoning is tied to the land,
and therefore the proposed text amendment could not be rescinded in the event that the business
operator changed in the future. The City would have the authority to change the zoning, but the
business could continue to operate as a non-conforming use.
4.Definition of M-5 (High Impact Industrial) Zoning
The M-5 (High Impact Industrial) zone, in its entirety, is included in Appendix H. The M-5 (High
Impact Industrial) zone is for heavy industrial uses that are not permitted in the M-2 (General
Industrial) zone. Currently, there are no properties zoned M-5 (High Impact Industrial) in Maple
Ridge.
- 4 -
The difference between rezoning the subject property to M-5 (High Impact Industrial) and a site
specific text amendment in the M-2 (General Industrial) zone is that the full range of heavy industrial
uses would be permitted on the property under the M-5 (High Impact Industrial) zone; whereas a
much more limited range of uses would be permitted with an M-2 (General Industrial) text
amendment. The M-5 (High Impact Industrial) zone allows the following uses that are not in the M-2
(General Industrial) zone:
Extraction industrial
Industrial uses limited to:
o Concrete and cement plants and product manufacturing;
o Asphalt, rubber, and tar production and products manufacturing;
o Sawmills, shakemills and pulp mills;
o Hydrocarbon refining and storage;
o Chemical plants;
o Stockyards and abattoirs;
o Septic tank services;
o Waste reduction plants; and
o Accessory primary processing.
As all uses will take place in a building under controlled conditions, the proposed hydro-carbon
refining and bulk storage is considered to have less impact on surrounding properties than a crude
oil refinery, which is characterised by outdoor infrastructure such as piping and large tanks.
Some of the proposed business uses are classified as industrial or waste transfer station uses,
which are currently permitted in the existing M-2 (General Industrial) zone. Specifically, these uses
included the disassembly of electrical transformers and high voltage equipment; and the transferring
and bulking of drummed material wastes. These uses could occur without the requested site
specific text amendment.
Table 3: Summary of Proposed Maple Ridge Uses
Aevitas Use Zoning Use Permitted in M-2 Ministry Approval Required
Processing drained, obsolete
electrical equipment with less
than 3% residual oil (non-
hazardous in BC)
Wrecking and
salvaging
Yes No
Processing oil-filled obsolete
electrical equipment (BC
hazardous)
Hydro-carbon
processing No Yes
Degasify and filter new and used
transformer oil
Hydro-carbon
bulk storage No Yes (for used oil only)
Transfer waste oils, paints, spent
aerosols, batteries, oil soaked
absorbents/rags, cleaning
solutions, spent lamps, fire
extinguishers, etc.
Waste transfer
station
Yes Yes
5.Ministry of Environment Approval Process
Processing oil-filled obsolete electrical equipment and transfer of paint, solvents and other waste
materials is regulated by the provincial Hazardous Waste Regulation (HWR) under the Environmental
Management Act. Approval from the Ministry of Environment is required to operate, which involves a
- 5 -
separate licensing and regulatory process. As identified in the original staff report, Ministry of
Environment approval is required for businesses that are handling hazardous waste, which includes
solvents, paint, transformer oil with more than 50 ppm of PCBs, or more than 5,000 litres per month
of transformer oil with less than 50 ppm of PBCs. The Aevitas business plan for this site would
therefore trigger Ministry of Environment approval.
Prior to applying for Ministry of Environment approval or receiving approval from the Ministry of
Environment, Aevitas must first secure an appropriately zoned property. Specific siting guidelines
are provided in the Hazardous Waste Regulation that guide business location.
The Ministry of Environment application process is approximately a year long process. The
application covers the review of documents and plans that outline how the business will be
conducted in a safe manner and includes a process for closure. Aevitas has outlined briefly how
they will be complying with the relevant sections of the HWR, and much more detailed information
will be submitted to the Ministry of Environment at the building permit stage.
Table 4: Ministry of Environment Approval Process
MoE Requirement MR Aevitas Proposal
Information Provided by Aevitas
Siting Requirements
(Section 2)
Meets siting requirements, which includes appropriate distances
away from a holocene fault line, land subject to slope failure, tsunami
and floodplain.
Operational Plan
(Section 4)
4 main holding tanks at approx. 100,000 L capacity each: 2 for new
oil and 2 for used insulating oil.
A small tank at approximately 30,000 L will be installed to hold used
motor oil, hydraulic oil and industrial lubricants as part of BCUOMA
program.
Contingency Plan
(Section 11)
Materials will be re-routed to other facilities.
Detailed plan outlining communication, notification and evacuation
plans and when required.
Retain Emergency Response Service Responder providing 24/7
service.
Closure Plan
(Section 14)
Document the requirements to undertake the closure and
rehabilitation of the site and ensure adequate resources are
allocated.
Financial assurance provided by line of credit to MOE.
Once closure is complete certification that final closure was
performed will developed by company Directors and professional
engineer and provided to MOE.
Monitoring and
Reporting
(Section 17)
Perimeter of property monitored with piezometer wells. Pre-
operational testing performed to determine baseline.
Daily record of waste materials received and shipped.
Annual review of operation by independent third party consultant.
Tank thickness testing and other regular quality inspections.
Regular inspection and maintenance for tanks, valves, hoses,
containment areas.
- 6 -
6.Concerns Raised from Resident
Staff received a submission from an area resident containing background information on PCBs,
concerns about the operation of the business, and newspaper clippings from Aevitas’ Chilliwack
facility planning process. A formal response to this submission from Byron Day, President of Aevitas,
is attached as Appendix F.
b)Interdepartmental Implications:
Building Department
The Chief Building Official has advised that the existing building located on the subject property will
need to be fully upgraded to F1 – High Hazard Industrial Occupancy Classification of the current BC
Building Code. This would include plans to be prepared by an architect and all other required
registered professionals potentially: electrical engineer, structural engineer, plumbing engineer, fire
suppressant engineer, and mechanical engineer. High Hazard Industrial means that there is a high
quantity of highly flammable, combustible or explosive materials that require specific building
considerations. These upgrades may include and are not limited to a fire suppression system
complying with National Fire Protection Association (NFPA) standards with adequate water supply
and possible upgrade to exposing building face to meet the construction requirements and allowable
unprotected openings.
Fire Department
The Fire Department has been in discussion with Aevitas regarding the operation and safety
considerations for the proposed Maple Ridge facility, and a site visit to the company’s Delta facility
was conducted in November 2015. Ongoing assessment, communication and review will take place
during the building permit stage. No approvals or formal review have taken place at this time.
CONCLUSION:
The subject application was deferred at the November 16, 2015 Committee of the Whole meeting
with a Council resolution requesting additional information on the proposed use and company that
will operate on the subject property. Since the item was deferred, the applicant has provided the
requested information, and has modified the application to remove the second property from the text
amendment. This application is now limited to the property located at 14160 256 Street.
- 7 -
As the application is in compliance with the Official Community Plan, and additional regulation and
approval is required from the Ministry of Environment, it is recommended that first and second
reading be granted and that application 2015-283-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 E.C. Swabey”
_______________________________________________
Concurrence: E.C Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7177-2015
Appendix D – Staff report dated November 16, 2015 (no attachments)
Appendix E – Aevitas Primer – Maple Ridge Proposed for New Facility
Appendix F – Aevitas Response to Resident Concerns
Appendix G – Aevitas’ Client Support Letters
Appendix H – M-5 (High Impact Industrial) Zoning Regulation
DATE: Jan 12, 2016
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
14160 256 St
2011 Image
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Jan 12, 2016
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
14160 256 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7177-2015
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. 7177-2015."
2.PART 8, INDUSTRIAL ZONES, SECTION 802, GENERAL INDUSTRIAL: M-2 is amended
as follows:
i.SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following:
h) Notwithstanding clause 1) a) ii), Cleaning of low hazard (under 50 parts per million of
PCB) electrical equipment; storage and minor processing of hydrocarbons is permitted at:
14160 256 Street
Lot 2 District Lot 5326 Group 1 New Westminster District Plan 41830
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is 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 C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2015-283-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading (Text Amendment)
Zone Amending Bylaw No. 7177-2015
14160 and 14170 256 Street
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject properties,
located at 14160 and 14170 256 Street, to permit the cleaning of low hazard transformers and the
storage and minor processing of hydrocarbons. This use is regulated under the provincial Hazardous
Waste Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process.
The proposed industrial business also involves disassembly of electrical transformers and high
voltage equipment; and the transfer and temporary storage of drummed material wastes, which are
currently permitted in the M-2(General Industrial) zone. Pursuant with Council direction, this
application is exempt from the Community Amenity Contribution program because it is an industrial
project.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7177-2015 be given first and second reading;
2)That application 2015-283-RZ be forwarded to Public Hearing;
3)That the following terms and conditions be met prior to final reading:
i.Stormwater Management Plan.
DISCUSSION:
a)Background Context:
Applicant: Redco Investments Corporation
Owner: Craven Huston Powers Architects
Legal Descriptions: Lots 2 and 3, District Lot 5326, Plan LMP41830
OCP:
Existing: Industrial
Zoning:
Existing: M-2 (General Industrial)
APPENDIX D
- 2 -
Surrounding Uses:
North: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
South: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
East: Use: Vacant
Zone: A-2 (Upland Agricultural)
Designation: Rural Resource
West: Use: Wood Processing
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Industrial
Proposed Use of Property: Industrial
Site Area: 1.62 hectares (4 acres)
Access: 256 Street
Servicing requirement: Rural Standard
b)Site Characteristics:
The subject properties are located in the active 256 Street industrial area north of institutional uses
such as Fraser Regional Corrections and the Justice Institute’s Maple Ridge Campus. The subject
application involves two properties – 14160 and 14170 256 Street.
An industrial building is currently located on the southerly property, located at 14160 256 Street,
which includes an existing large warehouse space and a two storey office space in the northern
corner of the building. The remainder of the property is paved and accommodates staff parking to
the west of the building. The property currently has one driveway access. The northerly property,
located at 14170 256 Street, consists of paved and gravel surfaces. This property does not have
any buildings on it, and has been used for staging of products made in the adjacent warehouse as
well as for staff parking. The northern property currently has one driveway access; however, vehicles
are able to cross the property line from one property to the other.
c)Project Description:
The applicant proposes to significantly renovate the interior of the existing building for the needs of
the new business. All work occurring on the site will take place indoors and under controlled
conditions. The majority of the business uses are classified as industrial or waste transfer station
uses, which are currently permitted in the existing M-2 (General Industrial) zone. Specifically, these
uses included the disassembly of electrical transformers and high voltage equipment; and the
- 3 -
transferring and bulking of drummed material wastes. The facility is anticipated to employ 8-15
employees, which will have specialized training for the industrial use. A detailed description of the
proposed uses is provided below.
M-2 (General Industrial) Permitted Uses:
Electrical Equipment and Transformer Disassembly:
The exterior casing of the transformer is removed in order to access the interior components and
allow for removal of the transformer oil. Ferrous and non-ferrous materials that are not in contact
with the oil are removed at this stage. These materials are sorted by type and hauled off-site for
resale. This use will take place within the building, once the transformer is delivered and brought
into the building.
Waste Transfer and Storage:
Part of the operation on this site will include the collection of materials such as paint cans, solvents,
batteries and oily rags are collected from smaller public facilities such as recycling depots and
mechanics shops and sorted into bulk holding by type. The materials will then be packaged on-site
and shipped off-site for further recycling and processing. No processing of these materials will take
place on the subject properties.
In addition to these uses, which are currently permitted in the M-2 (General Industrial) zone, the
applicant would also like to use the site for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as storage and minor processing of hydrocarbons, which is not currently
permitted. A description of this use is provided below. This use will take place within the building.
M-2 (General Industrial) Requested Text Amendment:
Cleaning of low hazard (under 50 ppm PCB) transformers and storage of hydrocarbons:
This use is directly related to the first use of electrical equipment and transformer disassembly.
Once the ferrous and non-ferrous materials are removed, the oil within the equipment will be
drained. This oil may contain PCBs, which are used as coolants and insulating fluids for the
transformer. As of 2009, transformers no longer include PCBs in the oil. However, many of the
transformers that have reached the end of their lifespan and will be recycled at this facility are
anticipated to contain PCBs, as they may pre-date 2009. As time goes on, the number of
transformers being dismantled at this site containing PCBs will decrease as pre-2009 transformers
are phased out. The proposed facility will have an anticipated daily operation of 24,000 litres of oil.
This use is regulated under the provincial Hazardous Waste Regulation (HWR) under the
Environmental Management Act. Approval from the Ministry of Environment is required to operate,
which involves a separate licensing and regulatory process. Additional information regarding safety
measures and the provincial approval process are provided in a later section in this report.
d) Planning Analysis:
The subject properties are designated Industrial in the OCP. The current application proposes a site
specific text amendment to the existing M-2 (General Industrial) zone for properties located at
14160 and 14170 256 Street to permit the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage and minor processing of hydrocarbons. The minimum lot size
for the current M-2 (General Industrial) zone is 2,000 m2.
- 4 -
Text Amendment Rationale:
The M-2 (General Industrial) zone allows for industrial uses, but specifically prohibits hydrocarbon
refining and bulk storage. The business of breaking down electrical equipment into components for
resale is a relatively new use that is not specifically described in the Zoning Bylaw. The electrical
equipment and transformer disassembly and waste transfer are currently permitted in the M-2
(General Industrial) zone and are not the subject of the text amendment.
The M-5 (High Impact Industrial) zone specifically allows for hydrocarbon refining and bulk storage;
however, this reference is intended for large scale crude oil refineries, which is considered a heavy
industrial use. The processing of the hydrocarbons for the proposed business is not a refinery and
only involves a cleaning process of previously refined oil. Therefore, based on the above, the
proposed use is not considered a heavy industrial use. As the uses will all take place within a
building, the visual, olfactory and auricular impacts to the surrounding area are anticipated to be
low.
The addition of a site specific amendment for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage of hydrocarbons to the M-2 (General Industrial) zone is
preferable to rezoning to the M-5 (High Impact Industrial) zone for a number of reasons. Namely, the
uses will continue to be limited to general industrial uses; and a rezoning to M-5 (High Impact
Industrial) would permit a range of uses including gravel extraction, cement plants, tar production,
saw mills, and chemical plants.
Development Information Meeting:
The applicant was required to host a Development Information Meeting prior to first reading
consideration at Committee of the Whole. The applicant hosted the information meeting on
Thursday, November 5, 2015 at the Justice Institute in the area of the subject properties.
Approximately 35 people attended. A summary of the comments and discussions with the attendees
was provided by the applicant and include the following:
Concerns about the amount of traffic that will result on 256 Street;
Concerns about safety, hazard mitigation, and pollution from the proposed use;
Concerns about environmental protection;
The following are provided in response to the issues raised by the public:
Traffic Considerations:
Based on yearly capacity, the truck traffic for transformer oil will typically be two tanker truck trailers
per week. For other uses occurring at the facility, the vehicle frequency will typically be between one
to three trucks arriving per day. This amount of traffic is equivalent to general industrial uses
currently permitted on the properties and in the surrounding area; therefore, the new uses are not
anticipated to generate a higher amount of traffic.
- 5 -
Safety Measures and Hazard Mitigation:
Oil storage tanks will be within a contained bermed area and a foundation system to support the new
tanks. These berms will have an epoxy coating for the walls and floor of the tank location to prevent
ingress of the oils in the rare event of a spill. Additionally, a geo-membrane will be installed under
the footprint of the berm foundation to further protect the surrounding soil.
Within the main building, areas for hydrocarbon cleaning will have an epoxy trowelled coating on the
floor to contain spills if they do occur. The loading dock will also be designed with a containment
system to ensure no leakage into the soil in the event of a spill. Piezometers will be installed on the
property perimeter to test ground water on a monthly basis.
Wash and shower water on the warehouse side that has the potential to be contaminated will be
diverted from the septic system, stored and tested and then disposed of accordingly. All
contaminated waste water is shipped out rather than discharged to the septic system. The
stormwater controls will be installed with emergency shut-off valves as a safety precaution in the
event of a spill. Lastly, specialized transport vehicles that are highway speed roll over safe, meaning
that the tank is double lined, will transport the processed oils. Security will be managed on the
properties with a camera and security system covering both the building and outdoor areas.
Controlled access to the yard and building is also proposed.
Environmental Considerations and Approval Process:
The proposed use is regulated by the Provincial Ministry of Environment and under the Waste
Management Act, as well as other related guidelines, and therefore approval of the text amendment
is only one step in the applicant’s process. The proposed busines s will be required to comply with
industry standards as they do with their other business locations in B.C and Canada. During the
building permit process, the applicant is required to submit an application to the Ministry of
Environment for review and approval. Ongoing reporting to the Ministry on Environment regarding
water testing as well as operational dynamics will be necessary through the regulation authority.
e)Interdepartmental Implications:
The text amendment has been reviewed by the Licenses, Permits and Bylaws, Fire, Engineering, and
Strategic Initiatives Departments, as well as by the Environmental Planner. As the modifications are
occurring within the building and there is no development permit required for industrial lands outside
of the Urban Area Boundary, review of plans and assessment of Building Code compliance will occur
at the building permit stage.
Economic Development:
The applicant has met with staff from the economic development office. The applicant has noted
that the Employment Land Investment Incentive Program is an important factor to locating in Maple
Ridge due to the cost savings. The facility is anticipated to employ 8-15 employees, which will have
specialized training for the industrial use.
- 6 -
CONCLUSION:
This application is for a site specific text amendment to permit the cleaning of low hazard (under 50
ppm PCB) transformers as well as storage and minor processing of hydrocarbons on two M-2
(General Industrial) zoned properties. This use is regulated by the provincial Hazardous Waste
Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process. The
facility design will need to satisfy the Ministry of Environment standards regarding safety measures
and mitigation.
The Ministry of Environment will ultimately make the decision regarding the issuance of an operating
license. Should a license be issued, the Ministry of Environment would regulate the facility pursuant
with the Hazardous Waste Regulation. The development proposal is in compliance with the OCP and
the proposed recycling use is in need within the region, therefore, it is recommended that Council
grant first and second reading, and forward application 2015-283-RZ 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 – Ortho Map
Appendix C – Zone Amending Bylaw No. 7177-2015
MAPLE RIDGE, BC FACILITY
NEWSLETTER 2016
APPENDIX E
Many businesses in British Columbia are
choosing to do business with Aevitas due to our
expertise, safety record, concern for the
environment and capabilities. Our existing facility,
located in Delta, BC is no longer capable of solely
maintaining our growing demand. The proposed
facility in Maple Ridge would offer us a greater
capacity to meet our requirements. This larger
facility would provide us with an indoor loading
bay for our trucks along with storage space for
obsolete electrical equipment and material.
$GGLWLRQDOO\ WKH SURSRVHG VLWH ZLOO EHQH¿W 0DSOH
Ridge with economic growth, while becoming a
local environmental steward.
Activities on the proposed site include:
• dismantling of obsolete electrical equipment
for recycling
• separating and bulking of components for
cleaning and processing
• consolidating waste created from internal
process and similar materials from external
sources
• new oil storage for delivery to customers
• materials such as metals and packaging
sent for local recycling
• GHJDVL¿FDWLRQDQG¿OWHULQJXVHGDQGQHZ
insulating oil
MAPLE RIDGE PROPOSED FOR NEW FACILITY
Page 2 | Maple Ridge Newsletter 2016
"We look forward to building a safe
and environmentally friendly business
in Maple Ridge that showcases our
unique services and abilities."
Byron Day, President at Aevitas Inc.
NO PCB WASTE
Maple Ridge Newsletter 2016 | Page 3
These types of facilities require electrical
equipment such as transformers to regulate
electricity for low and high voltage requirements.
Reasons for replacing electrical equipment can
vary from equipment failure, outlasting intended
capacity or lifespan, to being involved in a
vehicular collision or natural disaster. There is
essentially no value for obsolete equipment in
its original form, however some components will
have value when separated and consolidated.
With over 20 years experience and specialized
facilities across Canada, Aevitas can utilize this
obsolete equipment to separate and produce
materials once again valuable to manufacturing
companies.
OUR CUSTOMERS IN BC NEED US
Aevitas Inc. is responsible for taking care of our customers across the country.
Our primary customers include:
• Electrical Utilities and Contractor
• Primary Industries - Oil & Gas, Pulp & Paper, Mining & Mineral
• Federal, Provincial, and Municipal Government Facilities.
• Commercial Facilities - Shopping Centres
• Institutional Facilities - Hospitals, Schools, Daycare & Senior Care Facilities
INSULATING OIL ON SITE
Aevitas has no intention of receiving or
acquiring a permit to handle material in Maple
Ridge that is designated PCB Waste. In fact,
we will be putting on title that we will not receive
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Columbia Hazardous Waste Regulations. Proper
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requirement by Environment Canada, the
Ministry of the Environment and a mandatory
protocol instilled by Aevitas. This material
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Transportation of Dangerous Good Act -
81IRULGHQWL¿FDWLRDQGWUDFNLQJSXUSRVHV
$Q\ PDWHULDO FODVVL¿HG DV 3&% :DVWH
will be shipped directly from the
customer’s facility to one of our specialized
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safely and properly handle PCB Waste. As with
our facility in Delta, BC, the proposed site in
Maple Ridge will not be receiving any PCB Waste.
In British Columbia all oils and lubricants
are considered hazardous waste and require
manifesting for transportation. At the proposed
site in Maple Ridge, the oil we will be handling will
be mineral based insulating oil. This type of oil is
stable at high temperatures and has excellent
electrical insulating properties. Insulating oil is
PRVW FRPPRQO\ XVHG LQ RLO¿OOHG WUDQVIRUPHUV
bushings, as well as certain types of high-
voltage capacitors, high-voltage switches and
circuit breakers. Insulating oil functions as an
insulator and suppressor for electrical discharge,
and serving as a coolant, making it very stable
and safe. These oils are introduced directly to the
electrical coils of equipment, meaning that no
water can be present in the oils or the equipment
will fail. For this reason, we need to degasify and
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contaminants. Even new oils in storage will
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it has absorbed from the air.
$(9,7$6 ,1& EHJDQ UHF\FOLQJ ZDVWH PDWHULDO LQ EHIRUH WKH LGHD RI UHF\FOLQJ
became mainstream. A startup created by two college friends over 20 years ago, the
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not a sustainable model for the future; additionally, recognizing that certain materials held
value when separated and bulked. From these humble beginnings, the company has
established itself as the leader in electrical equipment recycling, currently operating nine
IDFLOLWLHVZLWKFRQWLQXHGJURZWKRQWKHKRUL]RQ2XUQRWDEOHVDIHW\UHFRUGUHÀHFWVRXUFRQFHUQIRU
the environment as well as the well-being of our employees, customers and communities we serve.
AEVITAS CANADA BY THE NUMBERS IN 2015
For more information about Aevitas Inc. or the proposed Maple Ridge facility, please contact us at
info@aevitas.ca or visit us at:
aevitas.ca facebook.com/Aevitas-Inc @aevitas_inc
LOOKING FOR MORE INFORMATION?
Aevitas Inc.
'HOWD%&(GPRQWRQ$%$\U21%UDQWIRUG21&RUQZDOO21
.LUNODQG/DNH21• Dorval, QC • Detroit, MI
• 75,000,000 litres of industrial waste water received
• 6,000,000 litres of transformer oil recycled and returned to new electrical use
• 10,000,000 UHF\FOHGODPSVGLYHUWHGIURPODQG¿OOHYHU\\HDU
• 5,000,000 kilograms of PCB waste safely transported, treated and destroyed
• 10,000,000 kilograms of hazardous and non-haz waste processed last year
• 235 employees
• 104 company owned and operated trucks with specialzed containment
1
In response to comments submitted by Cedarland Forest Products regarding Zoning Text Amendment
for 14160 and 14170 256th Street, Maple Ridge, British Columbia:
Aevitas is removing 14170 256th Street from the application as we have no intention of using this
property for the handling or storage of waste oil.
The fact that Aevitas states that no refining will take place on the proposed property located in Maple
Ridge is based on the definition of the word as used in the petrochemical industry and not the
ambiguous definition as a general verb. As it relates to the chemical industry, to refine means to
separate (a mixture) into pure constituents, as in an oil refinery.
Storage capacity was submitted at 800,000L based on our intentions for tanks to accommodate storage
of new insulating oil for use by our customers in British Columbia, storage of used insulating oil
originating from electrical equipment within the province, an allowance for a small tank to consolidate
used motor oil, hydraulic oil and industrial lubricants as part of the BCUOMA program and consideration
that some large transformers may contain 100,000L or even 200,000L of insulating oil. Large equipment
of this kind would be drained directly from the equipment at customer’s site and transported to Maple
Ridge for consolidation. Additionally, consideration needs to be given to the fact that in the province of
British Columbia all oil is considered hazardous waste, as is any material containing oil with greater than
3% by volume. As a result of this regulation the total weight or volume of material containing greater
than 3% oil is considered waste oil for tracking and reporting purposes. As an example, if a drum of
absorbent material containing 5% oil was received Aevitas would have to track the total weight of
material as 200kg of waste oil (5% of 200kg drum is only 10kg or 8.6L of oil). Similarly, if an oil filled
500KVA transformer was shipped then the total weight of the transformer is tracked and recorded as
waste oil. If the transformer weight is 3400kg Aevitas would then have to track and report as 3400kg of
used oil when in fact the actual volume is likely to be 750L.
The preliminary concept is to have four main holding tanks at approximately 100,000L capacity each.
Two are intended for new oil and two are intended for used insulating oil. We anticipate a small tank,
likely 30,000L for the other oil types as mentioned above. Our degasification and filtration unit holds
6,000L. Teardown pans were equipment will be dismantled will hold 4,000-5,000L. Final designs will be
more specific.
PCB’s:
We don’t disagree with the information provided about the research performed on PCB’s and how and
why this material should be heavily regulated. As the report indicates PCB’s have never been linked
directly to human cancer, illness or death. It is known that this material will bioaccumulate in fish and
that the biggest risk to humans is through ingestion. That’s why it is critical to use a company with great
experience, knowledge and reputation for handling PCB Waste properly. Improper disposal can lead to
detectible and even high levels of PCB’s found in the fat of fish and mammals. Its important to note that
high level PCB oils have been removed and no longer exist in Western Canada. High level PCB oils
meaning “Inerteen” and “Askarel” fluids which contained 750,000 ppm PCB. These high level PCB’s have
been banned from use since the 2008 Federal regulation changes.
APPENDIX F
2
According to the British Columbia Ministry of the Environment PCB material is defined as:
"PCB equipment" means a manufactured item that contains or is contaminated with PCB liquids
or PCB solids and includes transformers, capacitors and containers;
"PCB liquid" means any liquid containing more than 50 parts per million by weight of
chlorobiphenyls;
"PCB solid" means any material or substance other than PCB liquid that contains or is
contaminated with chlorobiphenyls at a concentration greater than 50 parts per million by
weight of chlorobiphenyls;
"PCB wastes" means PCB liquid, PCB solid and PCB equipment that have been taken out of
service for the purpose of treatment, recycling, reuse or disposal or for the purpose of storage
prior to treatment, recycling, reuse or disposal.
The activity of dismantling drained non-PCB electrical equipment (as defined containing less than 50ppm
PCB) is currently being performed at our Delta BC facility and by other environmental companies in
British Columbia. Other industries involved in this activity include electrical contractors and scrap metal
yards across the province. There are no regulations or permits required to transport or manage drained
low level PCB equipment.
Most of the insulating oil received at the Maple Ridge facility will be considered clean oil and will only
require minor degasification and filtering.
The Government of Canada allows the use of electrical equipment containing low level contamination
(2-49ppm PCB) for as long as that equipment is in use. In addition there are no provincial regulations
concerning this same low level contamination. This can be interpreted as both the federal and
provincial governments having determined that equipment with low level PCB contamination is safe.
Disposal requirements for equipment and oil at this low level are not any different than any other
equipment or oil without PCB’s present, according to BC MOE Hazardous Waste Regulations.
The Government of Canada does prohibit spills and releases of liquids with greater than 2 ppm PCB
(known as non-PCB in British Columbia) and solids with greater than 50ppm PCB (known as PCB Solid
Waste in British Columbia). The intent of this measure is to ensure that companies handling liquids with
PCB’s are careful and that companies shipping PCB material for disposal have done their due diligence
and carefully select a proper carrier and disposal site. Alternatively, there may be financial consequence
for causing PCB’s to enter the environment. The reason why they use a 2ppm limit is because there is
no testing procedure available to identify trace amounts (less than 2ppm).
Proposed Maple Ridge Facility:
The proposed Maple Ridge facility is required to fulfill growing demand in British Columbia for Aevitas’
services and is not a relocation of the Chilliwack plan. This facility provides Aevitas with the ability to
expand capacity for services currently provided at our facility in Delta, BC. Aevitas Delta processes
drained obsolete electrical equipment. The current facility cannot receive any equipment with greater
than 3 percent residual oil because it would then be considered hazardous waste according to the BC
MOE Hazardous Waste Regulations. Therefore, Aevitas will be applying for a hazardous waste permit in
Maple Ridge in order to receive material with greater than 3 percent oil and other industrial waste
material. Aevitas will not be receiving any material classified as PCB Waste (as defined by the current BC
3
Hazardous Waste Regulations) and will not be processing mercury lamps or devices, as was the case at
the proposed facility in Chilliwack. Typical waste streams intended to be consolidated in Maple Ridge
will include general maintenance items from industry and commercial waste generators. These types of
materials are commonly found around homes and garages such as waste oils, paints, spent aerosols,
batteries, oil soaked absorbent/rags, cleaning solutions, spent lamps, fire extinguishers, etc. There are
more than a dozen companies in the lower mainland safely handling these types of materials on a daily
basis without incident.
About the proposed Chilliwack Site:
The proposed Chilliwack facility plan was developed to provide waste generators within the province of
British Columbia the ability to utilize a state-of-the-art facility to safely manage a variety of industrial
and commercial waste materials. Part of the plan was to process insulating oil and mercury bearing
lamps and devices. Aevitas identified a need in the marketplace and developed a plan to provide local
and cost effective service in British Columbia for designated PCB Waste ( defined as >50ppm PCB) and
obsolete electrical equipment. Over a two year process we participated in many various forums to
identify and address public concerns. We listened to any and all feedback and redesigned the proposed
facility to far exceed any regulations or concerns. Unfortunately, this came with a price and our final
assessment of the market potential compared to the escalating costs to build such a facility didn’t
generate sufficient financial return so Aevitas was forced to withdraw the proposal. The unfortunate
truth is that industry in British Columbia is forced to transport these materials outside of the province
for disposal at greater costs than if the material was processed locally. This doesn’t make the waste go
away. It just means that it must be trucked thousands of kilometers to other provinces instead of being
treated safely in a controlled environment and in close proximity which mitigates risk. This also carries a
much greater carbon footprint than local disposal.
It should be noted that at no time was Aevitas required to participate in an Environmental Review or
Assessment. The City of Chilliwack and the BC Ministry of Environment were satisfied that Aevitas had
submitted a comprehensive plan to address all potential risks including fire, earthquake and flood.
Other Aevitas Facilities:
Aevitas owns and operates eight facilities in Canada and one in Detroit MI employing almost 240 people.
Just like the proposed Maple Ride facility other Aevitas facilities offer distinct services based on market
demand.
Aevitas operates many facilities in Ontario that are specialized in processing various waste. As an
example, our Ayr ON facility has the only permitted mercury retort system in Canada to safely capture
elemental mercury from lamps and other material that can subsequently be recycled. Without this
process many of the materials containing mercury would simply to go straight to landfill. Our Cornwall
ON facility operates an incinerator that operates at over 1500 degrees Celsius engineered with several
layers of scrubbers after incineration. Independent testing proves that this high temperature, along
with resinence time and rapid quenching, guarantees complete thermal destruction of organic material.
This facility proves the ability to operate at 99.9999 (six nines) destruction on an annual basis with
spiked batches. Once again, this leaves the substrate clean of any contamination and suitable for
recycling. Our Kirkland Lake, ON facility handles high level PCB equipment and operates the largest
4
vapour degreasing station in Canada. Through our process we are able to render the substrate clean
and free of PCB and provide the metals to manufactures for reuse. Our Brantford Waste Water
Treatment plant provides state-of-the-art processing. This plant processes more waste water than any
other facility in Canada and meets and exceeds the most stringent discharge limits in the country. The
report attempts to draw the conclusion that because Aevitas offers these kinds of services at other
facilities in Ontario that we will providing similar services in Maple Ridge. These are highly specialized
operations that will not be conducted in Maple Ridge. These facilities are located were the market is
needed.
Table 1: Material Processing by Facility (attached) illustrates where similar materials are processed
compared to the proposed Maple Ridge facility.
Environmental, Property and Other Related Concerns:
Fire System: The proposed facility is equipped with a large sprinkler system. It will be further protected
with a foam fire suppressant system in areas needed, like the systems found at airports and
petrochemical plants, to quickly extinguish fire. Fire suppression foam is comprised of three parts: foam
concentrate, water, and air. These parts form a homogeneous foam blanket that extinguishes flames by
the combined mechanisms of cooling, separating the flame source from the product surface,
suppressing vapors, and smothering. This makes foam suppression systems a very effective option for
protecting flammable and combustible liquids.
The fire at our Cornwall ON facility started from a light bulb located in a non-production area that blew
out. The hot element fell onto some cardboard material which ignited. Cornwall only manages
designated PCB Waste and therefore, every precaution was taken by Aevitas and authorities to ensure
the community was aware of the situation and safe. As the report mentions, the fire was contained
quickly by the sprinkler system and no PCB waste was involved in the fire. Aevitas has subsequently
replaced these bulbs at all facilities eliminating the possibility of this unfortunate event to reoccur.
Mercury Concern: Aevitas is the largest recycler of lamps and devices containing mercury in Canada. We
lead the industry with employee protection with health monitoring, environmental protection with
continual air monitoring and post product recycling. Aevitas processes over 10,000,000 lamps every
year recovering over 99% of the material for reuse. This results in over 2,500,000kgs of glass recycled
along with over 33,000kgs of metal, 30,000kgs of phosphorus powder and 300kgs of mercury recovered.
We will be consolidating lamps and other devices that potentially contain mercury for the purpose of
shipping them to our facility in Ayr ON for processing and recycling. No mercury processing will be done
in Maple Ridge. Although not all lamps contain mercury the average fluorescent lamp contains
approximated 4milligrams. Without a safe handling and recycling process broken fluorescent lamps can
leach mercury into the environment. In BC, whole lamps can be stored anywhere and are not regulated.
Most other provinces regulate mercury bearing lamps and consider them toxic waste.
Transportation Risks: The truck trips in this report are exaggerated based on incorrect assumptions
about volumes and process. Based on our assumptions we have determined that there will be no
significant incremental truck traffic from the companies already present in the area and when the
proposed facility had an active tenant. This facility is a 25,000 square feet industrial building and will
generate regular truck traffic regardless of which company occupies the premises. All hazardous waste
5
will be shipped safely in required TDG (Transportation of Dangerous Goods) approved containers. All
trucks are fitted with secondary containment, spill kits and trained personnel. The storage volumes
listed are maximums and much of the oil stored will stay at the site for periods of time waiting for
customer supply orders. There will be a minor increase from the existing facility that operates in Delta.
This can be monitored at any time.
Ground Water Contamination Risk: The property will be monitored with predomitor wells which pump
out ground water allowing tests to be performed on a regular basis. We will be performing pre-
operational analysis to establish a baseline for future evaluation. This will ensure quick detection of
anything leaving or coming onto the site. Catch basins will be fitted with turn down collection capability
and a storm water control system will be put in place consisting of a three-stage separator and shut-off
valves. This system will have the ability to capture even drips from cars and trucks.
All liquid waste will be stored inside the building complete with engineered containment to ensure no
possible exposure to the environment. The Ministry of the Environment demands that certain standards
for containment are met as part of the hazardous waste permit application. Some of the requirements
include receiving containerized waste in TDG (Transportation of Dangerous Goods) approved packaging
and providing 110 percent containment for liquids in bulk. Flammable material will be stored in
flammable room designed and engineered to meet the laws, regulations and Maple Ridge Fire
Department’s approval and will also contain any volume of a potential release. We have processes,
equipment and ongoing training to address any type of release in the unlikely event it were to happen.
Before erecting any type of bulk liquid storage tanks we would have an engineers involved and build
according to their specifications.
Seismic Risk - According to the Kovacs and Sweeting Study (2004) they were commissioned by the
Insurance Industry to assess risk and loss associated to seismic activity. They found that 40% of
Canadian population live or work in high or moderate risk of loss from an earthquake. The V4R postal
code is in a “very high” hazard risk zone for insurance loss according to this report. According to the
report, “The Estimated losses are based on information provided by the insurance industry (damage,
deductibles, coverage limits, and total insured value). Net loss to primary insurers and losses to
reinsurers are further calculated based on the appropriate insurance information. To create Hazard
Zones, annual damage by postal code is calculated as the average of all risks in the area.” This report
suggest that this area in Maple Ridge is at very high risk hazard zone to the insurance companies, based
on the factors noted above, which is likely reflected in the insurance rates for the area. The BC MOE has
minimum siting standards for operating a hazardous waste facility which includes proximity to a
holocene fault line. This property meets all the Ministry of Environment siting requirements. There are
engineering companies familiar with the area and physical characteristics of the property. Aevitas will
follow their recommendations before installing storage tanks.
Once proper zoning has been approved the process for attaining a Hazardous Waste Permit (BC Reg.
63/88) demands that we develop and submit a formal Operation Plan to the Ministry of Environment.
Table 2: Ministry of Environment Regulations and Requirement for Hazardous Waste Facilities (attached)
provides reference to key areas and a summary of our response. In addition to the Operation Plan we
also develop a detailed Emergency Preparedness and Response Plan as per CAN/CSA-Z731-03 standard.
Being prepared in the event of an emergency is the key for success by minimizing consequences and
ensuring business continuity.
6
Saskatchewan PCB Incident: The leak in Saskatchewan was an extremely unfortunate event. This was
the first and only PCB release in the history of the company. The driver of the subcontracted company
hauling the waste performed regular inspections of the vehicle as per the regulations. During a regular
inspection stop he noticed a drip and performed all of the required notifications and contained the
minor spill. Aevitas hired a spill response company to secure the trailer and overpack all of the other
drums on the truck. Aevitas collected all the drums and moved them on for proper disposal. We also
handled the trailer and prevented any further release. The trailer was owned and operated by another
company at the time so this has prompted several policy changes and checks with subcontractors that
haul our material to ensure nothing like this will reoccur.
In summary, Aevitas will not be managing PCB liquids, PCB solids or PCB Waste at the proposed Maple
Ridge site. All waste containing mercury will be consolidated and shipped to Ayr ON for processing
providing our customers with a safe and efficient recycling option. Aevitas will take all the necessary
precautions to protect the environment and will hire an engineering firm familiar with the local
requirements to ensure the safe handling and containment of all waste material. Aevitas has been
involved in managing specialized waste for over 20 years and does not want to take any risk that would
jeopardize our company, employees or reputation. Our plan is to do it right. The proposed site in
Maple Ridge provides us with additional space to meet the growing needs of our customers. It will also
provide economic growth for the area and establishes Maple Ridge as an environmental steward helping
to reduce the carbon footprint. Our goal is to offer cost efficient services within British Columbia while
protecting our customers and the communities in which we serve.
Attachments:
Table 1: Material Processing by Facility
Table 2: Ministry of Environment Regulations and Requirement for Hazardous Waste Facilities
APPENDIX G
805 HIGH IMPACT INDUSTRIAL M-5
This zone provides for the accommodation of heavy industrial uses which require management of
environmental impacts.
1)PRINCIPAL USES
a)Extraction industrial;
b)Industrial use limited to:
i)concrete and cement plants and product manufacturing;
ii)asphalt, rubber and tar production and products manufacturing;
iii)wrecking and salvaging of goods, materials or things;
iv) sawmills, shakemills and pulp mills;
v)hydrocarbon refining and storage;
vi) chemical plants;
vii) stockyards and abattoirs;
viii) septic tank services;
ix) waste reduction plants;
x)waste transfer site; and
xi) unenclosed storage.
2)ACCESSORY USES
The following accessory uses are permitted subject to the conditions and regulations in this Part and
subject to all other applicable general provisions of this bylaw:
a)accessory primary processing;
b)accessory office use;
c)accessory industrial repair services;
d)accessory off-street parking and loading use;
e)accessory one family residential use;
f)accessory retail use provided that:
i)in any building or structure the total gross floor area devoted to such accessory retail
use does not exceed 25% of the total gross floor area of the principal use to which it is
accessory; and
ii)on any unenclosed outdoor area of a lot the maximum site coverage of all accessory
retail uses on the lot shall in the aggregate be limited to a maximum of 1000 m2 of the
area of the lot;
g)accessory wholesale use provided that :
(i) in any building or structure the total gross floor area devoted to such accessory
wholesale use does not exceed 25% of the total gross floor area of the principal use to
which it is accessory; and
(ii) on any unenclosed outdoor area of a lot the maximum site coverage of all accessory
wholesale uses on the lot shall in the aggregate be limited to a maximum of 1000 m2 of
the area of the lot.
3)LOT AREA
No lot shall be created which is less than 2.0 ha in area.
4)LOT DIMENSIONS
No lot shall be created which is less than 60 m in width and 75 m in depth.
5)DENSITY
All buildings and structures shall not exceed a lot coverage with buildings and structures of 20%.
APPENDIX H
6)SITING
No building or structure shall be sited less than 15.0 m from all lot lines; except where a lot line
abuts a lot designated for non-industrial use, the required minimum setback from that lot line shall
be 25.0 m.
7)SIZE OF BUILDINGS AND STRUCTURES
No building or structure shall exceed a height of 18.0 m.
8)OTHER REGULATIONS
a)A maximum of one accessory one family residential use shall be permitted for an extraction
industrial use per development site.
b)An industrial use involving the wrecking and salvaging of goods, materials or things shall be
bounded by a landscape screen not less than 2.0 m in height on all sides not facing directly
onto buildings on the lot. Storage of wrecked or salvaged goods, materials or things shall not
exceed the height of the landscape screen.
7140-2015 c)A landscape screen not less than 2.0 m in height, not more than 3.6 m in height and
not less than 2.0 m in width shall be required along a lot line where such lot line
abuts a lot designated for commercial, residential or agricultural use.
d)No use of land, buildings or structures shall be authorized until all works and services have
been provided to the standards for the zone as identified in "Maple Ridge Subdivision Bylaw
No. 2573 - 1978" as amended.
Note: Uses may be examined for compliance with environmental, safety and public health performance
standards of Regional, Provincial or Federal authorities.”
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2013-039-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
20208 McIvor Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2013-039-DVP has been received in conjunction with
rezoning, subdivision and development permit applications to rezone the subject property from RS-3
(One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to allow for
future subdivision into 14 single family residential lots. The requested variance is to:
Increase the height of the retaining wall on Lots 1 and 2 from 1.2m (4 ft.) to 2.0m (6 ft.).
Council will be considering final reading for rezoning application 2013-039-RZ on January 26, 2016.
It is recommended that Development Variance Permit 2013-039-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-039-DVP respecting property located
at 20208 McIvor Avenue.
DISCUSSION:
a)Background Context
Applicant: Aplin & Martin Consultants Ltd.
Owner: Maridge Properties Ltd.
Legal Description: Lot 1 Except: Parcel A (Statutory Right of Way Plan
BCP24880) District Lot 263 Group 1 NWD Plan
21483
OCP:
Existing: Agricultural
Proposed: Urban Residential; Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density)
Residential)
1103
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density)
Residential
Designation: Urban Residential
South: Use: Single Family Residential (recently approved
2013-016-RZ)
Zone: RS-1b (One Family Urban (Medium Density)
Residential)
Designation: Urban Residential, Neighbourhood Park, Conservation
East: Use: Single Family Residential
Zone RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Golf Course (City of Pitt Meadows)
Zone: Unknown
Designation: Unknown
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential and Conservation
Site Area: 1.865 ha (4.6 acres)
Access: Allison Street, 201 Street, Davenport Drive,
124 Avenue
Servicing: Urban Standard
Concurrent Applications: Rezoning, Subdivision, Development Permit
b)Project Description:
The subject property is located in west Maple Ridge, adjacent to Golden Ears Way on the border of
Pitt Meadows (see Appendices A and B). The applicant proposes to rezone the subject property to
allow for future subdivision into 14 single family residential lots. The existing single family house,
proposed lot 13, will be retained at this time and will continue to be accessed from a driveway off
McIvor Avenue. The new lots will be accessed from extensions to Allison Street, 201 Street and
Davenport Drive to the north and 201 Street to the south. Allison Street will terminate in a cul-de-
sac, giving access to lots 10, 11 and 12 (see Appendix C). Davenport Drive and 201 Street are
proposed to be extended south to loop and merge together into 124 Avenue, giving access to lots 1 -
9 (see Appendix C). Lots 13 and 14 have potential for future subdivision with adjacent properties.
The subject property is considered suitable for urban development, as the surrounding context of the
site is designated Urban Residential in the OCP. A tributary to Katzie Slough is located on the
southern property boundary, running in an east-west direction, for which a 15 metre (50 feet)
environmental dedication is recommended for conservation purposes. The subject property is partly
located within the floodplain, therefore, will be required to adhere to acceptable flood construction
levels.
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.
- 3 -
The requested variance and the developer’s rationale for the variances described below:
Zoning Bylaw No 3510 – 1985, Section 403 (8) Maximum Retaining Wall Height: To vary
the maximum height of the retaining wall adjacent to lots 1 and 2 from 1.2m (4 ft.) to 2.0m
(6 ft.).
The proposed increase in height to the retaining wall on lots 1 and 2 is required to raise the subject
property to a flood construction level on 5.9 m. Once the area has been raised, the fill will reach the
top of the south facing retaining wall.
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 variance is supported due to the subject property being partly located within the
floodplain. The retaining wall is necessary to raise the site to the acceptable flood construction level.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2013-039-DVP.
“Original signed by Adam Rieu”
_______________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Comprehensive Lot Grading Plan
Appendix D – Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 27, 2013 FILE: 2013-039-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20208 MCIVOR AVENUE
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 17, 2015
FILE: 2013-039-RZ
BY: PC
PLANNING DEPARTMENT´
Scale: 1:2,000
20208 MCIVOR AVENUE
Aerial Imagery from the Spring of 2011
SUBJECT PROPERTY
APPENDIX B
APPENDIX C
APPENDIX D
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: January 18, 2016
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 November and December 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 Ted Swabey”
______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
1131
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 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference1,832.40 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 DecemberCell phone charges42.80 iPad charges39.59 CivX Conference185.00 3,558.92 125.00 - 865.42 4,549.34 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 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference525.00 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 DecemberCell phone charges43.62 iPad charges18.19 2,446.86 32.95 - 885.70 3,365.51 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 JuneJulyAugustSeptemberOctoberNovemberChamber of Commerce - Annual General Meeting28.57 December350.00 369.47 - - 719.47 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 iPad charges42.80 AugustCell phone charges59.02 iPad charges10.70 SeptemberCell phone charges101.65 UBCM Conference735.00 OctoberCell phone charges22.27 iPad charges21.40 NovemberCell phone charges43.69 iPad charges21.40 Canadian Alliance to End Homelessness Conference788.77 DecemberCell phone charges42.80 iPad charges21.40 1,928.77 - - 912.32 2,841.09
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsRobson, 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 JulyiPad charges18.19 AugustiPad charges18.19 SeptemberUBCM Conference465.00 OctoberiPad charges18.19 NovemberiPad charges19.17 DecemberiPad charges18.19 1,319.75 65.00 - 162.55 1,547.30 Shymkiw, 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 iPad charges39.59 AugustCell phone charges59.09 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference1,670.92 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 Ridge Meadows Hospital Gala175.00 DecemberCell phone charges42.80 iPad charges18.19 1,670.92 400.00 - 886.92 2,957.84
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsSpeirs, 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 iPad charges51.65 AugustCell phone charges55.81 iPad charges39.59 SeptemberCell phone charges64.98 UBCM Conference1,965.92 OctoberCell phone charges22.27 iPad charges39.59 NovemberCell phone charges43.69 iPad charges39.59 Ridge Meadows Hospital Gala175.00 DecemberCell phone charges49.77 iPad charges39.59 Zero Waste Conference150.00 5,100.70 425.00 - 1,259.80 6,785.50 Totals16,375.92 1,417.42 - 4,972.71 22,766.05
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 26, 2016
and Members of Council FILE NO: 2011-089-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Development Permit
22309, 22319 and 22331 St. Anne Avenue
EXECUTIVE SUMMARY:
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-
2012 (the “HRA Bylaw”) has been considered by Council and at Public Hearing and subsequently
was granted Third Reading. The applicant has requested that Final Reading be granted, with minor
amendments being necessary to the HRA Bylaw and the Heritage Revitalization Agreement attached
to the HRA Bylaw. The purpose of the rezoning is to allow the Turnock/Morse Residence (“the
Turnock Residence”) to be adapted for reuse as a duplex and in exchange for its conservation in
accordance with the Heritage Conservation Plan forming part of the Agreement, to be allowed to
construct a 66 unit four-storey apartment building with underground parking, based on the RM-2
(Medium Density Apartment) zone.
Council granted first reading for the HRA Bylaw on Aug 29, 2012 and second reading on Nov 20,
2012. This application was presented at Public Hearing on November 20, 2012, and Council
granted third reading on November 20, 2012. Council granted a first extension on November 12,
2013, and a second extension on October 28, 2014.
Development Permit No. 2011-089-DP will govern the form and character of the proposed
apartment building and site landscaping, while Heritage Alteration Permit No. 2015-287-DP will
govern the conservation works for the Turnock Residence agreed to in the HRA Bylaw. Issuance of
these permits is to be at the same Council meeting as final adoption is being considered by Council.
On November 16, 2015, the Committee of the Whole considered this report. It is only now being
advanced to Council to coincide with the same date of January 26, 2016, when Council considers
granting final reading to the accompanying rezoning application 2011-089-RZ.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-089-DP respecting property located
at 22309, 22319 and 22331 St. Anne Avenue.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
(Wayne Bissky)
Owner: PC Maple Ridge Development Inc. (BC1008087)
1201
- 2 -
Legal Description: Lot 9 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 10 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 11 Block 5 District Lot 398 Group 1 NWD Plan 155
OCP :
Existing: Port Haney Multi-Family, Commercial and Mixed-Use
Proposed: Port Haney Multi-Family, Commercial and Mixed-Use
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential) and Maple Ridge Heritage
Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6913-2012
Surrounding Uses
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Port Haney Multi-Family, Commercial & Mixed-Use
South: Use: Commercial & Single-Family Residential
Zone: C-3 (Town Centre Commercial); RS-1 (One Family Urban
Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
West: Use: Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Park
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential (Duplex) and Multi-Family Residential
Site Area: 2,424 m2
Access: St. Anne Avenue, 223rd Street and lane behind 223rd Street
Servicing: Urban
Companion Applications: Heritage Alteration Permit (2015-287-DP) – For the
revitalization of the Turnock/Morse Residence in accordance
with the Heritage Conservation Plan forming part of the HRA
Bylaw
b) Project Description:
The development proposal involves revitalization and adaptation of the existing Turnock/Morse
Residence (the “Turnock Residence”) into a duplex through a HRA Bylaw that in turn, entitles the
construction of a 66 unit 4-storey apartment buildings with a Floor Space Ratio (“FSR”) of 1.817. The
property containing the Turnock Residence will be consolidated with the two adjacent lots on the
east side, to create one site with an underground parking structure. The existing heritage house will
be placed on a new foundation located closer to the corner of St. Anne Avenue and 223rd Street,
and the proposed four-storey apartment building will be constructed behind the heritage house (See
Appendix D). The landscaping will be coordinated between the portion of the site containing the
heritage building and the apartment building (See Appendix E).
- 3 -
Turnock Residence:
A Heritage Conservation Plan prepared by Donald Luxton and Associated Ltd. has thoroughly
researched and documented the heritage value and character of the house to form the basis of
guidelines for the preservation and restoration of the original form of the exterior and a rehabilitation
of the interior of the heritage house. Recommendations have been provided on how to undertake
this work, so that the heritage value of the building is protected throughout the process. The plan
also contains the known historical details and architectural relevance of the site.
Apartment Building:
The proposal is for a four-storey, 66-unit apartment building, with the HRA Bylaw establishing 72
underground parking spaces being required for the apartment and duplex residents and their
visitors. The HRA Bylaw provides for the RM-2 (Medium Density Apartment Residential District) zone
regulations to apply to the apartment, with a Floor Space Ratio of 1.817, variances for setbacks,
parking and ramp width.
This development permit does not apply to the Turnock Residence. A separate Heritage Alteration
Permit governs the conservation works for the Turnock Residence and will be issued in association
with this development permit.
c) Planning Analysis:
The proposal adheres to the Key Guideline Concepts for Section 8.11 Town Centre Development
Permit Area Guidelines Port Haney and Waterfront described by the project architect to the Advisory
Design Panel as follows:
1. Promote Port Haney and the Waterfront as an important heritage, tourism-oriented area.
This project, while it does not have a commercial component, does preserve the existing
heritage home on the property and as such does help reinforce Port Haney’s unique heritage
character. In addition, the new four storey building is designed with a distinct heritage flavor.
2. Provide a pedestrian-oriented, mixed-use commercial and residential environment.
This project does have units at ground level with pedestrian access directly out to the street
allowing pedestrian access to these units. A low picket fence helps to delineate semi-private
from public areas but also enables easy exchange between individuals on one side to the
other.
3. Enhance the heritage quality, character and vibrancy of Port Haney and the Waterfront.
The heritage building is being returned to its original character and colour scheme. The new
building is meant to compliment the heritage home, but allow the home to stand out as a
special building on the property. The new building uses details and materials as a respectful
nod to the unique contributions made to the growth of Maple Ridge by the cedar mills and
brick manufacturing along this strip of the Fraser River.
4. Capitalize on important views.
Views to the south will be enhanced with this four storey building, allowing new residence to
have a greater connection to the waterfront, especially on the upper floors.
- 4 -
5. Provide outdoor space.
While this is a fairly dense site, outdoor areas are provided onsite for both private and semi -
public use. There is an open space on site between the Turnock Residence and the north-
south wing of the apartment building. In addition, the residents here will benefit from close
access the municipal park directly across St. Anne Street to the west.
6. Provide climate appropriate landscaping and green features.
The landscape drawings reflect these requirements and will ensure this project will
contribute to making this intersection an attractive and vibrant streetscape for both the
residents and the general public.
7. Maintain street interconnectivity.
New sidewalks will be installed making a safe and inviting pedestrian link from north to south
as well as along St. Anne. Access to the main parking underground is provided off the lane
to the north.
d) Advisory Design Panel:
The development permit application was submitted to the Advisory Design Panel (the “ADP”) on
July 10, 2012, to review and comment on the form and character of the proposed apartment
building and associated landscaping. The following are the recommendations made by the ADP
and the changes made by the architect to the plans in response to each:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow up:
Consider lane way trees.
Response: Trees along lane are provided adjacent to the north property line of the site.
Consider providing screening between the refuse area and the patios.
Response: Cedar hedging to be provided.
Provide access from the surface parking to the 2nd heritage unit.
Response: Sidewalk extended.
Provide pedestrian access from parking spaces 41 & 42 to the lobby.
Response: Plans revised accordingly.
Consider including the space in the hallways near the elevator into the adjacent suite.
Response: Plans revised accordingly.
Consider the heights of the window mullions on the north elevation.
Response: Change made and reflected in elevation plans.
Consider reducing the overall amount of fencing and trellis by providing an accent at the
main entrance of the apartment building.
Response: Fencing and trellis provided to highlight and personalize entry points, to define
public / private space and to complement the heritage residence.
- 5 -
Consider the design and proportions of the elevator tower.
Response: The tower height has been reduced to minimum required for the elevator and
the elevations are revised accordingly.
Consider providing some alternate material to the vinyl siding.
Response: Hardy board has been substituted for vinyl and reflected in elevations
accordingly.
Consider the window treatment on the south elevation.
Response: Revised in the elevations accordingly.
Consider provision of landscaping grading plan in an effort to minimize the amount of
retaining walls around patio and gardens.
Response: Retaining walls have been limited to the south and east areas of the site and are
reflected in the elevations and cross sections.
Consider additional continuous evergreen hedging between private patios and along lane
edge.
Response: A continuous hedge would make the narrow space feel even more constrained.
Openings allow light into this north-facing space and is consistent with CPTED principles
and safety.
Staff comment: The compromise proposed by the architect is acceptable to staff.
Consider reducing the amount of surface parking and replace with green space
Response: The surface parking spaces have been relocated into the underground parking
structure, and the former surface parking area has become a landscape common open
space. The plans have reflected this accordingly.
e) Environmental Comments:
The landscaping plans have incorporated 450 mm of soil to permit rain volume reduction, to improve
water quality and to better control runoff. The storm water management strategy is consistent with
the requirements of the site being in the Fraser River Escarpment Area. The proposed development
is tied into the underground storm sewer system on 223 Street and there is no proposed ground
water discharge (See Appendix F).
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. This landscaping estimate
includes the following:
• $78,586.00 for landscaping associated with the apartment building;
• $12,499.00 for landscaping associated with the heritage residence; and
• $14,580.00 for boulevard plantings.
- 6 -
CONCLUSION:
As the development proposal complies with the Town Centre Development Permit Area Guidelines
for the Port Haney and Waterfront area, and is coordinated with the heritage alteration permit for the
conservation of the Turnock Residence located on the subject site, it is recommended that
development permit 2011-089-DP be given favorable consideration and issued by Council.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Aerial Map
Appendix C – Site Plan
Appendix D – Architectural Plan
Appendix E – Landscaping Plan
Appendix F – Letter describing Stormwater Management Strategy
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2225411654
11710
2232822331223402235211641
116302227411739
11664 22319223182233522369/732236211695
11740 22347/51223562237411656
11746
2236211657
11697
22269222702230922345223372235722381116502227722290223282233411671116642223022311
22323223751171522266
11683
11768
22326223442234522351223502237222366ST. ANNE AVE. 223 ST.
CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
N
E
Y
B
Y
P
A
S
S
A
Pcl. A
Rem
2
A
25
Rem
P 155
23
50
P 155
Rem
LMP 39631 41
8
P 16366C
P 155
P 155
1
Rem
22
P 16464
21
P 51411
32
5
BCS 3442
Rem
N44
57
11
47
PARK
12
13
RP 6192
1
18
*PP076
P 59018
Rem 7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
Rem
16
18
S
1
/
2
4
LMS 3814
31Rem 30 29
P11527
28
Rem
45P 2899
21
46
13 LMS 2749P 50600
P 82887
27
S44
26
20 19
14
P 155
49
A
20
Rem 105
EP 59768
AP 76188
6
Rem
9
RP 53523LMP 39214*PP07717
99
RP 597817
53
P 2899
Subject Properties
´
Scale: 1:1,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPA RTM ENT2225411 65 4
11 71 0
2232822331223402235211 64 1
11
6
3
02227411 73 9
11 66 4 22319223182233522369/736211 69
11 74 0 22347/5122356223741
11 74 6
2236211 65 7
11
22269222702230922345223372235722381112227722290223282233411 67 122311
2232322375122266
11 68 3
11 76 8
22326223452235102237222366ST. ANNE AVE. 223CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
N
E
Y
B
Y
P
A
S
S
A
Pcl. A
Rem
2
A
25
Rem
P 155
23
50
P 155
Rem
P 39631
41
8
P 16366C
P 155
P 155
1
Rem
22
P 16464
21
P 51411
32
5
BCS 3442
Rem
N44
57
11
47
PARK
12
13
RP 6192
1
18
*PP076
Rem
7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
Rem
16
18
4
S 3814
31
Rem
30 29
P11527
28
Rem
45
21
46
13 LMS 2749P 50600
P 82887
27
S44
26
20 19
14
P 155
49
A
20
Rem 1
EP 59768
A
P 76188
6
9
RP 53523LMP 39214*PP07717
597817
P
´
Scale: 1:1,500
SKRWRJUDSK\LPDJH
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
APPENDIX F
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 26, 2016
and Members of Council FILE NO: 2015-287-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Heritage Alteration Permit
22309, 22319 and 22331 St. Anne Avenue
EXECUTIVE SUMMARY:
Council considered heritage revitalization application 2011-089-RZ(HRA) and first reading for
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No.
6913-2012 (the “HRA Bylaw”) on Aug 29, 2012. Council granted second reading for the HRA
Bylaw on Nov 20, 2012. This application was presented at Public Hearing on November 20,
2012, and Council granted third reading on November 20, 2012. Council granted a first
extension on November 12, 2013, and a second extension on October 28, 2014.
On November 16, 2015, the Committee of the Whole considered this report. It is only now being
advanced to Council to coincide with the same date of January 26, 2016, when Council considers
granting final reading to the accompanying rezoning application 2011-089-RZ.
Development Permit No. 2011-089-DP will govern the form and character of the proposed
apartment building and site landscaping, while Heritage Alteration Permit No. 2015-287-DP (HAP)
will govern the conservation works for the Morse/Turnock Residence (the “Turnock Residence”)
agreed to in the HRA Bylaw.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-287-DP respecting property
located at 22309, 22319 and 22331 St. Anne Avenue.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
(Wayne Bissky)
Owner: PC Maple Ridge Development Inc. (BC1008087)
Legal Description: Lot 9 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 10 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 11 Block 5 District Lot 398 Group 1 WWD Plan 155
OCP :
Existing: Port Haney Multi-Family, Commercial and Mixed-Use
Proposed: Port Haney Multi-Family, Commercial and Mixed-Use
1202
- 2 -
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential) and Maple Ridge Heritage
Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6913-2012
Surrounding Uses
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Port Haney Multi-Family, Commercial & Mixed-Use
South: Use: Commercial & Single-Family Residential
Zone: C-3 (Town Centre Commercial); RS-1 (One Family Urban
Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
West: Use: Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Park
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential (Duplex) and Multi-Family
Residential
Site Area: 2,424 m2
Access: St. Anne Avenue, 223rd Street and lane behind 223rd Street
Servicing: Urban
Companion Applications: Development Permit (2011-089-DP) – Port Haney and
Waterfront (for the form and character of the proposed
apartment building)
b) Project Description:
The proposal is for a four-storey, 66-unit apartment building, with underground parking. The
Turnock Residence will be located toward the corner of St. Anne Avenue and 223 Street and the
apartment building will be an “L-shaped” structure located behind the Turnock Residence (See
Appendix C).
The proposed HRA Bylaw will achieve the following:
The existing heritage building on the site known as the Turnock Residence, will be
revitalized and adapted into a duplex in accordance with the Heritage Conservation Plan
prepared by Don Luxton and Associates Ltd.;
Allowing the construction of a 66 unit 4-storey apartment building with underground
parking. It is based on the RM-2 (Medium Density Apartment) zone, except the maximum
floor space ratio is increased from 1.2 to 1.817; and
Granting variances for setbacks, the number of parking spaces and a narrower
underground driveway ramp.
- 3 -
The development of this site will involve four (4) steps:
1. Temporary on site storage: The Turnock Residence will be lifted off its current foundation
and moved to a temporary foundation in a secured area at the northwest corner of the
site.
2. Preparations and Placement on Permanent Foundation: Excavations will be undertaken
for the underground parking building. Once the majority of underground structure is
completed, the Turnock Residence will be placed on its new permanent foundation on top
of the underground parking structure in the southwest corner of the site. The rest of the
underground structure will then be completed.
3. Conservation Work and Compliance Certification: The conservation works required under
the Heritage Conservation Plan and the Heritage Alteration Permit will commence once
the Turnock Residence is moved to its permanent foundation. The works must be
completed and certified by the Heritage Consultant of record as complying in all respects
with the Plan and the Permit.
4. Apartment Construction and Occupancy Compliance: Excavations and completion of the
underground parking structure, the apartment building and landscaping in accordance
with development permit 2011-089-DP may commence after the Turnock residence is
moved to its permanent foundation. Occupancy for the apartment building will only be
granted once the Turnock Residence is fully completed and is certified to comply by the
Heritage consultant.
In the event that the Turnock Residence is damaged while being stored or moved to the extent
triggering the replica construction clause in the Heritage Revitalization Agreement, or the
applicant fails in obtaining certification from the Heritage Consultant of record for the
conservation works being compliant, the applicant understands and agrees to forfeit the
$100,000 security deposited with the City.
The architectural plans and the report detailing the on-site relocation strategy will both form part
of the Heritage Alteration Permit and are attached to this report (Appendix D and E).
A rendering showing the urban design context of the Turnock Residence and the apartment
building is attached as Appendix F.
c) Planning Analysis:
Don Luxton, the heritage consultant on record, provided a letter of assurance that:
1. The architectural plans attached to this report and to form part of the Heritage
Alteration Permit are in conformance with the Turnock/Morse Residence
Conservation Plan, forming part of the HRA Bylaw;
2. All proposed interventions are consistent with the said Conservation Plan; and
3. The proposed works conform to Parks Canada’s Standards and Guidelines for
Conservation of Heritage Places in Canada.
Consequently, staff is satisfied that it is in order for Council to consider issuance of the Heritage
Alteration Permit 2015-287-DP.
- 4 -
d) Advisory Design Panel:
The Turnock Residence was not subject to Advisory Design Panel (the “ADP”) review when the
development permit for the apartment building (2011-089-DP) was considered by the ADP.
e) Interdepartmental Comments:
The following is a summary of comments received:
Building Department: The Building Department identified some Code-related issues that
would be resolved through the building permit application process. These matters do not to
affect the character defining elements of the Turnock Residence.
Engineering Department: Comments from the Engineering Department are related to matters
about the temporary storage of the Turnock Residence and excavation normally resolved
during the building permit review / construction phase. There were no comments on the
heritage alteration permit plans.
Fire Department: The Fire Department had no comments on the heritage alteration permit
plans.
f) Financial Implications:
In accordance with the HRA Bylaw, a refundable security of $100,000 has been submitted by the
applicant for the due and proper on-site moving and storage of the Turnock Residence during site
construction, its placement onto a permanent foundation and the completion of all heritage
conservation works in accordance with the Conservation Plan. In the unlikely event that the
Turnock Residence is destroyed before the conservation work is completed, the applicant has
acknowledged that the security will be forfeited and a like replica would be constructed in
accordance with provisions contained in the HRA Bylaw.
Through the Development Permit being considered by Council in a separate report, 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 and consistent with the
requirement of the heritage conservation plan. This landscaping estimate includes the following:
$78,586.00 for landscaping associated with the apartment building;
$12,499.00 for landscaping associated with the heritage residence; and
$14,580.00 for boulevard plantings.
- 5 -
CONCLUSION:
The Heritage Consultant of record has reviewed and confirmed that the attached plans for the
Heritage Alteration Permit are in conformance with the Turnock/Morse Residence Conservation
Plan, forming part of the HRA Bylaw. Therefore, the Planning Department supports the issuance
of Heritage Alteration Permit 2015-287-DP for the Turnock/Morse Residence.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E. C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Areal Map
Appendix C – Site Plan
Appendix D – Turnock/Morse Residence Relocation and Protection Plan
(September 2015 Version)
Appendix E – Heritage Alteration Permit Plans
Appendix F – Rendering
DATE: Sep 15, 2015
2015-287-DP
BY: JV
PLANNING DEPARTMENT223 StSUBJECT PROPERTIES
´
Scale: 1:1,500
22309/22319/22331 St Anne Ave
2011 Image
Legend
Stream
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
River Centreline
Canal
APPENDIX A
DATE: Sep 15, 2015
2015-287-DP
BY: JV
PLANNING DEPARTMENT223 StSUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:1,500
22309/22319/22331 St Anne Ave
2011 ImageLegend
Stream
Canal Edge
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
APPENDIX B
APPENDIX C
`
TURNOCK/MORSE RESIDENCE
22309 ST. ANNE AVENUE, MAPLE RIDGE
RELOCATION AND PROTECTION PLAN
SEPTEMBER 2015
DONALD LUXTON AND ASSOCIATES INC.
1030 - 470 GRANVILLE STREET, VANCOUVER BC, V6C 1V5
info@donaldluxton.com 604 688 1216 www.donaldluxton.com
APPENDIX D
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN2
RELOCATION AND SITE PROTECTION PLAN
The Turnock/Morse Residence, constructed in 1938, is an
excellent example of the Cape Cod / Colonial Revival style
residences of the 1930s. The house features a side-gabled roof
with clipped eaves and highly unusual windows consisting
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to each side that mimic historic shutters.
The conservation proposal involves the relocation of the house
to the front corner of its lot to accommodate a new multi-family
residential building, whilst preserving and restoring heritage
JOHYHJ[LYKLÄUPUNLSLTLU[Z;OV\NO[OLOV\ZLOHZTHPU[HPULK
a high degree of its original integrity, it has undergone several
additions over its lifespan. The conservation work will involve
the preservation and restoration of the original form of the
exterior, and a rehabilitation of the interior.
A Conservation Plan was completed in January 2012,
which provides historical background information and
recommendations for the conservation of the historic house.
The conservation work for this project will be based on Parks
Canada’s Standards and Guidelines for the Conservation
of Historic Places in Canada (2010), which will guide the
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PU[OL:[H[LTLU[VM:PNUPÄJHUJL
The Turnock/Morse Residence will be temporarily relocated
during the construction sequencing. The house will be
carefully lifted and temporarily relocated to the rear corner
of the site while the remainder of the site is excavated. Once
the parkade has been built level to grade, the house will be
relocated, and conservation work will proceed once it has
been placed on new foundations. During the relocation and
temporary storage of the historic house, it is essential that the
structure be protected at all times. There are risks associated
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to each site, and should be clearly understood prior to the
commencement of work.
This relocation and site protection plan lists protective
measures that should be implemented prior to the relocation
of the house, during its temporary storage onsite, and during
P[ZÄUHSYLSVJH[PVU
Name of Historic Place: Turnock / Morse Residence
Address: 22309 St. Anne Avenue, Maple Ridge
Original Owners: Joseph Dakin Turnock & Hilda Turnock
Designer and Contractor: Joseph Dakin Turnock
Date of Construction: 1938
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 3
Primary facade of the Turnock/Morse Residence in 2011
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN4
RELOCATION PLAN
The house will be relocated in three stages, outlined below.
The Relocation Plan is an important part of the conservation
of the Turnock/Morse Residence, and should be referenced in
conjunction with the Conservation Plan during the relocation
phase. Of utmost importance during the relocation phase is
site protection, which should be carefully reviewed prior to
the commencement of work on the relocation of the house.
Prior to relocation the following risks should be evaluated:
• As the Turnock/Morse Residence is being relocated on site,
the potential risk during relocation can be minimized, as
it will not be taken off the property. Lifting and lowering
a building presents some inherent challenges, and the
structure must be thoroughly braced and secured. Once it
is being stored at its temporary location, the house must
be properly secured from intrusion as well as construction
damage.
Phase 1: Structural Stabilization & Preparation Work
• The condition of the structure should be assessed by a
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• Structural support will be provided for the house as per
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in order to prevent damage to the structure during the
relocation process.
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• All required permits must be retained before moving the
house.
• If there is the potential hazard of abrasion to the original
exterior fabric of the house then the exterior wall and
YVVMZ\YMHJLZZOV\SKILWYV[LJ[LKI`HMÄ_PUNZOLL[ZVM
plywood. Plywood sheets should also be used to cover
windows and doors.
Phase 2: Temporary Relocation
(UL_WLYPLUJLKHUKX\HSPÄLKOV\ZLTV]LYT\Z[\UKLY[HRL
the relocation of the house to the temporary location.
Protection During Temporary Relocation:
• Are smoke detectors in working order?
• /H]L[OLÄYLHUKWVSPJLKLWHY[TLU[ZILLUUV[PÄLK
that the building will be temporarily relocated and
mothballed?
• Are plans in place to monitor the building on a regular
basis?
• Is the site fenced and regularly patrolled?
• Is the building signed as a protected heritage building
with a phone number for citizens to call with questions
or concerns or report vandals?
• Has the site of the temporary relocation been properly
graded for water runoff?
• Have steps been taken to ensure the proper ventilation of
the building?
• Have interior doors been left open for ventilation
purposes?
• Are wall openings boarded up and exterior doors
securely fastened?
• Have the following been removed from the interior:
[YHZOOHaHYKV\ZTH[LYPHSZZ\JOHZÅHTTHISLSPX\PKZ
poisons and paints, as well as canned goods that could
freeze and burst?
Phase 3: Move to Final Location
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following work should be carried out:
• Structural engineer to review condition of structural
support and structure should be reinforced where
necessary.
For the relocation:
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• Commence with the conservation work on the house
immediately upon relocation.
This Relocation Plan for the Turnock/Morse Residence should
ensure the safeguarding of the heritage structure during the
relocation process.
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 5
It is the responsibility of the owner to ensure the heritage
resource is protected from damage at all times. At any time that
the house is left vacant, it should be secured against intrusion
and vandalism through the use of appropriate fencing and
security measures. This is especially important if the building
is missing windows or doors or is left elevated for any period of
time. Security measures may include mothballing the historic
property and/or hiring a security guard for the duration of
the work. Generally, once a heritage property is no longer
undergoing rehabilitation work and is under occupancy of
its owners, lockable doors and lower level windows, as well
as continued monitoring by the owners should be adequate
protection.
The house at 22309 St. Anne Avenue will be vacant following
the initial relocation and the structure should be temporarily
closed up to protect it from the weather and to prohibit
unauthorized access.
SITE PROTECTION
;OL OV\ZL ^PSS IL YLSVJH[LK [V P[Z ÄUHS SVJH[PVU WYPVY [V
completion of construction of the development. The potential
impact of adjacent construction works on the house should be
carefully assessed. This investigation should occur prior to the
relocation of the house, to ensure protective measures are put
in place in a timely manner.
The following possible effects should be considered:
• Potential construction activity that is adjacent to the
relocated house introduces a potential risk of damage to
the structure, including concentrations of dust, vibration
JH\ZLKI`JVUZ[Y\J[PVULX\PWTLU[HUK]LOPJSLZHUKÄYL
hazards.
• Potential ground displacement and movement of
the house, caused by the adjacent excavation and
foundation work, particularly where foundations are
much deeper than the foundation of the relocated house,
may result in a risk that requires consideration.
• In some cases, lack of water beneath an historic structure
can lead to damage. When groundwater or storm water
is removed from a neighbouring site during foundation
excavations (process known as ‘dewatering’), the
groundwater level beneath the heritage property may
also drop.
• Direct physical damage to historic features and materials
caused by cranes and hoists on a construction site,
including workers dropping building supplies and tools,
are a potential risk to be considered. Misdirected debris
chutes and backing vehicles may also place the heritage
property at risk, and should be carefully monitored.
PHYSICAL PROTECTION OF THE HOUSE FROM
ADJACENT CONSTRUCTION WORKS
24.6725.0124.5826.1626.1325.9725.3625.4525.6225.7525.9126.1125.1525.2425.7925.8225.3025.3425.4425.4425.2725.2026.1525.9825.8225.6525.4325.3525.3625.3825.3525.2425.2425.2525.3325.5626.2726.652262522525.1625.3725.3525.2925.1926.9027.2027.3125.3025.9125.6027.1427.1325.0725.1725.1925.2525.5125.7125.8425.8425.9925.7725.6225.4925.3125.2625.21CurbCurbSidewalkDitch
Edge Pave
Edge Pave 910111260.33340.20860.34240.228LaneSt. Anne Avenue223rd StreetCopyright 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 DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 1.1Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BC3/32"=1'-0"Excavation Plan &Temporary Relocationof Heritage HouseFile name: 1105 Architectural BP 2015-10-06.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Oct 15TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, October 15Time: 8:06:05 AMRevised Drawings as per ADP Comments 12/July/127/12/12358"Dashed Line of location of existing house to be relocatedDashed line of underground parking outlinefinal location of heritage house relocated ontop of underparking slabLine of ≈ location of top of bank for excavationSee geotechnical shoringdrawings for type design detailsprovide lock block retaining around hydro poles see geotechnical shoring reportLine of ≈ location of top of bank for excavationprovide 1:1 sloped cut 5'-834"4"3'-214"2'-714"3'-214"2'-138"2'-138"temporary relocation of heritage house well the underground parking is under constructionSeparate Security fence protecting heritage houseTemporary location of security fence protecting site until excavation is complete. Fence to be moved onto property once excavation is complete.Temporary location of concrete traffic barriersMaintain a separate security fence around the heritage house durning construction at all times.Property line after lot consolidation11
APPENDIX E
APPENDIX F
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 26, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: UBCM - Strategic Wildfire Prevention Initiative –
FireSmart Grant Program
EXECUTIVE SUMMARY:
The provincial government, through the Union of British Columbia Municipalities (UBCM) Strategic
Wildfire Prevention Initiative (SWPI), has made funding available through the 2016 FireSmart
Communities Grant Program.
The grant program provides funding to local governments to encourage and educate residents or
community groups to undertake FireSmart planning activities for private lands to mitigate risk from
wildfire on private lands in the wildland urban interface. Successful neighbourhood projects will be
able to apply for FireSmart Community Recognition status from Partners in Protection. Currently,
there are no neigbourhoods within Maple Ridge that hold this designation.
Staff submitted an application to the UBCM FireSmart Communities Grant Program in December
2015 and has received Approval in Principle. To satisfy grant program requirements a Council
Resolution indicating support for the proposed project is required.
RECOMMENDATION(S):
1.That a FireSmart Communities Grant Program project be supported and further,
2.That the City provide overall grant management for the FireSmart Communities Grant.
BACKGROUND:
In response to the 2003 Okanagan Mountain Park fire, the most significant Wildland Urban Interface
event in BC history, the provincial government provided funding through UBCM for communities
threatened by wildfire. The City of Maple Ridge applied and received funding for the development of
a Community Wildfire Protection Plan (CWPP). This plan was completed in 2007.
For this intake, the focus of the Strategic Wildfire Prevention Initiative’s funding is to encourage self-
organized groups of residents to take the lead in implementing solutions for wildfire safety on their
own properties. The grant program provides funding to local governments to encourage and educate
residents or community groups to undertake FireSmart planning activities for private lands.
Staff submitted an application to the UBCM FireSmart Grant Program in December 2015 and has
received Approval in Principle. To satisfy grant program requirements, staff must provide a Council
Resolution indicating support for the proposed project and a willingness to provide overall grant
management.
1203
DESIRED OUTCOME:
To secure provincial funding to promote a FireSmart Community program; goals include:
• A Maple Ridge neighbourhood achieving FireSmart Community Recognition status; and,
• Residents living in wildfire interface areas being educated to better prepare their properties
to FireSmart ideals.
The grant will allow us to hold community workshops in interface neighbourhoods to both educate
residents and to recruit residents for community recognition projects from potential areas such as
Silver Valley, Rock Ridge and Whonnock. Media campaigns, both print and social, would complement
the workshops.
The grant application specifies a budget of $10,000. A successful application will have the UBCM
grant program contributing 100% of the cost of eligible activities up to a maximum of $10,000. This
project will use the expertise of outside contractors where applicable.
POLICY IMPLICATIONS:
Hiring of contractors to supplement this particular project falls well within the City of Maple Ridge
Purchasing policy allowing the appropriate General Manager or his/her designate to award a
contract of less than $20,000 at their discretion.
INTERDEPARTMENTAL IMPLICATIONS:
Parks & Facilities Department staff and Environmental Planners should be included in discussions
when project properties are adjacent to municipal and crown lands. All proposed treatments must be
in alignment with Parks/Environmental policies and strategic planning.
FINANCIAL IMPLICATIONS:
To proceed with a FireSmart Community initiative, a budget of $10,000 is required. A successful
application will have 100% or $10,000 of the project expense funded by UBCM.
ALTERNATIVES:
If Council chooses not to adopt the resolution, grant program requirements will not be satisfied and
the application will be rejected.
CONCLUSIONS:
An application for funding to proceed with a FireSmart Community project supports the 2007
Council’s resolution to adopt the CWPP recommendations in principle. All work and costs prescribed
outside of what is presented in this report will be brought before Council for resolution prior to
implementation.
“Original signed by Timo Juurakko”___________________
Prepared by: Timo Juurakko
Assistant Fire Chief: Community & Administrative Services
“Original signed by Dane Spence”____________________
Approved by: Dane Spence
Fire Chief
“Original signed by Paul Gill”__________________________
Approved by: Paul Gill
General Manager: Corporate & Financial Services
“Original signed by Ted Swabey”_______________________
Concurrence: Ted Swabey
Chief Administrative Officer