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Home My WebLink About2017-01-24 Council Agenda and Reports.pdf Page 1 City of Maple Ridge COUNCIL MEETING AGENDA January 24, 2017 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 AMENDMENTS TO THE AGENDA 300 APPROVAL OF THE AGENDA 400 ADOPTION AND RECEIPT OF MINUTES 500 PRESENTATIONS AT THE REQUEST OF COUNCIL 600 DELEGATIONS 601 Presentation on Real Acts of Caring • Students from Banting Middle School 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. Council Meeting Agenda January 24, 2017 Council Chamber Page 2 of 7 700 ITEMS ON CONSENT 701 Minutes 701.1 Minutes of the Development Agreements Committee Meetings of January 12, 2017 701.2 Minutes of Meetings of Committees and Commissions of Council • Community Heritage Commission – December 8, 2016 702 Reports 702.1 Disbursements for the month ended December 31, 2016 Staff report dated January 23, 2017 recommending that the disbursements for the month ended December 31, 2016 be received for information. 703 Correspondence 704 Release of Items from Closed Council Status 800 UNFINISHED BUSINESS 900 CORRESPONDENCE 1000 BYLAWS Bylaws for Adoption 1001 2014-009-CP, 11230 and 11240 206 Street; 20605, 20617, 20627, 20643, 20645, 20661 Maple Crescent; 11202, 11233 and 11391 Dartford Street; 20598 and 20657 Lorne Avenue and PIDs 003-435-181 and 004-963-415 Maple Ridge Zone Amending Bylaw No. 7292-2016 To rezone from C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) to H-2 (Hammond Village Commercial) and P-4 (Place of Worship Institutional) to align existing Hammond commercial properties with the new Hammond Village Commercial land use designation Adoption Council Meeting Agenda January 24, 2017 Council Chamber Page 3 of 7 1002 2014-009-CP, Hammond Area Plan Bylaw No. 7279-2016 To designate from Agricultural to Conservation and to identify the location and boundaries of the Hammond Area Plan Adoption 1003 2014-019-RZ, 24815, 24837 Dewdney Trunk Road and 12040 248 Street Staff report dated January 24, 2017 recommending adoption 1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7086-2014 To add a village commercial node Adoption 1003.2 Maple Ridge Official Community Plan Amending Bylaw No. 7171-2015 To designate a portion of property from Estate Suburban Residential to Commercial Adoption 1003.3 Maple Ridge Zone Amending Bylaw No. 7070-2014 To permit the construction of two commercial buildings with six ground level commercial units and two rental residential units on a second floor Adoption COMMITTEE REPORTS AND RECOMMENDATIONS 1100 COMMITTEE OF THE WHOLE Public Works and Development Services 1101 2016-411-RZ, 21188 Wicklund Avenue, RS-1 to R-1 Staff report dated January 23, 2017 recommending that Application 2016- 411-RZ to rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit subdivision into two single family residential lots not be given first reading. 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 24, 2017 Council Chamber Page 4 of 7 1102 2016-052-RZ, 22260 and 22292 122 Avenue, 12159 and 12167 223 Street, Addendum Report Staff report dated January 23, 2017 recommending that staff be directed to provide a tenant relocation assistance policy, that Maple Ridge Official Community Plan Amending Bylaw No. 7243-2016 to designate subject properties from Single Family to Low Rise Apartment be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7244-2016 to rezone from LUC (Land Use Contracts) and RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit construction of a 291 unit multi- family rental housing development within the Town Centre be given second reading and be forwarded to Public Hearing. 1103 2016-039-RZ, 11951 240 Street, CS-1 to C-2 Staff report dated January 23, 2017 recommending that Maple Ridge Zone Amending Bylaw No. 7229-2016 to rezone from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a Tim Hortons restaurant and drive-through be given second reading and be forwarded to Public Hearing. 1104 2014-019-DVP, 24815 Dewdney Trunk Road Staff report dated January 23, 2017 recommending that the Corporate Officer be authorized to sign and seal 2014-019-DVP to reduce minimum rear and exterior lot line setbacks and to increase maximum building heights of Buildings 1 and 2. 1105 2014-019-DP, 24815 and 24837 Dewdney Trunk Road Staff report dated January 23, 2017 recommending that the Corporate Officer be authorized to sign and seal 2014-019-DP to permit construction of two commercial buildings consisting of six ground level commercial units and two residential units in the C-2 (Community Commercial) zone. 1106 2016-095-DVP, 2016-095-DP, 22335 McIntosh Avenue Staff report dated January 23, 2017 recommending that the Corporate Officer be authorized to sign and seal 2014-095-DVP to vary setbacks, that the Corporate Officer be authorized to sign and seal 2014-095-DP to permit a mixed use commercial and residential building and that receipt of funds for a one off street parking space for residential use be acknowledged. Council Meeting Agenda January 24, 2017 Council Chamber Page 5 of 7 1107 Award of Contract ITT-EN16-58: Sanitary Sewer Replacement by Pipe Bursting on River Road (Kanaka Creek – McKay Avenue) Staff report dated January 23, 2017 recommending that Contract ITT- EN16-58: Sanitary Sewer Replacement by Pipe Bursting on River Road (Kanaka Creek – McKay Avenue) be awarded to PW Trenchless Ltd., that the Financial Plan be amended to increase project funding from the Sewer Utility, that a contract contingency be approved and further that the Corporate Officer be authorized to execute the contract. 1108 Contract Renewal Award: Traffic Flagging Services Staff report dated January 23, 2017 recommending that the “Traffic Flagging Services” contracts be renewed with Go Traffic Management Inc., Ansan Industries Ltd., and BCRS Road Safe Inc., for an additional one year period and that the Corporate Officer be authorized to execute the contracts. Financial and Corporate Services (including Fire and Police) Note: Item 1131 has been placed in the “Items on Consent” agenda 1131 Disbursements for the month ended December 31, 2016 1132 2016-2020 Financial Plan Amending Bylaw No. 7307-2017 Staff report dated January 23, 2017 recommending that Maple Ridge 2016-2020 Financial Plan Amending Bylaw No. 7307-2017 be given first, second and third readings. Parks, Recreation and Culture 1151 Parks, Recreation and Culture Governance Model Staff report dated January 23, 2017 recommending that staff continue to utilize a stakeholder engagement model for guiding Parks, Recreation and Culture planning and that report on an advisory committee for Parks, Recreation and Culture be provided after eighteen months. Council Meeting Agenda January 24, 2017 Council Chamber Page 6 of 7 Administration 1171 Other Committee Issues 1191 1200 STAFF REPORTS 1300 OTHER MATTERS DEEMED EXPEDIENT 1400 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING 1500 QUESTIONS FROM THE PUBLIC Council Meeting Agenda January 24, 2017 Council Chamber Page 7 of 7 1600 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 bylaws 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. The Minutes of the Regular Meeting of the Community Heritage Commission, held in the Blaney Room, at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on Thursday, December 8, 2016 at 7:00 pm _____________________________________________________________________________________ COMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENT Eric Phillips Member at Large Sandra Ayres Member at Large Brenda Smith, Chair Maple Ridge Historical Society Julie Koehn Maple Ridge Historical Society Len Pettit Member at Large Kevin Bennett Community Member Russell Irvine Member at Large Councillor Craig Speirs Council Liaison STAFF PRESENTSTAFF PRESENTSTAFF PRESENTSTAFF PRESENT Lisa Zosiak Staff Liaison, Community Planner Sunny Schiller Committee Clerk GUESTSGUESTSGUESTSGUESTS Erica Williams President, Maple Ridge Historical Society Nikole Longhi Community Member REGRETS/ABSENTREGRETS/ABSENTREGRETS/ABSENTREGRETS/ABSENT Steven Ranta, Vice-Chair Member at Large 1.1.1.1. CALL TO ORDERCALL TO ORDERCALL TO ORDERCALL TO ORDER There being a quorum present, the Chair called the meeting to order at 7:03 pm and introductions were made. 2.2.2.2. AGENDA ADOPTIONAGENDA ADOPTIONAGENDA ADOPTIONAGENDA ADOPTION R16-034 It was moved and seconded That That That That the the the the agenda agenda agenda agenda dated dated dated dated December 8December 8December 8December 8, 2016 , 2016 , 2016 , 2016 bebebebe amended to add amended to add amended to add amended to add Item 5.2 Status of the Item 5.2 Status of the Item 5.2 Status of the Item 5.2 Status of the 2017 2017 2017 2017 Business Plan, Business Plan, Business Plan, Business Plan, Item Item Item Item 6.3 Thomas Haney Conversation, Item 7.1.3 2017 Meeting Schedule, 6.3 Thomas Haney Conversation, Item 7.1.3 2017 Meeting Schedule, 6.3 Thomas Haney Conversation, Item 7.1.3 2017 Meeting Schedule, 6.3 Thomas Haney Conversation, Item 7.1.3 2017 Meeting Schedule, Item Item Item Item 7.7.7.7.3333 Canada 150, Canada 150, Canada 150, Canada 150, Item Item Item Item 7.7.7.7.4444 Haney House Conservation Plan Implementation, Haney House Conservation Plan Implementation, Haney House Conservation Plan Implementation, Haney House Conservation Plan Implementation, Item Item Item Item 8.3.3 8.3.3 8.3.3 8.3.3 Archives and MuArchives and MuArchives and MuArchives and Museum Field Trip seum Field Trip seum Field Trip seum Field Trip and be and be and be and be adoptedadoptedadoptedadopted as amendedas amendedas amendedas amended.... CARRIED 701.2 CHC Minutes December 8, 2016 Page 2 of 4 3.3.3.3. MINUTES APPROVALMINUTES APPROVALMINUTES APPROVALMINUTES APPROVAL R16-035 It was moved and seconded That the That the That the That the Minutes of the Minutes of the Minutes of the Minutes of the November 1November 1November 1November 1, 2016 meeting , 2016 meeting , 2016 meeting , 2016 meeting be be be be approvedapprovedapprovedapproved.... CARRIED 4.4.4.4. PRESENTATIONSPRESENTATIONSPRESENTATIONSPRESENTATIONS ---- NilNilNilNil 5.5.5.5. FINANCEFINANCEFINANCEFINANCE 5.15.15.15.1 Financial UpdateFinancial UpdateFinancial UpdateFinancial Update Russell Irvine provided a current budget report. 5.2 5.2 5.2 5.2 Status of the Status of the Status of the Status of the 2017 2017 2017 2017 Business PlanBusiness PlanBusiness PlanBusiness Plan Russell Irvine provided information on the development of the 2017-2021 Business Plan. The plan was recently presented to Council. R16-036 It was moved and seconded That the That the That the That the Financial Update be acceptedFinancial Update be acceptedFinancial Update be acceptedFinancial Update be accepted.... CARRIED 6.6.6.6. CORRESPONDENCECORRESPONDENCECORRESPONDENCECORRESPONDENCE 6.16.16.16.1 Email to TourismEmail to TourismEmail to TourismEmail to Tourism The Chair shared email correspondence sent to the Economic Development Committee Tourism Strategy Task Force. 6.26.26.26.2 Letter of Support Letter of Support Letter of Support Letter of Support –––– Webster’s CornersWebster’s CornersWebster’s CornersWebster’s Corners The Chair reported a letter from the Commission supporting the purchase the old co- op store in Webster’s Corners has been forwarded to Council. 6.3 6.3 6.3 6.3 Thomas Haney ConversationThomas Haney ConversationThomas Haney ConversationThomas Haney Conversation The Chair shared some information regarding the Haney family. 7.7.7.7. NEW & NEW & NEW & NEW & UNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESS 7.17.17.17.1 MembershipMembershipMembershipMembership 7.1.1. CHC 2017-2018 Appointments The Staff Liaison reported that Kevin Bennett has been appointed to the Commission, and that Eric Phillips and Len Pettit have been re-appointed to the Commission. Sandra Ayres, whose term is ending December 31, 2016 was thanked for all her work on the Commission. Ms. Ayres will continue to work on the Heritage Inventory project. 7.1.2 Calendar of Events The Chair reported the 2017 Calendar of Events is under construction. 7.1.3 2017 Meeting Schedule The 2017 Meeting Schedule was reviewed. 7.27.27.27.2 Heritage Planners & Professionals MeetingHeritage Planners & Professionals MeetingHeritage Planners & Professionals MeetingHeritage Planners & Professionals Meeting The Staff Liaison reported on the meeting held November 25 in Burnaby. Presentations were made by local municipalities, Parks Canada and Heritage BC on heritage related topics. Note: Councillor Speirs entered at 7:45 p.m. 7.7.7.7.3333 Canada 150Canada 150Canada 150Canada 150 CHC Minutes December 8, 2016 Page 3 of 4 The Chair reported that $1,000 in funding has been approved for heritage related initiatives as part of the Canada 150 celebrations. Members interested on working on this project should contact the Chair. The Canada 150 project will be initiated in early 2017. 7.7.7.7.4444 Haney House Conservation Plan ImplementationHaney House Conservation Plan ImplementationHaney House Conservation Plan ImplementationHaney House Conservation Plan Implementation The Chair reported on the implementation of the conservation plan. Roof repair work is currently underway. The Chair shared some plans to share the story of the house with the community. R16-037 It was moved and seconded That the Chair work with Yvonne That the Chair work with Yvonne That the Chair work with Yvonne That the Chair work with Yvonne Chui, Recreation Manager, Arts & Community Chui, Recreation Manager, Arts & Community Chui, Recreation Manager, Arts & Community Chui, Recreation Manager, Arts & Community ConnectionsConnectionsConnectionsConnections,,,, to to to to develop a plan to share the story of Haney House.develop a plan to share the story of Haney House.develop a plan to share the story of Haney House.develop a plan to share the story of Haney House. CARRIED 8.8.8.8. SUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTS 8.18.18.18.1 Communications SubcommitteeCommunications SubcommitteeCommunications SubcommitteeCommunications Subcommittee 8.1.1 Local Voices The Chair shared some stories from the fall sessions, which were delightful. Planning for the spring presentation is underway. 8.1.2 Communications Package The Chair provided an estimate for the creation of a refreshed communications package for the Commission. R16-038 It was moved and seconded That $1,800 That $1,800 That $1,800 That $1,800 from the Commission budget from the Commission budget from the Commission budget from the Commission budget be be be be used used used used to pay for to pay for to pay for to pay for the creation of the creation of the creation of the creation of a a a a refreshed refreshed refreshed refreshed Community Heritage Commission Community Heritage Commission Community Heritage Commission Community Heritage Commission communications package.communications package.communications package.communications package. CARRIED 8.28.28.28.2 Recognitions SubcommitteeRecognitions SubcommitteeRecognitions SubcommitteeRecognitions Subcommittee 8.2.1 Heritage Week Subcommittee Heritage Week will be February 11 – 19, 2017. The Chair reported a Heritage Week program has been drafted. 8.2.2 Heritage Awards 2017 Nominations The Recognitions subcommittee has reviewed nominations received. Plans for the award ceremony were shared. 8.38.38.38.3 Education SubcommitteeEducation SubcommitteeEducation SubcommitteeEducation Subcommittee 8.3.1 BC Societies Act Workshop The Chair reported she has discussed hosting a workshop regarding the BC Societies Act transition with Yvonne Chui, Recreation Manager, Arts & Community Connections. Further details will be provided soon. 8.3.2 Oral History Training The Chair reported an opportunity for Oral History training may be upcoming. 8.3.3 Archives and Museum Field Trip The Chair shared details of a planned field trip to the City of Vancouver Archives and Museum. 8.48.48.48.4 Maple Ridge Oral History ProjectMaple Ridge Oral History ProjectMaple Ridge Oral History ProjectMaple Ridge Oral History Project CHC Minutes December 8, 2016 Page 4 of 4 The Chair shared copies of a draft report on the proposed Oral History project from Steven Ranta. The subcommittee will meet soon and finalize the report. Commission members were encouraged to make suggestions of possible project participants. 8.58.58.58.5 Heritage Marker Inventory UpdateHeritage Marker Inventory UpdateHeritage Marker Inventory UpdateHeritage Marker Inventory Update The Committee Clerk reported that Peter Warmerdam, Landscape Technician will be the Parks, Recreation and Culture contact for the Heritage Marker database. The development of and purposes of the database were outlined by the Chair. 8.68.68.68.6 Digitization Project SubcommitteeDigitization Project SubcommitteeDigitization Project SubcommitteeDigitization Project Subcommittee The Chair reported on the Digitization project. A small amount of work remains to be done on the inventory of the archives. The second phase of the project, to catalogue the archives, will be proposed in 2017. Members are welcome to attend Digitization subcommittee meetings. 8.78.78.78.7 Heritage Inventory ProjHeritage Inventory ProjHeritage Inventory ProjHeritage Inventory Project Updateect Updateect Updateect Update The Staff Liaison provided a status report on the Heritage Inventory update project. 8.88.88.88.8 Robertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project Subcommittee The Staff Liaison reported the project will begin soon. 8.98.98.98.9 Museum and Archives UpdateMuseum and Archives UpdateMuseum and Archives UpdateMuseum and Archives Update The Chair reported a Museum and Archives Task Group is being formed to work on plans for a new museum and archives facility. The Task Group will meet in early January. A Public Dialogue session regarding the proposed Civic and Cultural Facility is coming up February 9. 9.9.9.9. LIAISON UPDATESLIAISON UPDATESLIAISON UPDATESLIAISON UPDATES 9.19.19.19.1 BC Historical FederationBC Historical FederationBC Historical FederationBC Historical Federation The Chair reported the BC Historical Federation is holding an Archives Bootcamp conference May 25 – 28, 2017. 9.29.29.29.2 Heritage BCHeritage BCHeritage BCHeritage BC The Chair raised a question regarding services provided by Heritage BC. 9.39.39.39.3 BC Museums AssociationBC Museums AssociationBC Museums AssociationBC Museums Association The Chair reported on a recent meeting with the new Executive Director of the BC Museums Association. 9.49.49.49.4 Maple Ridge Historical SocietyMaple Ridge Historical SocietyMaple Ridge Historical SocietyMaple Ridge Historical Society Julie Koehn provided a report on Maple Ridge Historical Society activities. 9.59.59.59.5 Council LiaisonCouncil LiaisonCouncil LiaisonCouncil Liaison Councillor Speirs reported that an award will be presented at the Legion tomorrow (recipient name?? Tom Cameron??). The Holiday Train will happen on December 16th. Councillor Speirs reported that the budget has been given three readings and that funding for Commission initiatives has been approved. 10.10.10.10. QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD 11.11.11.11. ROUNDTABLEROUNDTABLEROUNDTABLEROUNDTABLE ---- NilNilNilNil 11112222.... ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT It was moved that the meeting be adjourned at 9:10 pm. Chair /ss CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: January 23, 2017 and Members of Council FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING: MEETING: MEETING: MEETING: Committee of the Whole SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended December 31, 2016 EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION: That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended December 31December 31December 31December 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for information only.information only.information only.information only. GENERALGENERALGENERALGENERAL $$$$ 12,160,40312,160,40312,160,40312,160,403 PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,819,6301,819,6301,819,6301,819,630 PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 99997,5657,5657,5657,565 $$$$ 14,077,59814,077,59814,077,59814,077,598 DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: a)a)a)a) Background Context:Background Context:Background Context:Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 702.1 c)c)c)c) Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • B & B Contracting – 128 Ave road & drainage improvements $ 843,011 • BA Blacktop – 240 St road improvements $ 163,922 • Eurovia BC – 203 St road & drainage improvements $ 738,811 • Fraser Valley Regional Library – 4th quarter member assessment $ 657,001 • G.V. Water District – Water consumption Aug 31 – Oct 4/16 $ 795,664 • Municipal Insurance – Property insurance $ 612,826 • Receiver General – RCMP contract Jul 1 – Sep 30/16 $ 4,085,763 • Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713 d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications: Corporate governance practice includes reporting the disbursements to Council monthly. CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS: The disbursements for the month ended December 31, 2016 have been reviewed and are in order. Original signed by G’Ann Rygg ______________________________________________ Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II Original signed by Trevor Thompson _______________________________________________ Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning Original signed by Paul Gill _______________________________________________ Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services Original signed by E.C. Swabey _______________________________________________ Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT AOK Tree Service Ltd Chipping program 15,244 Action Data Communications Mitel phone system 3 year maintenance agreement 73,029 Al Mortgageline Ltd.Security refund 27,500 ATS Traffic Speed read boards 57,362 B & B Contracting Ltd 128 Ave road & drainage improvements (216 St to 224 St)843,011 BA Blacktop 240 St road improvements (102 Ave - 104 Ave)163,922 BC Hydro Electricity 136,449 BC Hydro & Power Authority Raise three manhole lids on 203 St & 124 Ave 15,868 BC SPCA Contract payment - Nov & Dec 57,116 Boileau Electric & Pole Ltd Maintenance: Banners 305 Hammond Community Centre 107 Memorial Park 102 Street lights 857 Street signs 321 Traffic signals 178 LED playfield lighting at Albion Sports Complex 19,735 Firehall #3 generator installation 113,045 134,650 CUPE Local 622 Dues - pay periods 16/24 & 16/25 24,799 Cansel Survey Equipment AutoCAD 3 year maintenance subscription 46,191 Chevron Canada Ltd Gasoline & diesel fuel 51,308 City Of Pitt Meadows PM Arena operating costshare Jan to Oct 2016 70,851 PM Family Rec Centre Telus & internet charges to Sep & Oct 3,842 PM Seniors Centre landscaping Jul to Sep 672 75,365 Cobing Building Solutions Electrical/Mechanical Maintenance: City Hall 716 Firehalls 10,231 Hammond Community Centre 615 Library 1,847 Leisure Centre 6,417 Operations 174 RCMP 1,557 Whonnock Lake Community Centre 248 21,805 Convergent Information Systems Mobile device management software 19,255 Donald Luxton And Associates Heritage consulting services - museum 6,300 Heritage inventory review & update 11,130 17,430 Eagle West Crane & Rigging Concrete barriers for parking lot at Albion Sports Complex 22,951 Eecol Electric Corp - Langley Christmas lights 604 Leisure Centre pool deck lighting 34,827 35,431 Eurovia British Columbia 203 St road & drainage improvements (Lougheed Hwy to Golden Ears Way)738,811 Fraser City Installations Ltd Speed read board installations 19,067 Fraser Valley Regional Library 4th quarter member assessment 657,001 Annual capital replacement funding 40,000 697,001 Fred Surridge Ltd Waterworks supplies 16,254 Gotraffic Management Inc Traffic control 19,534 Greater Vanc Water District Water consumption Aug 31 - Oct 4/16 795,664 Hallmark Facility Services Inc Janitorial services & supplies: City Hall 3,793 Firehalls 4,552 Library 4,284 Operations 4,070 Pitt Meadows Heritage Hall - Oct 147 Randy Herman Building 4,766 RCMP 4,327 South Bonson Community Centre - Aug to Oct 2,492 28,430 Horizon Landscape Contractors Grass cutting 31,006 Jacks Automotive & Welding Fire Dept equipment repairs 19,885 Jackson Ridge Project Security refund 87,076 Kerr Wood Leidal Associates Integrated stormwater management planning & stream monitoring 29,607 Lafarge Canada Inc Roadworks material 16,908 CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016 VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT MacLean Homes Security refund 40,361 Manulife Financial Employer/employee remittance 150,676 Maple Ridge & PM Arts Council Arts Centre contract payment 53,102 Program revenue 5,494 Theatre rental 6,073 64,668 McElhanney Consulting Services 203 St road & drainage improvements (DTR to Golden Ears Way)26,949 Medical Services Plan Employee medical & health premiums 40,230 Microsoft Corporation Annual software licensing 141,949 Modern Ground Maintenance Ltd Chipping program 17,526 MR PM Community Services Youth Justice support 15,800 Municipal Insurance Assoc Property insurance 612,826 Municipal Pension Plan BC Employer/employee remittance 470,731 nWallace & Company Ltd.Operations storage building & shed construction 110,940 Popular Landscaping & Gardenin Silver Valley landscape works 2016 15,939 PW Trenchless Construction Inc Culvert replacement program - 25600 Block of Dewdney Trunk Road 16,297 RCMP -Receiver General For Cda RCMP contract Jul 1 - Sep 30/16 4,085,763 Receiver General For Canada Employer/Employee remittance PP16/24 & PP16/25 572,690 Ridge Meadows Recycling Society Monthly contract for recycling 189,713 Weekly recycling 355 Litter pickup contract 1,320 Toilet rebate program 210 191,598 Sirta Enterprises Landscaping at Rainbow Creek 19,950 Stantec Consulting Ltd 225 St pump station upgrade 20,753 263 St water pump station replacement 31,147 270A St reservoir & pump station 9,018 60,918 Swing Time Distributors Ltd Tolmie Park play equipment 51,524 Tempest Development Group Annual software support 65,203 Parking ticket implementation services 4,043 69,246 Total Power Ltd Generator maintenance: City Hall 206 Firehalls 619 Operations 206 Pump stations 15,192 RCMP 206 Whonnock Community Centre 207 16,636 Triahn Enterprises Ltd 108 Ave watermain & PRV chamber 57,745 True Light Building Water service connection fee refund 33,773 Warrington PCI Management Advance for Tower common costs plus expenses 61,200 Westridge Security Ltd Celebrate the Night patrols 78 Community security patrols - Oct & Nov 13,180 Downtown core patrols - Oct & Nov 6,022 Safe walk program 156 19,436 Whistler Center-Sustainability Tourism strategy plan 17,739 Disbursements In Excess $15,000 11,321,03711,321,03711,321,03711,321,037 Disbursements Under $15,000 839,366839,366839,366839,366 Total Payee Disbursements 12,160,40312,160,40312,160,40312,160,403 Payroll PP16/25 & PP16/26 1,819,6301,819,6301,819,6301,819,630 Purchase Cards - Payment 97,56597,56597,56597,565 Total Disbursements December 2016 14,077,59814,077,59814,077,59814,077,598 CITY OF MAPLE RIDGE BYLAW NO. 7292-2016 A Bylaw to amend the text 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. 7292-2016." 2.That PART 2 INTERPRETATION be amended with the addition of the following definition after MEDICAL MARIHUANA, COMMERCIAL PRODUCTION: MICROBREWERY, WINERY AND DISTILLERY means premises on which beer, ale, cider, wine or sprits are manufactured using traditional methods, often in small or seasonal batches. This use includes accessory retail display and sales as well as sampling and lounge spaces, provided that the combined floor area allocated to such accessory uses does not exceed the manufactur ing floor area. 3.That PART 7 – COMMERCIAL ZONES be amended by the addition of the following commercial zone following H-1 HERITAGE COMMERCIAL: 714 HAMMOND VILLAGE COMMERCIAL H-2 1)PURPOSE 1. This zone is intended for mixed-use development within Hammond’s historic commercial area and is specific to sites designated Hammond Village Commercial in the Hammond Area Plan. 2)PRINCIPAL USES 1.The following principal use and no other shall be permitted in this zone: (a)apartment (see Section 10, OTHER REGULATIONS in this zone); (b)assembly; (c)convenience store; (d)financial services; (e)indoor commercial recreation; (f)liquor primary establishment; (g)licensee retail store; (h)microbrewery, winery and distillery; (i)personal services; (j)personal repair services;1001 (k) professional services; (l) restaurants; (m) retail sales; (n) off-street parking, permitted on those parcels included on attached Schedule “J” Hammond Commercial and Off-Street Parking; (o) vehicle and equipment repair services, permitted on the following parcel: 20657 Lorne Avenue Lot 697 District Lot 278 New Westminster District Plan 114 3) ACCESSORY USES 1. The following uses shall be permitted as accessory to a permitted principal use in this zone: (a) boarding, accessory to an apartment use; (b) home occupation, accessory to an apartment use; (c) outdoor display or sales area. 4) LOT AREA & DIMENSIONS 1. Minimum lot area and dimensions shall not be less than: (a) net lot area; 191.0 square metres (b) lot width; 6.0 metres (c) lot depth. 27.0 metres 5) LOT COVERAGE 1. The lot coverage of all buildings and structures shall not exceed 90%. 6) SETBACKS 1. No building or structure shall be sited less than: (a) from a front lot line; 0 metres (b) from a rear lot line; 1.5 metres (c) from an interior lot line; 0 metres (d) from an exterior lot line. 4.5 metres 7) HEIGHT 1. No building or structure shall be less than 11 metres. 2. No building or structure shall be greater than 15 metres. 3. Notwithstanding clauses 1 and 2, the following height restrictions on properties identified on Schedule ‘J’ Hammond Commercial and Off-Street Parking shall be as follows: (a) No building or structure shall be less than 3.6 metres; (b) No building or structure shall be greater than 11 metres. 8) PARKING & LOADING 1. Off-street parking and off-street loading shall be sited to the rear of the building, inside a building or structure, or underground; 2. Off-street parking and off-street loading shall be provided in accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended. 9) OTHER REGULATIONS 1. For properties identified on attached Schedule “K”, Hammond Ground Floor Commercial Required, an apartment use shall be limited exclusively to storeys above the first storey of a building. 2. An apartment use: (a) shall provide a minimum of 5% of the lot area as useable open space which may be provided in balconies, terraces, patios, rear yards, courtyards or roof decks. (b) shall provide a balcony for all dwelling units which are not ground-oriented and shall be a minimum of 5% of the dwelling unit size or 4.6 square metres per dwelling unit, whichever is greater; (c) shall have a separate public entrance from the ground floor front elevation if located in a building or structure with other uses except that on a corner lot access may be from the ground floor exterior side elevation; (d) shall be permitted only if the site is serviced to the standard set out in Maple Ridge Subdivision and Development Servicing Bylaw. 3. All persons carrying out a permitted use shall conduct the business or undertaking within a completely enclosed building except for accessory outdoor display, seating, or sales area and off-street parking and loading. 4. A home occupation use shall comply with the regulations of Section 402 (4). 4. Those parcels or tracts of land and premises known and described as: Lot 795 District Lot 278 New Westminster District Plan 114 Lot 797 District Lot 278 New Westminster District Plan 114 PID 007-226-551 Lot 793 District Lot 278 New Westminster District Plan 114 Lot A District Lot 278 New Westminster District Plan 10059 Lot B District Lot 278 New Westminster District Plan 10059 Lot 789 District Lot 278 New Westminster District Plan 114 Lot 790 District Lot 278 New Westminster District Plan 114 Lot A District Lot 278 New Westminster District Plan 12703 Lot B District Lot 278 New Westminster District Plan 12703 Lot 1110 District Lot 278 New Westminster District Plan 52216 PID 003-435-181 Lot 697 District Lot 278 New Westminster District Plan 114 Lot 726 District Lot 278 New Westminster District Plan 114 and shown on Map No. 1698 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to H-2 (Hammond Village Commercial). 5. Those parcels or tracts of land and premises known and described as: Lot 695 District Lot 278 New Westminster District Plan 114 and shown on Map No. 1698 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to P-4 (Church Institutional). 6. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 29th day of November, 2016. READ a second time the 29th day of November, 2016. PUBLIC HEARING held the 17th day of January, 2017. READ a third time the 17th day of January, 2017. ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Schedule "J" DATE: Oct 27, 2016 BY: DT PLANNING DEPARTMENT206 ST.CANADIAN PACIFIC RAILWAYLORNE AVE. BATTLE AVE.207 ST.113 AVE.DARTFORD ST.207 ST.MAPLE C R .20574206852059111312 206452057520523207101127120582 2068320603/112063120631113152052020540 1128020582 11236 11304 11310 20540206582057420621/232070511314 206802053011240205832055611266 2062411288 2072011273 11240 206682056520617/2511329 11260 1128120586/902060611315 11267 11252 11233/9 11232 112642056120606 2065611230 2061720622206142060011243/5 11278 2058111339 11277 1128920561 2060511295 11261 11249 11239205411125320591 112462053111329205152067520531 206432066511235 20580206732055420636206232058311339 1133420512 11230 2061611202 1131220670 206232064111296 11272 11224 11302 11208 20660206312061511258 11291/93 11250 205642050720627/3911226 11311 2066120676B 1 Rem 2 1 746 A 741 S 1/2 780 743 2 710 Rem 790 7901 B S 1/2 2 733 730 1 B 2 E 1/2 789A 727 748 1122 2 1 762 749 1110 2 761 Rem 1186 781 N 1/2 B A 1 3 4 711 763 & 766 752 726 728 767 753 B 755 S 1/2 Rem N 90' 756 A/24 1115 738 795 * 719 745 1 720 722 Rem 742 715 1114 759 3 1 751 716 774 & 775 734 1 786 & 787 713 1 C A S 30' 778 725 A 5 1123 764 & 765 1113 Pcl. A 736 721 758 N 1/2 B 797 2 729 724 768 & 769 714 770 of Rem 754 Rem 737 E 21' S 1/2 * S 1/2 771 180 Rem 1 1043 N 1/2 723739 763 & 766 179 * A 1 1042 A S 1/2 764 712 * 765 1419 LMP 469 *PP044 P 9549LMP 1131 EPP 35548 LMP 12217 RP 6 4 1 1 9 P 6 0 4 9 7 *PP044 P 2180 P 114 P 114 SK 3398EPP 37013 P 4008P 3034A LMP 1857 P 12703 P 48437P 12165P 114 *LMP 16828 RP 7316P 114P 11457 SK 2405P 8318* P P 0 4 4 P 114 RP 5103LMS P 23319*PP044 BCP 7202 P 64192 RP 84831 EP 4672P 43556P 2180 P 8654 P 114 P 2180 P 60497P 10059 LMP 30576 SK 1840 P 51275P 74209 *PP044*PP044 LMS 629 SK. 1503 P 52216 P 114 *PP044 P 908P 36414RW 51276 R P 7 6 6 4 5 R W 6 0 4 9 8 RW 71976 RW 60222 RW 88025 EPP 35547 EP 26083RW 7 1 9 9 0 P 51277RW 52217 RW 71974 RW 52217 RW 65007 EPP 23405RW 72041 ´ Scale: 1:2,500 Bylaw No. 7292-2016 Schedule "J" Hammond Commercial and Off-Street Parking Schedule "K" DATE: Oct 27, 2016 BY: DT PLANNING DEPARTMENT206 ST.CANADIAN PACIFIC RAILWAYLORNE AVE. BATTLE AVE.207 ST.113 AVE.DARTFORD ST.207 ST.MAPLE C R .20574206852059111312 206452057520523207101127120582 2068320603/112063120631113152052020540 1128020582 11236 11304 11310 20540206582057420621/232070511314 206802053011240205832055611266 2062411288 2072011273 11240 206682056520617/2511329 11260 1128120586/902060611315 11267 11252 11233/9 11232 112642056120606 2065611230 2061720622206142060011243/5 11278 2058111339 11277 1128920561 2060511295 11261 11249 11239205411125320591 112462053111329205152067520531 206432066511235 20580206732055420636206232058311339 1133420512 11230 2061611202 1131220670 206232064111296 11272 11224 11302 11208 20660206312061511258 11291/93 11250 205642050720627/3911226 11311 2066120676B 1 Rem 2 1 746 A 741 S 1/2 780 743 2 710 Rem 790 7901 B S 1/2 2 733 730 1 B 2 E 1/2 789A 727 748 1122 2 1 762 749 1110 2 761 Rem 1186 781 N 1/2 B A 1 3 4 711 763 & 766 752 726 728 767 753 B 755 S 1/2 Rem N 90' 756 A/24 1115 738 795 * 719 745 1 720 722 Rem 742 715 1114 759 3 1 751 716 774 & 775 734 1 786 & 787 713 1 C A S 30' 778 725 A 5 1123 764 & 765 1113 Pcl. A 736 721 758 N 1/2 B 797 2 729 724 768 & 769 714 770 of Rem 754 Rem 737 E 21' S 1/2 * S 1/2 771 180 Rem 1 1043 N 1/2 723739 763 & 766 179 * A 1 1042 A S 1/2 764 712 * 765 1419 LMP 469 *PP044 P 9549LMP 1131 EPP 35548 LMP 12217 RP 6 4 1 1 9 P 6 0 4 9 7 *PP044 P 2180 P 114 P 114 SK 3398EPP 37013 P 4008P 3034A LMP 1857 P 12703 P 48437P 12165P 114 *LMP 16828 RP 7316P 114P 11457 SK 2405P 8318* P P 0 4 4 P 114 RP 5103LMS P 23319*PP044 BCP 7202 P 64192 RP 84831 EP 4672P 43556P 2180 P 8654 P 114 P 2180 P 60497P 10059 LMP 30576 SK 1840 P 51275P 74209 *PP044*PP044 LMS 629 SK. 1503 P 52216 P 114 *PP044 P 908P 36414RW 51276 R P 7 6 6 4 5 R W 6 0 4 9 8 RW 71976 RW 60222 RW 88025 EPP 35547 EP 26083RW 7 1 9 9 0 P 51277RW 52217 RW 71974 RW 52217 RW 65007 EPP 23405RW 72041 ´ Scale: 1:2,500 Bylaw No. 7292-2016 Schedule "K" Hammond Ground Floor Commercial Required 206 ST.CANADIAN PACIFIC RAILWAYM A P L E C R . LORNE AVE. M E L V I L L E S T . LORNE AVE.206 ST.BATTLE AVE. 114 AVE.114 AVE.207 ST.113 AVE.WARESELY ST.205 ST.DARTFORD ST.207 ST.MAPLE C R . 113 AVE.DARTFORD ST.205742068511381 2072011318205912074720618/201129511312 207042064511415 20575205122073920523207101127120582 2068320603/112063120631205822074211315 /88 20606/12206242052011405 2054020660/6411391 20732205362058211280 11428 20575206832065711236 11304 113101132820614 20540206752065820574205312072120621/232070511314 206802053011240205832055611266 2062411288 207201127320583 11240 206682056520617/251132920656 11260 1128120586/90206061131520478 11267206572064111386 11252 2073311410 11233/9 11232 1126420607205612060620 4 5 711317 2065611230 20 4 2 7 11391 2061720622206142060011395 11243/5 2073311278 2058111339 2073411277 112891134820561 2060511295 11261 1124920541 11239 1125320591 11246205311132920515206232053120675 2064320674/84206651123520615 207332052411414 2058020673205652055420711207322063620623205831133811407 11339 2051211334 2074820665206062054011230 /70 2062220557206652061611202 1131220670 206232064111296 112722063111224 1130220464 1120820541 206602063111384 11365 11417 2061511258 20 4 3 3 11352 11376 2067511291/93 11250 11406 20564205232050720627/3911226 11311 20661205912073820676B A 1 Rem 2 1 B 746 A 741 S 1/2 780 623 743 2 690 710 2 Rem 790 672 7901 B 619 S 1/2 2 669 629 733 730 1 3 1 4 B 2 847 E 1/2 78912 627 A 727 748 1122 2 1 A 705 616 * 762 * * 749 1110 2 702 3 646 700638 696 761 697 Rem 639 632 1186 781 17 CANADI A N P A CI FI C R AI L W A Y N 1/2 5 615 B 645 686 640 A 1 667 688 3 4 Rem 1 620 626 711 633 763 & 766 642 693 752 1 726 117 673 692 5 625 574 5 687 698 728 767 621 753 2 B 671 755 S 1/2 636 Rem N 90' 675 644 756 3 1 5 846 631 A/24 1115 738 795 * 10 618 719 635 745 643 634 1 720 648 722 14 * * Rem 3 1 3 9 742 630 617 715 1114 666 759 3 6 647 691 674 751 628 4 716 2 774 & 775 1 734 786 & 787 1 713699 1 C A S 30' 778 8 3 725 A 5 1123 764 & 765 1113 637 Pcl. A 736 721 758 N 1/2 624 B 797 2 695 612 729 724 768 & 769 714 770 of Rem 754 13 Rem * 737 E 21' S 1/2 * 701 S 1/2 668 771 180 Rem 1 1043 N 1/2 689 723739 763 & 766 PARK 694670 6 179 Pcl. B * A 6 575 1 12 1042 * A 3 622 S 1/2 651 641 * 764 712 * 765 P 8 2 6 2 P 10601 1419 LMP 469 *PP044 P 9549LMP 1131 P 114 P 1 0 8 1 8 *PP044 EPP 35548 LMP 12217 RP 6 4 1 1 9 P 6 0 4 9 7 *PP044 P 10601 P 2180 P 114 P 10601 P 114P 55777SK 3398EPP 37013 P 4008P 3034A P 114 P 23319 P 114 P 41103LMP 1857 P 12703 P 48437P 12165P 70943 P 114 *LMP 16828 P 114 RP 7316P 114P 11457 P 55931 SK 2405P 8318P 11457 * P P 0 4 4 P 114 RP 5103P 2180 LMS P 23319P 2180 *PP044 SK 492 BCP 7202 P 64192 RP 84831 EP 4672 P 2180 P 43556P 10601 P 80557 P 8654 P 114 P 2180 P 1 0 8 1 8 P 60497P 10059 P 6366SK 1840 P 51275EPP 36837 P 74209 P 114 *PP044*PP044 LMS 629 SK. 1503 P 114 P 6 0 4 9 7 P 52216 P 114P 20107SK. 150 3 *PP044 *PP044 P 114 P 2180 P 9549 P 908P 36414RW 51276 R P 7 6 6 4 5 R W 6 0 4 9 8 RW 71976 RW 60222 RW 88025 EPP 35547 RW 70942 LMP 49167EP 26083RW 7 1 9 9 0 P 51277EPP 36841 RW 52217 RW 71974 RW 52217 EP 47222RW 65007 EPP 23405RW 72041 E P 7 2 9 5 3 ´ SCALE 1:3,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential) H-2 (Hammond Village Commercial)P-4 (Place of Worship Institutional) 7292-20161698 1 CITY OF MAPLE RIDGE BYLAW NO. 7279-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _____________________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules “A”, “B”, and “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 “Hammond Area Plan Bylaw No. 7279-2016.” 2.Schedule “A”, Table of Contents is amended as follows: a.To add the following after 8.12 Wildfire Development Permit Area Guidelines: “8.13 Hammond Development Permit Area Guidelines” b.To add the following after 10.4 Town Centre Area Plan: “10.5 Hammond Area Plan” 3.Schedule “A”, Chapter 6, Employment, sub-section 6.3.8 Historic Commercial is amended as follows: a.To add the following sentence to the end of policy 6 - 38: “Specific land uses and policies to guide long range planning and development for Hammond and Port Haney are within their respective Area Plans, the Hammond Area Plan and the Town Centre Area Plan, which are imbedded in the Official Community Plan in Chapter 10, Area Planning.” 4.Schedule “A”, Chapter 10 Area Plans is amended as follows: a.To add “Hammond Area Plan” to Section Title Page after Town Centre Area Plan b.By the addition of the Hammond Area Plan, a copy of which is attached hereto and forms part of this bylaw as Schedule 1 in correct numerical order. 1002 2 5. Schedule “A”, Chapter 8, Development Permit Area Guidelines, is amended as follows: a. To add “Wildfire” and “Hammond” to Section Title Page after Town Centre; b. To add the following paragraph in Section 8.2 Application and Intent, after item 7, as follows: "8. Hammond Development Permit Area Guidelines pursuant to Section 488(1)(a)(b)(c)(d)(e)(f)(h)(i)(j) of the Local Government Act for property within the Hammond Area as identified on Schedule B of the Official Community Plan. The Hammond Development Permit applies to Low Density Multi-Family, Medium Density-Multi-Family, Infill General Employment, and Hammond Village Commercial land use designations and development.” c. By the addition of the Hammond Development Permit Area Guidelines, a copy of which is attached hereto and forms part of this Bylaw as Schedule 2 in correct numerical order. 6. Schedule “A”, Appendix E, Figure 6, Area Plans, is hereby deleted and replaced with Schedule 3, which is attached hereto and forms part of this Bylaw. 7. Schedule “B” is hereby deleted and replaced with Schedule 4, which is attached hereto and forms part of this Bylaw. 8. Schedule “C” is hereby amended for those parcels or tracts of land known and described as: Group 1, Dedicated Park & 63221, District Lot 280, NWD, Plan NWP63218 and outlined in heavy black line on Map No. 933, a copy of which is attached hereto and forms part of this Bylaw, are hereby amended by adding “Conservation”. 9. Maple Ridge Official Community Plan bylaw No. 7060-2014 as amended is hereby amended accordingly. READ a first time the 20th day of September, 2016. READ a second time the 29th day of November, 2016. PUBLIC HEARING held the 17th day of January, 2017. READ third time the 17th day of January, 2017. ADOPTED, the day of , 20 . _____________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 1 10.5 HAMMOND AREA PLAN Click link above to view complete document Development Permit Area Guidelines September, 2016 Hammond Area Plan Click link above to view complete document ´JAN 16, 2014 Figure 6.AREA PLANSCORPORATION OFTHE DISTRICT OFPLANNING DEPARTMENTCity of Maple RidgeCity of Maple RidgeCity of Pitt MeadowsDistrict of MissionCity ofPitt MeadowsDistrict of MissionFra serRiverWhonnockWhonnockCrDEWDNEY TRUNK RD240 ST248 ST252 ST256 ST112 AVE104 AVE124 AVE100 AVE102 AVEGRANT AVE256 ST272 ST276 ST280 ST104 AVE108 AVE96 AVE264 ST112 AVEMCNUTT RD264 ST124 AVE128 AVE128 AVE130 AVEALOUETTE RD132 AVE136 AVE132 AVE216 STABERNETHY WAY232 STCEDAR WAYPARK LANELOUGHEED HWY216 STLakeKanakaCreekN o rt h AlouetteRiverA louetteRiver116 AVE277 STBELL AVE268 STFERGUSONAVE116 AVEMARC RD224 STLAITY ST110 AVE144 AVERevised XXX. XX, 2016Adopted Feb. 11, 2014Bylaw No. 7060-2014MAPLE RIDGETown CentreSilver ValleyThornhillAlbionAlbion FlatsEXISTING AREA PLANSFUTURE AREA PLANSURBAN AREA BOUNDARYNot To ScaleHammond City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 24, 2017 and Members of Council FILE NO: 2014-019-RZ FROM: Chief Administrative Officer MEETING: COUNCIL SUBJECT: Final Reading Official Community Plan Amending Bylaw No. 7086-2014 Official Community Plan Amending Bylaw No. 7171-2015 Zone Amending Bylaw No. 7070-2014 24815, 24837 Dewdney Trunk Road & 12040 248 Street EXECUTIVE SUMMARY: Official Community Plan Bylaw No. 7086-2014 and 7171-2015 and Zone Amending Bylaw No. 7070- 2014 have been considered by Council; Public Hearing was held and subsequently the above mentioned Bylaws were granted third reading. The applicant has requested that final reading be granted. The purpose of the rezoning is to permit the construction of two commercial buildings consisting of six ground level commercial units and two residential units located on the second floor of Building 2 (see Appendix E). The creation of a new Village Commercial category in the Official Community Plan (OCP) is proposed for the subject properties, with the objective to provide a greater level of commercial opportunities in key locations within the City. The intent of the Village Commercial category is to serve as an intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial Centres, incorporating limited components of each category. The following dates outline Council’s consideration of the application and Bylaws No. 7070-2014 7086-2014, and 7171-2015: First reading for Zone Amending Bylaw No. 7070-2014 and first reading for Official Community Plan Amending Bylaw No. 7086-2014 was granted on May 27, 2014; Second reading for Zone Amending Bylaw No. 7070-2014 and second reading for Official Community Plan Amending Bylaw No. 7086-2014 was granted July 28, 2015; The addition of the western 130.14 m² (1,399 ft²) portion of 24837 Dewdney Trunk Road (see Appendix F) required that second reading to Zone Amending Bylaw No. 7070-2014 be rescinded and amended. Second reading to rezone the subject properties from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) was granted for the amended Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaw No. 7086-2014 on September 29, 2015. First and second reading for Official Community Plan Amending Bylaw No. 7171-2015 was granted for the western portion of 24837 Dewdney Trunk Road from Estate Suburban to Commercial on September 29, 2015. Public Hearing was held on October 20, 2015; 1003 - 2 -  Third reading was granted on October 27, 2015 for Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaws 7086-2014 and 7171-2015; and  First extension was granted October 25, 2016 for Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaws 7086-2014 and 7171-2015. RECOMMENDATION: 1. That Official Community Plan Amending Bylaw No. 7086-2014 be adopted; 2. That Official Community Plan Amending Bylaw No. 7171-2015 be adopted; and 3. That Zone Amending Bylaw No. 7070-2014 be adopted. DISCUSSION: a) Background Context: Council considered this rezoning application at a Public Hearing held on October 20, 2015, and subsequently granted third reading to Zone Amending Bylaw No. 7070-2014 on October 27, 2015 with the stipulation that the following conditions be addressed: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Road dedication as required; iii) Consolidation of the subject properties; iv) Registration of a Reciprocal Cross Access Easement Agreement with 12040 248 Street; v) Registration of a Restrictive Covenant for protecting of the required Residential and Visitor Parking; vi) Registration of a Restrictive Covenant for Stormwater Management; vii) Registration of a Housing Agreement in accordance with Section 483 of the Local Government Act and a Restrictive Covenant stating that the second floor of Building 2 will be restricted to residential rental unit use only; and viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject properties are not contaminated. The following applies to the above: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and security deposit has been provided by the applicant; ii) The Engineering Department determined that road dedication is not required as part of this development application; - 3 - iii) Consolidation of the properties, located at 24815 Dewdney Trunk Road and 12040 248 Street, was a condition of the original application and prior to the rescinded Zone Amending Bylaw No. 7070-2014. The property located at 12040 248 Street, directly north of the subject property, was previously excluded from the current rezoning application to C-2 (Community Commercial); therefore, consolidation is not a requirement; iv) Registration of a Reciprocal Cross Access Easement Agreement is complete and will be a condition of subdivision; v) Registration of a Restrictive Covenant for Residential and Visitor Parking is complete and will be a condition of subdivision; vi) Registration of a Restrictive Covenant for Stormwater Management is complete and will be a condition of subdivision; vii) Registration of a Housing Agreement for one unit is complete and will be a condition of subdivision; and viii) Disclosure statement, submitted as part of a Stage 1 Site Investigation, indicates that no underground fuel storage tank exists on the subject property. Village Commercial A new commercial category of ‘Village Commercial’ is being proposed through this development application, supported by the recommendations of the Commercial and Industrial Strategy. GP Rollo and Associates were asked to evaluate the viability of an expansion to the Neighbourhood Commercial Node at the intersection of Dewdney Trunk Road and 248 Street, including the impact it could have on the Historic Commercial Node of Webster’s Corners located a t Dewdney Trunk Road and 256 Street. The addendum to the Strategy was presented to Council in September 2013, and indicates that a Commercial Node at 248 Street and Dewdney Trunk Road would be viable based on:  its strategic location in east Maple Ridge to capture increased commercial demand as the population grows; and  its inclusion in the Greater Vancouver Fraser Sewer Area. - 4 - CONCLUSION: As the applicant has met Council’s conditions, it is recommended that final reading be given to Official Community Plan Amending Bylaw No. 7086-2014, 7171-2015 and Zone Amending Bylaw No. 7070-2014. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Official Community Plan Bylaw No. 7086-2014 Appendix C – Official Community Plan Bylaw No. 7171-2015 Appendix D – Zone Amending Bylaw No. 7070-2014 Appendix E – Site Plan Appendix F – Sketch Plan Lot 21 (24837 Dewdney Trunk Road) and Lot 22 (24815 Dewdney Trunk Road) City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Sep 3, 2015 FILE: 2014-019-RZ BY: PC PLANNING DEPARTMENT 2 4 8 A S T .248 ST.248SMITH A ST.238341196124789 12071 11955119542486511 9 4 3 12067 2487312098 2488311 9 3 1 11919 12082 24815247962486511981 248501208211940248212485124870 2489311926248882485224835248401 2 0 7 5 12076 12072 12040 2483712062 2489612068 2486011953 11966 248771 2 0 8 5 24883´ Scale: 1:1,500 24815, 24837 DEWDNEY TRUNK & 12040 248 STREET DEWDNEY TRUNK RD SUBJECT PROPERTIES 248 STAPPENDIX A CITY OF MAPLE RIDGE BYLAW NO. 7086-2014 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 Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7086-2014. 2.That Chapter 6 Employment Section 6.3.1 policy 6-22 is amended by adding ‘Village Commercial Node’ preceding ‘Rural Commercial’. 3.That Chapter 6 Employment Section 6.3.2 Commercial Designations is amended by adding ‘c) Village Commercial Node’ following b) Community Commercial Node and renumbering the remainder of the list accordingly. 4.That Chapter 6 Employment is amended by adding the following as Section 6.3.6 and renumbering the remainder of the Sections and policies accordingly: 6.3.6 Village Commercial Node Issues: Population growth in east Maple Ridge and in existing developed areas may create a need for Village Commercial Nodes outside of the Urban Area Boundary. Village Commercial Nodes are comprised of commercial developments that typically serve more than one neighbourhood and provide a range of daily convenience shopping and limited community retail opportunities. Commercial space within the Village Commercial Node is typically less than 2,400m2 (25,833 ft2) in area. Properties designated Commercial at the intersection of 248 Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for village commercial development. APPENDIX B 1003.1 Objective:  To facilitate Village Commercial Nodes at key locations throughout the City to provide a mix of daily convenience shopping and limited community retail opportunities. Policies: 6-30 Maple Ridge will encourage the development of Village Commercial Nodes that serve a variety of daily convenience and commercial shopping needs within close proximity to established and/or emerging neighbourhoods. 6-31 The Village Commercial Node is located outside the Urban Area Boundary but is within the Metro Vancouver Fraser Sewer Area. Similar properties located at other key intersections may also be suitable for Village Commercial development. 6-32 The establishment of Village Commercial Nodes will serve as an intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial Centres and incorporates limited components of each category. As such, they are typically less than 2,400m2 (25,833 ft2) in area. 6-33 Commercial developments proposed as part of a Village Commercial Node will be considered subject to satisfying Zoning Bylaw and Parking Bylaw requirements, site access, traffic, must be designed to be compatible with the surrounding area and will be evaluated against the following: i. adherence to additional design criteria as detailed in the Section 8 Development Permit Area Guidelines section of the Official Community Plan; ii. commercial building(s) along the street frontage, within 25 m of the intersection; iii. the ability of the existing infrastructure to support the new development.’ 5. That the following sentence be deleted from the Issues section of the Neighbourhood Commercial Centres: ‘Property designated Commercial at 248 Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for neighbourhood commercial development.’ 6. That Appendix E (in the OCP) Figure 2 ‘Community Commercial, Village Commercial and Historic Commercial Centres’ is amended by deleting, in its entirety, and replacing it with Map 1 attached hereto and forming part of the Bylaw . 7. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended accordingly. READ A FIRST TIME the 27th day of May, 2014. READ A SECOND TIME the 28th day of July, 2015. PUBLIC HEARING HELD the 20th day of October, 2015. READ A THIRD TIME the 27th day of October, 2015. ADOPTED the day of , 20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER ´JULY 14, 2015Figure 2.COMMUNITY COMMERCIAL NODES, VILLAGE COMMERCIAL NODES AND HISTORIC COMMERCIAL CENTRESCORPORATION OFTHE DISTRICT OFPLANNING DEPARTMENTCity ofPitt MeadowsDistrict of MissionFras er RiverWhonnockWhonnockCrDEWDNEY TRUNK RD240 ST248 ST252 ST256 ST112 AVE104 AVE124 AVE100 AVE102 AVEGRANT AVE256 ST272 ST276 ST280 ST104 AVE108 AVE96 AVE264 ST112 AVEMCNUTT RD264 ST124 AVE128 AVE128 AVE130 AVEALOUETTE RD132 AVE136 AVE132 AVE216 STABERNETHY WAY232 STCEDAR WAYPARK LANELOUGHEED HWY216 STLakeKanakaCreekN o r t h AlouetteRiverA lo uetteRiver116 AVE277 STBELL AVE268 STFERGUSONAVE116 AVEMARC RD224 STLAITY ST110 AVE144 AVECOMMUNITY COMMERCIAL NODES (SUBJECT TO SECTION 6.3.5)Adopted Feb 11, 2014Bylaw No. 7060-2014MAPLE RIDGE^_^_^_^_^_^_^_^_!(!(!(!(HISTORIC COMMERCIAL CENTRES (SUBJECT TO SECTION 6.3.8)URBAN AREA BOUNDARYNot To Scale")VILLAGE COMMERCIAL NODES (SUBJECT TO SECTION 6.3.6)") CITY OF MAPLE RIDGE BYLAW NO. 7171-2015 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "B" 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. 7171-2015." 2.That parcel or tract of land and premises known and described as: Lot 21 Section 23 Township 12 New Westminster District Plan15267 and outlined in heavy black line on Map No. 915, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Commercial. 3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ A FIRST TIME the 29th day of September, 2015. READ A SECOND TIME the 29th day of September, 2015. PUBLIC HEARING HELD the 20th day of October, 2015. READ A THIRD TIME the 27th day of October, 2015. ADOPTED the day of , 20 . ______________________________ ______________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 1003.2 11961 12067 11953 248132482524849248401195411945 11981 248811192624789119662481524865 24873248701204024821 248522485024883248832479612062 2383411 9 4 3 11 9 3 12486524860 1195511916 2483724835248372485111919 2488824861248732487711940 248 A S T .248 ST.249 ST.3 1 47 20 25 10 27 3 P 23760P 152673 17 N 120' 30 P 71405 5 33 19 28 4 46 29 22 23 LMP 842724 9 31 34 P 29467 P 240392 of 1 P 6316 P 15267 2 P 71405 17 21 35 26 1 1 4 28 P 714058 32 18 EP 71406 EP 73318RW 22043 EP 71406DEWDNEY TRUNK RD. ´ SCALE 1:1,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Estate Suburban Residential Commercial 7171-2015915 CITY OF MAPLE RIDGE BYLAW NO. 7070-2014 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7070-2014." 2.That parcel or tract of land and premises known and described as: Lot 22 Section 23 Township 12 New Westminster District Plan 15267 Lot 21 Section 23 Township 12 New Westminster District Plan 15267 and outlined in heavy black line on Map No. 1614 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 27th day of May, 2014. READ a second time the 28th day of July, 2015. RESCINDED, amended and re-read a second time the 29th day of September, 2015. PUBLIC HEARING held the 20th day of October, 2015. READ a third time the 27th day of October, 2015. ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX D 1003.3 2471011961 11929 12104 12067 11888 11955 1196524920 1207324915 2494711953 2481312082 24825248492484024836119542489724910249021189524907 249301196024926120612467924750 11945 11981 248082488424881248662487811926 2488811950 249442478911966 2481512071 24865248732487011880 1189424877 2492712069 1204024821 2482024814248191 2 0 7 5 24852248501208212076 248722488324883248872489511885 2493224625247961206224805 2383411 9 4 3 11 9 3 1248652486024854 248631195511916 24893248981197524907 249222494012072 12098 24837248351 2 0 8 5 248482483724835248602485111919 2488824909249161207 9 11970 11937 2482624827248612484612068 248732487711940 2489624910249212491224940CRAWFORD ST.249A ST.2 4 8A ST . SMITH AVE.248 ST.248 ST.119 AVE. 121 AVE. 119 AVE.249 ST.249A ST.249A ST.3 1 47 20 20 LMP 8427 20 25 10 4 27 2 P 7140516 P 71554 LMP 1245213A 4 50 3 P 23760P 152673 17 8 11 18 17 14 12 33 P 6316 3 6 N 120' 30 P 71405 5 7 P 71405 18 33 19 LMP 1245211 1 3 32 P 15267 3 4 9 8 4 7 28 4 46 48 29 22 23 LMP 84276 24 9 16 3 LMP 842712 10 6 P 15267 15 26P 1526731 19 34 13 P 7140529 10 2 31 LMP 2710 21 LMP 12452 12 5 P 53014 P 29467 P 240392 of 1 P 6316 49 P 15267 2 17 P 17924 15 P 71405P 152675 9 1 30 2 2 17 5 27 18 21 35 26*PP1021 1 14 4 28 1 13 30 P 17924 19 P 714058 5 17 32 18 E 1/2 449 7 10 LMP 12454EP 71406 LMP12453 LMP 8428 EP 73318 LMP 12453EP 71406EP 71406 LMP 2711 EP 71406 RW 22043 EP 71406EP 71406DEWDNEY TRUNK ROAD ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) C-2 (Community Commercial) 7070-20141614 APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2016-411-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading 21188 Wicklund Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 21188 Wicklund Avenue, from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit subdivision into two single family residential lots. As the application does not align with policies within the Official Community Plan (OCP), the recommendation is to not support this development proposal. This application proposes the creation of fewer than 3 new lots; therefore, it is exempt from the requirements under the Community Amenity Contribution (CAC) Policy 6.31. RECOMMENDATION: That application 2016-411-RZ not be given first reading. DISCUSSION: a)Background Context: Applicant: Anita Chowdhury Legal Description: Lot 119 District Lot 242 Group 1 New Westminster District Plan 47383 OCP: Existing: Urban Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: R-1 (Residential District) Surrounding Uses: North: Use: Residential Zone: RS-1 (One Family Urban Residential) and RS-1b (One Family Urban (Medium Density) Residential) Designation: Urban Residential South: Use: Residential Zone: RG (Group Housing Zone) Designation: Urban Residential 1101 - 2 - East: Use: Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 969 m² (0.24 acres) Access: Wicklund Avenue Servicing requirement: Urban Standard b) Site Characteristics: The subject property is 969 m² (0.24 acres) in size and is bound by single family residential lots to the north, west and east, and townhomes to the south. The subject property is flat with a row of hedges to the rear of the property and a few trees located in the front and rear yards. There is an existing house on the property that will require removal. c) Project Description: The applicant proposes to rezone the subject property, from RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit future subdivision into two single family residential lots not less than 371 m². It is noted that the proposed lot sizes are larger than the minimum R-1 (Residential District) requirements. Staff had a pre-application meeting with the applicant advising that an application to rezone and subdivide to the R-1 (Residential District) zone would not be supported. Alternative development options were discussed noting that either Duplex or Triplex housing that would achieve similar density and would be in compliance with the OCP. At this time the current application has been assessed to determine its compliance with the OCP and provide a land use assessment only. Detailed review and comments will need to be made if Council supports the proposal and once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading, should Council support this development. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject property is currently designated Urban Residential-Neighbourhood Residential. The Neighbourhood Residential designation allows for single detached dwellings and other housing forms, subject to the Neighbourhood Residential Infill policies. The rezoning and subdivision of this property into two single family residential lots and, specifically, use of the R-1 (Residential District) zone is not in compliance with the OCP, as per Policy 3-19 (a) (i), which states: - 3 - The proposed lot area and widths should be not less that 80% of the lot area and width prescribed under the predominate or adjacent zoning in the surrounding neighbourhood. During the OCP review, the above noted policy was created stemming from conversatio ns with residents, who advised that infill developments need to fit the character of a neighbourhood. It was acknowledged that slightly reduced lot sizes were considered appropriate in older, larger lot neighbourhoods; however, there was recognition that the reduction in lot size should be nominal, and that compatible lot width was key to preserving the character of a neighbourhood. For that reason, the policies were written to allow for a lot width not less than 80% of the zoning in the surrounding area. In addition, residents noted a preference to a Duplex or Triplex form, instead of subdivision, to achieve similar density, noting that the lot area and width would remain unchanged. The current RS-1 (One Family Urban Residential) zone requires a minimum lot area of 668 m² and lot width of 18 m. The proposed R-1 (Residential District) zone would result in a lot area of 371 m² and lot width of 12 m. Under this policy, the RS-1b (One Family Urban (Medium Density) Residential) zone would be considered the appropriate zone, with a minimum lot area requirement of 557 m² and a lot width of 15 m; however, the applicant can not achieve the minimum lot area required for two RS-1b (One Family Urban (Medium Density) Residential) zoned lots. It has been suggested to the applicant that a Duplex or Triplex housing form could be alternative options to achieve additional density, without subdividing. Zoning Bylaw: The current application proposes to rezone the subject property, located at 21188 Wicklund Avenue, from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit subdivision into two single family residential lots. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2, and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m2. The surrounding neighbourhood is made up of predominantly RS-1 (One Family Urban Residential) zoned lots, with the exception of two properties north-east of the subject property, and two properties to the west, which are zoned RS-1b (One Family Urban (Medium Density) Residential). Alternatives: That staff be directed to prepare a Bylaw in support of the development application to the R-1 (Residential District) zone. Should Council support this development application, it should be noted that it would not be referred to the Advisory Design Panel or is a Development Information Meeting required, as it is for a two lot single family subdivision. Comments and input will need to be sought from the various internal departments and external agencies and a complete rezoning and subdivision application would be required. The other alternative would be that the application be deferred, and the applicant be requested to revise the application pending direction from Council. - 4 - CONCLUSION: The development proposal is not in compliance with the OCP, as per Policy 3-19, and an amendment to such is not supportable, therefore, it is recommended that this application be denied. “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 E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Oct 21, 2016 FILE: 2016-411-RZ BY: PC PLANNING DEPARTMENTFOREST PL.GLENWOOD AVE.212 ST.WICKLUND AVE. 122 AVE.212 ST.NOLAITY ST.12069 2122021170210971221912216 12240 12047 12245 2114521133211912111112115 211422116012116 12230 2111212243 12156 12239 1 2 0 2 0 12090 12056 12218 2110221111211582115321137211342113621210121122114612101-53 2113221151211062120721116211072108812098 121111222921195 12089 12061 2124012234 2117021101211552117821149120502119821103 2119312086 12 12200 120732117521188211662113912 2 3 1 2124712105 120702116112208 210962117512242 2115012128 2108921200211542118921152211472112812070 211122112312225 12217 121162112012222 211012109712062 12186 12050 12037 12038 12213 12219 1210621211211752112021196/9812145 212822118812138 12227 1223 9 211992111921190/92211021223512209 2110221178212412114412212 21201212302118512196 212002123121146120442110412203 18 12081 12209 2116521124211672122112101 12161 12171 21190211612114921127SUBJECT PROPERTY ´ Scale: 1:2,000 21188 WICKLUND AVENUE APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Oct 21, 2016 FILE: 2016-411-RZ BY: PC PLANNING DEPARTMENTFOREST PL.GLENWOOD AVE.212 ST.WICKLUND AVE. 122 AVE.212 ST.NOLAITY ST.12069 2122021170210971221912216 12240 12047 12245 2114521133211912111112115 211422116012116 12230 2111212243 12156 12239 1 2 0 2 0 12090 12056 12218 2110221111211582115321137211342113621210121122114612101-53 2113221151211062120721116211072108812098 121111222921195 12089 12061 2124012234 2117021101211552117821149120502119821103 2119312086 12 12200 120732117521188211662113912 2 3 1 2124712105 120702116112208 210962117512242 2115012128 2108921200211542118921152211472112812070 211122112312225 12217 121162112012222 211012109712062 12186 12050 12037 12038 12213 12219 1210621211211752112021196/9812145 212822118812138 12227 1223 9 211992111921190/92211021223512209 2110221178212412114412212 21201212302118512196 212002123121146120442110412203 18 12081 12209 2116521124211672122112101 12161 12171 21190211612114921127SUBJECT PROPERTY ´ Scale: 1:2,000 21188 WICKLUND AVENUE Aerial Imagery from the Spring of 2011 APPENDIX B -1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2016-052-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Addendum report First and Second Reading Official Community Plan Amending Bylaw No. 7243-2016 and Second Reading Zone Amending Bylaw No. 7244-2016 22260 & 22292 122 Avenue, 12159 & 12167 223 Street. EXECUTIVE SUMMARY: On December 6, 2016, Council deferred Application 2016-052-RZ, and passed the following resolution in support of the deferral: That application 2016-052-RZ be deferred pending the applicant’s submission of a property management plan that identifies how their existing and proposed Maple Ridge buildings will be managed, made compliant with building and fire codes and be maintained in good repair; and the submission of a rental transition plan that identifies how existing tenants will be accommodated and how future rental rates will be established. The applicants have responded with a letter to address Council concerns as outlined above, which is appended to this report. This addendum report will summarize key comments made. Out of a more widespread concern for retaining affordable housing, Council has expressed general concerns about protecting the tenants of rental properties from eviction or extensive rent increases. To address these concerns, a recommendation has been included for Council to direct staff to draft a tenant relocation policy to assist in consideration of future residential proposals with impacts to rental housing affordability. The proposed development complies with RM-2 (Medium Density Apartment Residential) Zoning with respect to height and to Floor Space Ratio. There are variances proposed for reduced setbacks and for reduced parking provisions. These requested variances are discussed in the original second reading report, as appended. A parking reduction study has also been provided in support of the parking reduction. Council is advised to review and consider these variances in their approval of this application. RECOMMENDATIONS: 1)That staff be directed to prepare a tenant relocation assistance policy that will establish acceptable guidelines for reviewing development proposals in light of existing tenants who may be affected by potential impacts to affordable rental housing; 2)That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Bylaw No . 1102 - 2 - 7243-2016 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3) That Official Community Plan Amending Bylaw No. 7243-2016 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4) That it be confirmed that Official Community Plan Amending Bylaw No. 7243-2016 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5) That Official Community Plan Amending Bylaw No. 7243-2016 be given first and second readings and be forwarded to Public Hearing; 6) That Zone Amending Bylaw No. 7244-2016 be given second reading, and be forwarded to Public Hearing; 7) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre Area Land-Use Designation Map; iv) Road dedication on 223 Street as required; v) Consolidation of the subject properties; vi) Registration of a Housing Agreement in accordance with Section 483 of the Local Government Act and a Restrictive Covenant stating that the use of the property as consolidated will be restricted to residential rental units; vii) Removal of existing vacant structure at 22292 122nd Street and existing houses at 12159 & 12167 223rd Street. viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Ciccozzi Architecture Shannon Seefeldt Owner: Viam Holdings Ltd. - 3 - Legal Description: Lot 44, D.L. 399, Plan NWP41066; Lot 48, D.L. 399, Plan NWP44211; Lot 1, D.L. 399 NWD Plan NWP14397; Lot 2, D.L. 399, NWD Plan NWP14397 OCP: Existing: APTL (Low-Rise Apartment) and Single Family Proposed: Medium and High-Rise Apartment Zoning: Existing: LUC (Land Use Contracts) and RS-1 One Family Urban Residential Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Apartment and Single Family uses Zone: RM-2 Medium Density Apartment Residential, RM-5 Low Density Apartment Residential, and RS-1 One Family Urban Residential Designation: Apartment and Ground Oriented Multi-Family South: Use: Seniors apartment and congregate care Zone: CD-1-00 (Seniors Apartment and Private Hospital) Designation: Low Rise Apartment East: Use: Urban Single Family Residential Zone: RS-1 One Family Urban Residential Designation: Ground Oriented Multi-Family West: Use: Strata Lot Condominium Zone: LUC (Land Use Contracts) Designation: Low Rise Apartment Existing Use of Property: Vacant, Rental Apartment, and Single Family Proposed Use of Property: Rental Apartment Site Area: 1.03 HA. (2.5 acres) Access: 122nd Avenue and 223 Street Servicing requirement: Urban Standard 2) Background: As noted earlier in this report, Council has deferred second reading, and requested that the applicant provide additional information regarding: i) protecting existing tenants from costly rental increases. ii) a property management plan for new and existing rental properties to keep them safe and in good repair. The letter provided by the applicant responds to Council concerns, with the inclusion of the following: i. Description of responsibilities of in-house management in dealing with tenant screening and adherence to Crime Free Multi-Family Housing; ii. Assertion that concerns raised during annual Fire Department inspections are promptly addressed, and an independent Fire and Safety audit also occurs annually with remedial action where necessary; iii. Comment that the new residential facility will have improved security, and additional on-site managers, and therefore will likely minimize incidents of concern; - 4 - iv. Statement that the phasing of the proposed development will minimize disturbance to existing tenants, offering a smooth transition to the new building once complete; and v. Commitment that tenants in good standing will be offered units in the new building, with rental increases limited to a maximum of $100.00 per month above previous rent; that tenants would also have the option of moving into an older building owned by the applica nt at a comparable rent (subject to vacancies occurring), and that all tenants would be offered payment equivalent to 3 months rent. The Fire Department has been in communication with the applicant. Amacon is suggesting that building deficiencies have been rectified and a follow up fire inspection is expected to occur January 19 or 20, 2017. The results of the inspection will be provided to the applicant and communicated through to Council. CONCLUSION: This addendum to second reading report responds to Council concerns and previous deferral of second reading. It is recommended that first and second reading be given to OCP Amending Bylaw No. 7243-2016, that second reading be given to Zone Amending Bylaw No. 7244-2016, and that application 2016-052-RZ be forwarded to Public Hearing. “Original signed by Chuck Goddard” for _______________________________________________ Prepared by: Diana Hall MA, MCIP, RPP Planner 2 “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 – Amacon Letter, dated January 10, 2017, with attachment Appendix B – Second Reading report, dated December 5, 2016 with attachments APPENDIX A - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2016 and Members of Council FILE NO: 2016-052-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7243-2016 and Second Reading Zone Amending Bylaw No. 7244-2016 22260 & 22292 122nd Avenue, and 12159 & 12167 223rd Street. EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 22260 & 22292 122 Avenue and 12159 & 12167 223 Street from LUC (Land Use Contracts) & RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit the future construction of a 291 unit multi-family rental housing development within the Town Centre. On April 26, 2016, Council granted first reading to Zone Amending Bylaw No. 7244-2016 and considered the early consultation requirements for the Official Community Plan (OCP) amendment. In their consideration, Council expressed concern that the existing tenants would be accommodated with rental housing at rates within their means. This application requires an amendment to the Official Community Plan (OCP) to redesignate the subject properties at 12159 & 12167 223 Street from Single Family to Low Rise Apartment. This proposal is consistent with Council priorities for the provision of rental housing, and is therefore supportable. The minimum lot size for the current RM-2 Medium Density Apartment Residential District Zone is 1300 m2. RECOMMENDATIONS: 1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Bylaw No . 7243-2016 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2)That Official Community Plan Amending Bylaw No. 7243-2016 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3)That it be confirmed that Official Community Plan Amending Bylaw No. 7243-2016 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4)That Official Community Plan Amending Bylaw No. 7243-2016 be given first and second readings and be forwarded to Public Hearing; 5)That Zone Amending Bylaw No. 7244-2016 be given second reading, and be forwarded to Public Hearing; APPENDIX B - 2 - 6) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre Area Land-Use Designation Map; iv) Road dedication on 223 Street as required; v) Consolidation of the subject properties; vi) Registration of a Housing Agreement in accordance with Section 483 of the Local Government Act and a Restrictive Covenant stating that the use of the property as consolidated will be restricted to residential rental units; vii) Removal of existing vacant structure at 22292 122nd Street and existing houses at 12159 & 12167 223rd Street. viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Ciccozzi Architecture Shannon Seefeldt Owner: Viam Holdings Ltd. Legal Description: Lot: 44, D.L.: 399, Plan: NWP41066, Lot: 48, D.L.: 399, Plan: NWP44211, Lot 1; D.L.: 399 NWD; Plan: NWP14397, Lot 2; D.L.: 399; NWD; Plan NWP14397 OCP: Existing: APTL (Low-Rise Apartment) and Single Family Proposed: Medium and High-Rise Apartment Zoning: Existing: LUC (Land Use Contracts) and RS-1 One Family Urban Residential Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Apartment and Single Family uses Zone: RM-2 Medium Density Apartment Residential, RM-5 Low Density Apartment Residential, and RS-1 One Family Urban Residential Designation: Apartment and Ground Oriented Multi-Family - 3 - South: Use: Seniors apartment and congregate care Zone: CD-1-00 (Seniors Apartment and Private Hospital) Designation: Low Rise Apartment East: Use: Urban Single Family Residential Zone: RS-1 One Family Urban Residential Designation: Ground Oriented Multi-Family West: Use: Strata Lot Condominium Zone: LUC (Land Use Contracts) Designation: Low Rise Apartment Existing Use of Property: Vacant, Rental Apartment, and Single Family Proposed Use of Property: Rental Apartment Site Area: 1.03 HA. (2.5 acres) Access: 122nd Avenue and 223 Street. Servicing requirement: Urban Standard 2) Background: This development proposal is for 291 rental housing units. There are 4 properties included in this application. The multi-family development on the property at 22292 122nd Avenue (Sunrise Court) was destroyed by fire in 2015. This proposal will replace this structure with a larger multi-family unit structure. The property at 22260 122nd Avenue will also be replaced at a later phase of this development. This phased approach allows current tenants to be accommodated, initially in the existing structure, and then later, in the first of the two new buildings. The applicant has committed to providing assistance to existing tenants with the transition to new living arrangements, which may be in the new building. 3) Project Description: This proposal will assemble the two smaller single family properties along 223 rd Street into this development, which will rebuild existing or previous rental accommodation along 122nd Avenue. A total of 291 dwelling units are proposed, with a mix of 1, 2 and 3 bedroom units, and a projected floor area of approximately 200,000 square feet. PLANNING ANALYSIS: i) Official Community Plan: Official Community Plan / Town Centre Area Plan: The development site is located within the North View subarea of the Town Centre Area Plan and is currently designated Low Rise Apartment and Single Family. An OCP amendment will be required to re-designate the portions of the site that front 223rd Street from Single Family to Low Rise Apartment to allow the proposed RM-2 Medium Density Apartment Zoning. These two smaller parcels were designated Single Family in the Town Centre Area Plan as they were perceived to have limited development options for a site assembly with sufficient lot depth to create a multifamily development and road dedication for the widening of 223rd Street. These constraints will be alleviated by the consolidation of these two parcels with the larger properties to their west. For this reason, the proposed amendment to the Official Community Plan designation from Single Family to Low Rise Apartment is supportable. The resulting assembly will be - 4 - able to provide required road dedication along 223rd Street, and create a sufficiently large parcel for a comprehensive development plan. The applicants were not able to acquire the corner parcel at 22306 122nd Avenue. However, due to its location, this parcel will be able to develop independently as a multi-family development, and does not need to be part of an assembly to realize its development potential. Rental Housing Accommodation. The proposed rental accommodation will improve the housing stock diversity in the Community. The Maple Ridge Official Community Plan notes that Maple Ridge has a shortage of specific types of rental accommodation, including 3 bedroom apartments, which are proposed with this application. The following OCP policies support rental housing: Policy 3-33 – Maple Ridge supports the provision of rental accommodation and encourages the construction of rental units that vary in size and number of bedrooms. Policy 3-34 – Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special housing needs throughout the City. A recommended approach to secure these units as rental housing will be through a Restrictive Covenant and a Housing Agreement with the property owner. Housing Action Plan: The Housing Action Plan, endorsed by Council on September 15, 2014, identifies rental housing as a priority. Strategy 4 of the Housing Action Plan is to Create New Rental Housing Opportunities. Strategy 4 notes that Municipalities can support the development of new rental housing through a set of incentives, such as a reduction in parking requirements or waiving permitting fees. The units could be “secured” as market rental housing, with a covenant on title. A number of incentives are being considered to facilitate the development of rental housing. The 2017 Planning work program includes consideration for relaxation of parking standards to reduce construction costs to facilitate affordable housing. Reducing the amount of parking required per dwelling unit enables a higher potential dwelling unit count relative to site area, and reduced constructions costs, particularly in large multi-family buildings with underground parking. Of particular relevance to this application, the relaxation of parking requirements is supported in the Housing Action Plan as a means to facilitate the development of rental housing. In Maple Ridge, this practice is currently negotiated during the development process on a case by case basis. The development of a transparent formal process using defensible criteria, such as proximity to services and transit, should be considered as a possible incentive. This concept is currently being used by other Metro Vancouver municipalities including the Corporation of Delta, City of Langley, City of New Westminster, District of North Vancouver, City of Surrey and the City of Vancouver. As this proposed development will increase the amount of rental housing stock in the community, this proposal will meet the objectives of the Housing Action Plan. The parking provisions it proposes comply with the requirements of the Central Business District of the Town Centre for non-market housing. However, this development is close (within 300 metres) but not within the Central Business District and therefore does not qualify for this reduced parking requirement. However, as it is consistent with the policy direction of the Housing Action Plan and proposes rental housing that is near services and transit, a parking reduction may be supportable through a development variance - 5 - permit or other mechanisms. The applicant has agreed to secure this supply of rental housing in perpetuity through a restrictive covenant registered on title1 ii) Zoning Bylaw: There are 2 Land Use Contracts for the subject properties fronting 122nd Avenue. Land Use Contract #H33588 applies to the subject property at 22260 122nd Avenue, while Land Use Contract #P108265 applies to the subject property at 22292 122nd Avenue. Both contracts must be discharged prior to zoning the properties RM-2 (Medium Density Apartment Residential). To address this issue, the attached zoning amendment bylaw will also discharge these Land Use Contracts. This application also proposes to rezone the properties located at 12159 and 12167 223rd Street from RS-1 One Family Urban Residential to RM-2 (Medium Density Apartment Residential) to permit a 4 storey apartment building. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2, and the minimum lot size for the proposed RM-2 (Medium Density Apartment Residential) zone is 1300 m2. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Appendix C describes the Zoning Map Amendment proposed with this development. iii) Off-Street Parking And Loading Bylaw: The Off Street Parking and Loading Bylaw establishes that 1.5 parking stalls and 0.2 visitor stalls are required for each dwelling unit in the RM-2 Zone. For the 291 housing units proposed, the full complement of parking would be 495 stalls. The parking provided is consistent with requirements for non-market multi-family development in the Central Business District of the Town Centre. For this reason, a parking relaxation will be required, and is supportable due to the proximity of the site to transit services along Dewdney Trunk Road and the rental tenure of the proposed housing stock. Parking information provided by the applicant indicate that their existing rental buildings consistently have more parking than is used. The following table shows three rental housing developments managed by the applicant. Two of these are within the Maple Ridge Town Centre but out of the Central Business District (one of these is the existing Sorrento building on the subject site). The other building is in the City of Coquitlam. Parking stalls used in 3 rental housing developments in Maple Ridge and Coquitlam Site Total suites Total parking provided Stalls in use Vacant stalls stalls used /# suites Coquitlam 53 78 35 43 0.66 Sorrento (MR) 22 54 22 32 0.53 Maple Ct. (MR) 108 150 53 97 0.49 1 Council has requested information on rental rates and how existing tenants will be accommodated with the transition to new housing. Dialogue with the applicant reveals concessions are being considered as follows:  Right of first refusal in new building  Offer of available unit in other buildings owned by the applicant (one of these is within Maple Ridge)  Financial compensation to all tenants to assist with relocation. - 6 - In all of these examples (involving over 180 rental units), the parking complement is less than 1 stall used per dwelling unit. This ratio is significantly lower than the Off Street Parking Bylaw requirement, even for the reduced standards of the Central Business District. On this basis, a parking variance is supportable. A parking reduction study prepared by a qualified professional has been provided, offering further justification for a parking reduction, as follows: A key finding in the MVAPS (Metro Vancouver Apartment Parking Study) was that residents of rental apartment units (both market and non-market units combined) had average auto ownership levels of 0.82 vehicles per household, approximately 65% of that of strata units …2 Section 3.4 of the Off-Street Parking Bylaw provides a cash in lieu option for relaxing parking requirements for properties that are within a 930 metre radius of the boundary of the Municipal parking lot in the Town Centre. This option could be a consideration. However, the cash contribution that required would be $8000.00 per stall, which would be onerous for the applicant to provide. Additional options for consideration could be providing car share facilities. A mix of options could be considered, including granting a variance, cash in lieu, electric car charging stations, provision of some non-market rental, and car share facilities. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: 1. To vary the exterior side yard setback: (North PL along 122nd Avenue) from the required 7.5 metres to 6.0 metres. 2. To vary the interior side yard setback: (West and South PL) from the required 7.5 metres to 6.0 metres. 3. To vary the front yard setback: (East PL along 223rd Street) from 7.5 metres to 3.6 metres. Note: this setback is measured from the new property line established after a 3.9 metre road dedication along 223rd Street). 4. Parking requirements. The parking provided (288 stalls) generally complies with requirements in the Central Business District for non-market housing. However, parking requirements for the site, which is within 300 metres, but not within the CBC, are 1.7 stalls per dwelling unit, amounting to 495 stalls required. The requested variances to the setback and parking requirements in the RM-2 Medium Density Zone will be the subject of a future Council report. v) Development Permits: 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. vi) Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and the landscaping plans at a meeting held on October 11, 2016. 2 Sunrise Re-Development Parking Variance Study, Bunt & Associates, November 2016 - 7 - Following presentations by the project Architect and Landscape Architect, the ADP made the following resolution that: The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: 1. Consider relocating the office, multi purpose room, and fitness area to a central location and access to courtyards. Stacking program spaces is an option. 2. Consider further natural light elements along length of corridor and throughout building. 3. Consider further variation and diversity of building elevations for building as a whole. 4. Consider allowing additional natural light into courtyard areas by addressing building massing. 5. Consider further enhancements to courtyard resident entries. 6. Consider distributing underground bike parking throughout parking area. 7. Consider CEPTED issues and weather protection related to parking stairwells. 8. Consider additional variation of treatments and breaking up of building elevations on south façade. 9. Provide further enhancement and design forward play area for west play area. 10. Provide additional vertical elements to central play area. 11. Provide drop off area. 12. Reconsider activities for programming within courtyard area and noise conflicts. 13. Diversify the planting design within the massed planting areas. The applicant has responded to these comments as follows: 1. Consider relocating the office, multi purpose room, and fitness area to a central location and access to courtyards. Stacking program spaces is an option. Response: The location for the amenity areas was carefully selected in efforts to minimize the negative impacts to the neighbouring units and therefore livability. Having the amenities located near the front entrance of the building also allows for the office to ensure a secure building by way of having clear sight lines to who is entering/exiting the building and subsequently who is utilizing the amenity areas. Therefore, the current location of our office and amenity package serves to maintain a high level of security and consequently reduce theft/damage to the building. 2. Consider further natural light elements along length of corridor and throughout building. Response: Natural light elements in a corridor is uncommon in condo/apartment buildings, as the natural light comes at the expense of reducing unit sizes. For this proposal, we have made every effort to ensure the units are as livable as possible, with ample windows creating a vast improvement on the current condition. The corridors will be well lit and have security features throughout. 3. Consider further variation and diversity of building elevations for building as a whole. Response: Consideration will be made to bring more individual identity to the three end elevations fronting 223rd. 4. Consider allowing additional natural light into courtyard areas by addressing building massing. Response: The building was oriented to maximize the amount of south facing units. Adjusting massing at this point will reduce the number of units that directly face the sun throughout the day, therefore not gaining a net positive offset through more light into courtyards. During the summer months, our shadow study shows that throughout the day that majority of the courtyard areas will see sunshine into the late afternoon. - 8 - 5. Consider further enhancements to courtyard resident entries. Response: Lobby entry points will be investigated for the potential to be further refined and enhanced. 6. Consider distributing underground bike parking throughout parking area. Response: A revised parkade plan has been developed and is appended to this report. 7. Consider CEPTED issues and weather protection related to parking stairwells. Response: Stairwells will be secure with residents accessing through exits from the parkade below in emergency situations only. Stairwells are also located directly in front of multiple unit windows and balconies which will give many tenants a direct sightline into them. Should any issues arise, tenants will be able to contact building management who will take the appropriate steps to correct. The stairwells are also located within the boundaries/fencing of the property and will only be accessible by tenants. Additional security measures will be discussed and investigated. It is important to also consider that this will be a rental building and any security issues or damage to the building will need to be remedied at the cost of Amacon (the Landlord). It is therefore in our best interests to carefully consider the security of this building in efforts to reduce future issues. 8. Consider additional variation of treatments and breaking up of building elevations on south façade. Response: Consideration will be made to varying the massing on the south elevation. 9. Provide further enhancement and design forward play area for west play area. Response: Landscape architect will revise to maximize the ‘fun’ potential of play area while ensuring a high level of safety is maintained. 10. Provide additional vertical elements to central play area. Response: Landscape architect will revise to maximize the ‘fun’ potential of play area while ensuring a high level of safety is maintained. 11.Provide drop off area. Response: Architect and Civil engineer will investigate possibility of having loading and pickup/drop off area near front entrance of building. This will be dictated by Maple Ridge Engineering’s direction for the road widening at 223rd Street. 12. Reconsider activities for programming within courtyard area and noise conflicts. Response: Any activities that cause excessive noise will be limited (ie no basketball hoop). 13. Diversify the planting design within the massed planting areas. Response: Landscape architect will investigate other low-maintenance vegetation that could also be planted. The applicant has considered and addressed ADP concerns as noted above and reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future report to Council pertaining to the required development permit. - 9 - Not all of the Advisory Design Panel’s recommendations have been provided by the applicant. However, Council is not required to insist on strict adherence to the recomm endations of this advisory committee. On this basis, Council may wish to approve or defer the applicant’s latest submission. vii) Development Information Meeting: A Development Information Meeting was held at the Maple Ridge Legion at 12101 on July 20, 2016. There were 17 attendees attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: Concerns: 1. Basketball court/hoop in play area 2. Skylights on top floor 3. Dishwashers 4. Amenity room rentable 5. Wooden blinds (or like material) 6. Swings in the courtyard area 7. Secluded area for smoking tenants 8. Unit square footages to remain same as those in previous buildings 9. Need big bedrooms and storage room 10. Rent to remain the same as current rates The following are provided by the applicant in response to the issues raised by the public: 1. Basketball court/hoop in play area. Though we will have a courtyard suitable for all children of all ages, we will not be able to include a basketball hoop on site. There is a park on 222nd St and 121st Ave that has a basketball hoop and is within a 5 minute walk from the building. 2. Skylights on top floor. Skylights will require additional structural design and reinforcement which will add substantial cost to the building construction in addition to added ongoing maintenance. The rental homes on the top level will have significant natural light through oversized windows. 3. Dishwashers. This again comes down to the cost benefit of including a dishwasher vs the affect it will have on the rental rates. We will review as we progress. 4. Amenity room rentable. This is typical in condominium buildings we have done in the past and rental of the amenity room will be managed by the on – site building manager. 5. Wooden blinds (or like material). Each unit will come equipped with sets of blinds though the exact material has not been specified yet. 6. Swings in the courtyard area. As the exact play equipment has not been selected, we still have the potential to include swings in the courtyard. Liability concerns may be raised here due to potential injury on private property. 7. Secluded area for smoking tenants. Tenants who wish to smoke will be able to use their personal balconies unless future law requires a designated area. If so, a designated area will be provided. 8. Unit square footages to remain same as those in previous buildings. Our square footage for the proposed units will be smaller in size than the old Sunrise and Sorrento buildings. However, the new units will be more efficiently laid out to maximize the full potential of the unit an create a much more livable space. 9. Need big bedrooms and storage room. Our bedrooms will be sized to support full size bedroom furniture. We will also have entry closets and storage closets in all units. Some units will also include dens (ie 2 bedrooms + a small den). - 10 - 10. Rent to remain the same as current rates. This cannot be guaranteed as this will be a brand new rental building at market rental rates to be assessed at completion. viii) Parkland Requirement: As this development proposes to consolidate 4 parcels into one, there will be no parkland dedication required for this proposal. 4) Traffic Impact: As the subject properties are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. A traffic study will be forwarded to the Ministry for its approval. 5) Interdepartmental Implications: i) Engineering Department: Comments provided by the Engineering Department pertain to required servicing upgrades, traffic impacts, and road dedication. The conditions set out by the Engineering Department will be included as part of the Rezoning Servicing Agreement, stated as a condition of final approval, or will be addressed during the phase of construction by the Building Department. ii) License, Permits and Bylaws Department: The License, Permits and Bylaws Department will be addressing all matters relating to building permits and the demolition of the existing structures on the subject site. As noted, the construction process will proceed as a phased process, with the Sorrento Building that is currently occupied remaining until the initial construction is complete. At that time, the existing tenants will be relocated, and the Sorrento building will be demolished. The other 3 structures are currently undergoing demolition. iii) Fire Department: The Fire Department will require the applicant to provide a construction safety plan to cover the construction process. Additional information and requirements include structural details for emergency planning, Fire Department access based on established protocols, fire safety plan prior to occupancy, security measures, and address visibility. 6) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, for the two parcels at 12159 & 223rd Street, from single family to low rise apartment, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. - 11 - The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. 7) Citizen/Customer Implications: The provision of rental housing is needed in the community and is a Council priority. This proposal will assist with meeting these objectives, and is therefore supportable. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No . 7243-2016, that second reading be given to Zone Amending Bylaw No. 7244-2016, and that application 2016- 052-RZ be forwarded to Public Hearing. “Original signed by Diana Hall” _______________________________________________ Prepared by: Diana Hall, MA (Planning), MCIP, RPP Planner 2 “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 – OCP Amending Bylaw No. 7243-2016 Appendix D – Zone Amending Bylaw No. 7244-2016 Appendix E – Site Plan and Parking Plan Appendix F – Building Elevation Plans Appendix G – Landscape Plan DATE: Feb 29, 2016 FILE: 2016-052-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,000 22260/92 122 AVENUE & 12159/67 223 STREET 122 AVE 223 ST222 STLegend Stream Ditch Centreline Indefinite Creek City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Feb 29, 2016 FILE: 2016-052-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,000 22260/92 122 AVENUE & 12159/67 223 STREET Aerial Imagery from the Spring of 2011 122 AVE 223 ST222 ST CITY OF MAPLE RIDGE BYLAW NO. 7243-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "B" 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. 7243-2016." 2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066 Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211 and outlined in heavy black line on Map No. 924, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 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 BROWN AVE.222 ST.DELCREST ST,222 ST.123 AVE. 123 AVE.223 ST.122 AVE.224 ST.GARDEN ST.121 AVE. 12128 12310 12251 222602219012101 2222512121 12104 12286 12093 12087 120612222912295 2233312083 12151/73 12241 12096 12219 1216722230 2216112170 12175 12159 12228 12283 12117 12210 12147 12128 222921207222160/9012275 12250 12230 2225512157 12127 12255 12097 12130 12150 12220 221602221322207222752231512082 12191 1227522175 121232218512231 2232812154 1211122160 12135 12294 12118 121421213122306 1212412119 12130 12092 12241 2232012170 2229512096 12151 221791212722229 12084 12258 2216212238 12107 221782230512075 12129 12209 22332222771220722165 12149 12139 12240 12 4 CP 1 B 1 1 1 8 Q C H 17 8 9 12 16 D 2 Rem 7 2 11 23 4 11 Pcl."A" 57 8 Rem 6 1 18 O 21 A M 51 10 212 M 10 58 12 14 19 I 40 5356 Pcl. 1 11 20 12 B Rem 3 3 41 9 5 274 G L 9 10 29 A 3 1398 13 2 275 2 K 13 13 11 16 14 3 14 15 A 15 14 15 15 L 48 7 "A" 9 13 "B" N 272 28 P 13 7 1 44 Rem 8 273 P 16997 P 16012NWS 612 LMS 1802 LMP 39518(lease) P 57090 LMP 27702 NWS 1357 P 41066 BCP 30288 P 49482 P 14543P 15728P 1112 P 8813(P 9669) P 13442 P 8540P 14397LMP 27701 LMP 26249 LMP 15241 P 22111P 36736BCS 3724 P 16012 P 13752P 58218LMP 50617 NWS 1615P13752NWS 133 P 30167BCP 48429 P 10689 P 15022*LMP 22261*PP119 P 13752P 16997 LMP 24836P 18496 LMS 3721 P 60017 P 20588NWS 1531 P 16132 P 15728 P 61062P 15022 LMP 12218 P 13752(P 38752) BCS 3276 P 16997 P 44211 P 51690 *PP119 LMP 5168 LMP 50618 LMP 27700RW 18394 LMP 35734RW 78233LMP 26402 LMP 37897 RW 81544LMP 7151 EP 70164 BCP 48430 RW 75573LMP 87 LMP 24837EP 30259 LMP 26401RW 80320P 28405 BCP 15939 BCHPA LMP 15242LMP 24835RW 45029 EP 70164 LMP 24838EP 72617 RW 48132LMP 26325LMP 35899´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To: To Amend the Town Centre Area Plan Schedule 1Single-Family Residential Low-Rise Apartment 7243-2016924 CITY OF MAPLE RIDGE BYLAW NO. 7244-2016 A Bylaw to amend Zoning Bylaw No. 3510 - 1985 and to discharge certain Land Use Contracts ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; and WHEREAS a land use contract may, under s.546 of the Local Government Act, be discharged by bylaw with the agreement of the local government and the owner of any parcel of land that is described in the bylaw as being covered by the discharge; and WHEREAS the owner of land legally described as: Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066 and Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211 has agreed in writing to the discharge of the land use contracts charging each of those parcels; 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 and Land Use Contract Discharge Bylaw No. 7244-2016." 2.Those parcel (s) or tract (s) of land and premises known and described as: Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066 Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211 Lot 1 District Lot 399 Group 1 New Westminster District Plan 14397 Lot 2 District Lot 399 Group 1 New Westminster District Plan 14397 as shown outlined in heavy black line on Map No. 1674 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. 4. The land use contract registered on April 12, 1972 and assigned registration number H33588 is discharged from the land described as Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066 (PID 002-539-187). 5. The Land Use Contract registered on November 6, 1978 and assigned registration number P108265 is discharged from the land described as Lot 48 District Lot 399 Group 1 New Westminster District Plan 4421(PID 00-354-991). 6. The Corporate Officer shall register in the Land Title Office a discharge of each of the land use contracts that is subject to this bylaw, together with a certified copy of this bylaw, in accordance with the Land Title Act and Sections 546 and 547 of the Local Government Act. READ a first time the 26th day of April, 2016. READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 222 ST.123 AVE.DELCREST ST,222 ST.123 AVE. BROWN AVE.223 ST.122 AVE.224 ST.GARDEN ST.121 AVE. 12128 12310 12251 222602219012101 12231 2222512121 2216212093 12061 2233312083 12151/73 12241 12096 12219 12295 1216722230 2216112170 12159 12228 12283 12154 12117 12210 12104 12147 1209622292 1207222160/9012275 12250 12230 2225512157 12127 12255 1209722277 12130 12150 22160222132227512286 2231512128 12087 12124 12082 12191 1227522175 1212322185 1217522328 1211122160 12135 12294 12119 12118 12142221651213122306 2220712130 12092 12241 2232012170 2229512151 12220 221791212722229 12084 12258 12238 12107 22178223052222912075 12129 12209 2233212207 12149 12139 12240 3 29 1 A 1 8 C 17 8 272 12 48 D 2 40 1 Rem 7 1 2 11 23 4Pcl."A" 6 16 18 14 O 21 M 51 12 10 15 7 212 3 M 10 58 14 19 I 8 11 53 14 56 Pcl. 1 20 B Rem 3 11 41 5 274 G L 9 10 9 Rem A 1 H 3 139B 13 275 2 12 K 13 CP 13 4 16 A 8 13 9 9 14 15 15 L "A" 2 15 13 11 "B" N 28 P 57 Q 7 1 44 Rem 8 12 273 P 16997 P 16012NWS 612 LMP 39518(lease) P 57090 NWS 1357 P 41066 BCP 30288 P 49482 P 1112 P 14543P 16132 (P 9669)P 8540P 14397LMS 1802 LMP 27701 LMP 26249 LMP 15241P 36736BCS 3724 *LMP 22261P 16012 P 13752P 58218LMP 50617 NWS 1615P13752P 15728NWS 133 P 30167BCP 48429 P 10689 P 15022P 8813P 61062*PP119 P 13752LMP 27702P 16997 LMP 24836P 18496 LMS 3721 P 60017 P 20588NWS 1531 P 15728 P 15022 LMP 12218 P 13752P 22111(P 38752) BCS 3276 P 13442 P 16997 P 44211 P 51690 *PP119 RW 78233LMP 50618 LMP 27700RW 18394 LMP 35734LMP 15242LMP 26402 RW 81544 LMP 5168 LMP 7151 LMP 37897 EP 70164 BCP 48430 LMP 87 LMP 24837EP 30259 LMP 26401RW 80320LMP 24838P 28405 BCP 15939 BCHPA LMP 24835RW 45029 EP 70164 EP 72617 RW 48132RW 75573 LMP 26325LMP 35899´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: LUC (Land Use Contracts) Registration #H33588 & #P108265RS-1 (One Family Urban Residential)RM-2 (Medium Density Apartment Residential) 7244-20161674 LUC #H33588 LUC #P108265 11.09.2016SUNRISE RE-DEVELOPMENT22260, 22292 122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE RENDERINGLOOKING AT MAIN ENTRY FROMY 233RD STREET City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2016-039-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Zone Amending Bylaw No. 7229-2016 11951 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 11951 240 Street, from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the future construction of a Tim Hortons restaurant and drive-through. A site specific text amendment to the C-2 (Community Commercial) zone will be required for the siting of the commercial building. Council granted first reading to Zone Amending Bylaw No. 7229-2016 on April 12, 2016. This application is in compliance with the Official Community Plan (OCP). RECOMMENDATIONS: 1)That Zone Amending Bylaw No. 7229-2016 be given second reading, and be forwarded to Public Hearing; 2)That the following terms and conditions be met prior to final reading: i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii)Road dedication as required; iii)Registration of a Reciprocal Cross Access Easement Agreement; iv) Registration of a Restrictive Covenant for Stormwater Management; and v)In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1)Background Context: Applicant: Lovick Scott Architects Ltd. 1103 - 2 - Legal Description: South Half Lot “B” Section 16 Township 12 New Westminster District Plan 7528 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: CS-1 (Service Commercial) Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial South: Use: Vacant (currently under application to C-2 (Community Commercial), first reading) Zone: CS-1 (Service Commercial) Designation: Commercial East: Use: Vacant Zone: RS-3 (One Family Rural Residential) Designation: Agricultural West: Use: Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Urban Residential Existing Use of Property: Vacant Proposed Use of Property: Commercial Site Area: 0.23 ha (0.57 acres) Access: 240 Street Servicing requirement: Urban Standard 2) Project Description: The application proposes to rezone the subject property from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the construction of a Tim Hortons restaurant, including a drive- through component. The proposed building will be a single storey structure with a total area of 250.37 m² (2,695 ft²). The building will have a modern façade treatment, with building materials consisting of wood, metal, stone and cement siding, painted to Tim Hortons standards. Building elements are compatible with the surrounding commercial buildings and meet the character of the area guidelines. The building will be sited along the northern property line with the drive-through window located on the south side of the building (see Appendix E). The applicant is proposing a dual ordering system, as part of the drive-through, similar to the Tim Hortons at the 230 Street location and other various fast-food restaurants. The dual ordering system will be located along the western portion of the property. The order box speaker will be positioned to face east, towards the centre of the development and facing away from the adjacent residential properties. - 3 - The subject property will be temporarily accessed from 240 Street; until such time that the property to the south develops. A future Statutory Right-of-Way will then be created connecting the liquor store to the north, the subject property, and the adjacent development to the south, currently under application 2016-191-RZ at first reading. Once the southern property develops, access to 240 Street will be limited to a right-in right-out only, for the subject property. The three properties combined will have full access to 240 Street from the southern lot at 11939 240 Street (see Appendices A and B). 3) Planning Analysis: i) Official Community Plan: The development site is designated Commercial in the OCP and is located just south of the intersection at 240 Street and Dewdney Trunk Road. This intersection, and the adjacent commercially designated properties, is classified as a Commercial Community Node, and as stated in the OCP “Community Commercial Nodes are comprised of commercial or mixed use developments and typically serve several neighbourhoods; provide a wider range of services; and also serve as a focus for the community”. Typically, Community Commercial Nodes are less than 7,000 m² (75,350 ft²) in area, but may increase to 9,290 m² (100,000 ft²) over the long-term. The C-2 (Community Commercial) zone aligns with the Commercial designation and the Community Commercial Node. ii) Zoning Bylaw: The current application proposes to rezone the subject property, located at 11951 240 Street, from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the construction of a Tim Hortons restaurant and drive-through. The placement of the restaurant building, and subsequently the location of the drive-through, has been challenging on this site. Access to the site is limited to 240 Street which is an Arterial road. Left turns from the site heading north will be problematic, and not permitted as traffic builds in the general area. To help off-set this issue, a temporary driveway access will be located on the southernmost portion of the subject property, until such time that a future Right-of-Way will allow traffic to flow between neighbouring commercial lands (see Appendix G). Full access and egress for the subject property will then only be permitted on the development site directly south. The temporary access from the subject property will be limited to right-in right-out once the development south completes. Site Specific Text Amendment The proposed restaurant and drive-through uses will have specific demands in order to operate efficiently. After several site plan revisions, the applicant and City staff determined that the most appropriate location for the proposed building would be along the northern property line. This decision was based on site circulation and the need for multiple vehicles to queue on-site for the drive-though component of the restaurant. Siting the building in this location is intended to optimize safety through appropriate and efficient movement of pedestrians and vehicles, as well, to prevent traffic from backing onto 240 Street. The proposed location of the building along the northern property line, however, does conflict with Maple Ridge Zoning Bylaw No. 3510-1985 provision 702, (8), (e) (i) “Where a drive-through in the Community Commercial C-2 zone adjoins a lot or parcel designated residential in the District of Maple Ridge Official Community Plan, a building is to be located between it and the adjoining residential lot or parcel”. This Bylaw regulation was created to address neighbour concerns and complaints regarding noise from order boxes and lighting impacts. There are currently two existing residential lots to the west of the proposed drive-through. The current proposed design permits the maximum amount of car stacking (17) within the site. However, it does not conform to siting provision 702, (8), (e) (i) of the C-2 (Community Commercial) zone; - 4 - therefore, the applicant will be seeking a site specific text amendment to the C-2 (Community Commercial) zone to relax this provision, and instead allow the building to be sited on the northern property line, in place of siting the commercial building between it and the residential lots to the west. To mitigate the noise and lighting concerns, the applicant intends to buffer the rear yards of the neighbouring lots by placing the order boxes facing away from the residential lots, and by adding both landscaping features and an acoustical fence (see Appendix G). It can be expected that this element of the project will be a topic of discussion at the Public Hearing. iii) Off-Street Parking And Loading Bylaw: The applicant is proposing 19 parking stalls, including 2 accessible stalls and 1 small car stall; above the minimum requirement of 9 stalls. The applicant is proposing 1 loading space in the north-west corner of the site. The loading area is to receive deliveries by push cart from the larger delivery vehicles, as the layout of the loading bay will not allow these vehicles adequate access. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxation: Maple Ridge Zoning Bylaw No. 3510 -1985, Section 702, Community Commercial, 8) Other Regulations, c):  An accessory off-street parking use shall, on a lot not exceeding 2,780 m², be sited to the rear of a building. The variance to the off-street parking use, to be sited to the side of a building, is supported as site circulation and drive-through challenges are better accommodated with the current lot configuration. The requested variances to the C-2 (Community Commercial) zone will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community in accordance with the following key development permit guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. - 5 - 4. Respect the need for private areas in mixed use development and adjacent residential areas. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. A separate Development Permit Application report with more details will be forwarded to Council at a later date. vi) Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed Tim Hortons building design and the landscaping plans at a meeting held December 13, 2016. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution that:  Provide hard surface markings from building rear loading area to garbage area.  Consider increasing the width of the awnings for greater protection.  Provide pavers to enhance hard surfacing in central parking lot area.  Consider stone treatment accents for garbage enclosure to mirror finishing of building.  Confirm grass boulevard and sidewalk connection to building main entrance is within project scope.  Consider enhanced concrete finishing / decorative paving to front of building apron.  Consider enhanced hard surface treatment to main access driveway.  Consider an architectural stone base feature element to bottom of pylon sign, and add address and building number.  Provide improvement to south elevation to mimic north elevation treatments, finishes and details.  Consider additional glazing for seating area on south east of building.  Ensure adequate soil volume for on site trees.  Ensure one year maintenance period for cedar trees behind sound wall.  Consider additional screening for rear of building and loading area for full west elevation.  Enclose rooftop mechanical units. Most of the ADP recommendations have been addressed and are reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting was held at St. Georges Church, 23500 Dewdney Trunk Road on January 5, 2017. Seventeen people attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points:  Neighbour to the west concerned about the potential noise.  Neighbour to the south concerned about the amount of garbage that is currently being thrown in her yard due to the Starbucks and Subway restaurant located across the street on Dewdney Trunk Road. - 6 - The following are provided in response to the issues raised by the public:  Acoustic fencing is being installed on the property, as well as a landscape buffer including hedges on the property boundary between the residents to the west and the drive-through order speaker.  The developer has assured that Tim Hortons garbage disposal areas are emptied multiple times per day. 4) Environmental Implications: A Stage 2 Site Investigation, prepared by TRI Environmental Consulting Ltd., was provided as part of the development application. Research on historical uses, field observations and results from the report indicate that no further investigation is warranted, as concentrations of analyzed substances are within the acceptable limits. 5) Agricultural Impact: An Agricultural Impact Assessment, prepared by Zbeetnoff Agro-Environmental Inc., was provided as part of the development application. The report indicates that the three Agricultural designated parcels adjacent to the development site are currently wooded or built up, vacant, contain no animals, and are not being used for farming. It was determined that there are no impacts to existing agricultural uses. It was also determined that potential constraints created by the proposed Tim Horton’s development on future potential agricultural expansion and growth are considered insignificant. 6) Traffic Impact: A Traffic Study, prepared by Bunt & Associates Engineering Ltd., was provided as part of the development application. Findings of the report indicate that some measures should be taken to mitigate the impacts to the intersection of 240 Street and Dewdney Trunk Road, to include signal timing and permissive northbound and southbound left turn phasing. The report also speaks to drive-through queue length during peak and non-peak times, and has indicated that the proposed development will accommodate a 17 vehicle queue length. It is anticipated that the proposed Tim Hortons development will alleviate some of the drive-through pressure from the Tim Hortons restaurant located 2 kilometres to the west, at 22987 Dewdney Trunk Road. 7) Interdepartmental Implications: i) Engineering Department: Access to the development site is limited to 240 Street, which is classified as an Arterial road. Left turns from the site, heading northbound, will be problematic and not permitted as traffic builds in the general area. To help off-set this issue, a temporary access and egress will be located at the southernmost location of the subject property, until such time that a future Statutory Right-of-Way will allow traffic flows between neighbouring commercial lands (see Appendix G). As the property directly south is currently under development application, the Engineering Department has been working with both projects to develop a long-term singular access for the three commercial properties on the west side of 240 Street (including the liquor store at 240 Street and Dewdney Trunk Road). The full access and egress for the three properties, once fully developed, will be located at the adjacent southern property, at which time the temporary access to the subject property will be reduced to right-in right-out only. Limiting the full access and egress to one location - 7 - and providing a Statutory Right-of Way across the three commercial properties will result in optimal traffic flow for 240 Street. A Rezoning Servicing Agreement will be required to provide for deficient services, including: concrete curb and gutter upgrades, boulevard upgrades, sanitary service connection, concrete sidewalk replacement, storm service connection, street lighting, street trees, upgraded water service connection, road dedication, a Statutory Right-of-Way, underground wiring to the property; as well as any servicing related works associated with intersection modifications. CONCLUSION: The subject application will permit construction of one commercial building with a drive-through. There were challenges in determining the most appropriate location for the siting of the building, based on site circulation and drive-through queueing demands; therefore, the applicant will be seeking a site specific text amendment to the C-2 (Community Commercial) zone, in order to allow the building to be sited along the northern property line. Mitigation measures will be provided to reduce the potential noise and lighting concerns, in the form of landscaping and acoustical fencing. Access and egress have also been at the forefront of discussion, with a temporary access granted for the subject property in the southeast corner; until such time that the property to the south develops, which will then provide access and egress for the three commercial properties along 240 Street. It is recommended that second reading be given to Zone Amending Bylaw No. 7229-2016, and that application 2016-039-RZ be forwarded to Public Hearing. “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 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. 7229-2016 Appendix D – Site Plan Appendix E – Elevation Plans Appendix F – Landscape Plan Appendix G – Proposed Site Plan, Southern Application 2016-191-RZ City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Mar 22, 2016 FILE: 2016-039-RZ BY: PC PLANNING DEPARTMENT9 ST.119 AVE.240 ST.LANEAAVE. 119B AVE.239 ST.DEW 11966 11948 2393811875 23 9 9 4239 9211939 11968 2398223881238802389211951 2386011942 24022239811196023925 238952394311918 24054239832389811930 23996 11924 118932399723932239572389423942239202396211972 12040 11922/54 11861 23998 11913 240722386723952239722399523880118772387911954 11907 239712390823891239701193623899 23988118881186911857 11901 11903 2395623922239252400924036SUBJECT PROPERTY DEWDNEY TRUNK RD ´ Scale: 1:2,000 11951 240 STREET APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Mar 22, 2016 FILE: 2016-039-RZ BY: PC PLANNING DEPARTMENT9 ST.119 AVE.240 ST.LANEAAVE. 119B AVE.239 ST.DEW 11966 11948 2393811875 23 9 9 4239 9211939 11968 2398223881238802389211951 2386011942 24022239811196023925 238952394311918 24054239832389811930 23996 11924 118932399723932239572389423942239202396211972 12040 11922/54 11861 23998 11913 240722386723952239722399523880118772387911954 11907 239712390823891239701193623899 23988118881186911857 11901 11903 2395623922239252400924036SUBJECT PROPERTY DEWDNEY TRUNK RD ´ Scale: 1:2,000 11951 240 STREET Aerial Imagery from the Spring of 2015 APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7229-2016 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. 7229-2016." 2.That parcel or tract of land and premises known and described as: South Half Lot “B” Section 16 Township 12 New Westminster District Plan 7528 and outlined in heavy black line on Map No. 1668 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 3.That PART 7 COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL: C-2 8 (e) OTHER REGULATIONS is amended by the addition of the following in correct numerical order: iii) the stipulations for item i) above are hereby waived for property located at South Half Lot “B” Section 16 Township 12 New Westminster District Plan 7528 4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of April, 2016. 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 238132388911875 2393211930 1193623925 23927239552395723996 2396923988238402386723880239202 3 9 9 2 239562398311913 11968 240222403624009241142386023880238792389511948 23998 2398211951 12040 24054239432399711852 24079/2408523831238432385511942 11960 11966 11918 11861 11869 11922/5423830 238852390811849 1190323899 1197223942 2392223925239622397223995239812398111853 11877 11888 24072238642389423892238912389823939239382399 4 11893 119072388223881 11857 1195423952 11924 239702397111901 11939 240 ST.239 ST.LANEDEWDNEY TRUNK RD. 119A AVE. 119 AVE. 119B AVE.239 ST.LMP 1144 P 1676 2 LMS23153 7 22 LMP 1805138 35 Rem 21 LMP 33117 LMP 7 2 LMP 18051 Rem 5 15 23 LMP 1805128 10 11 27 32 14 39 of B 43 LMP 14766P 7893 P 20898 LMP 30402 LMP 806 W 1/2 3 6 5 P 1676of 1 40 37 of B P 88032 Pcl P 7893 6 P 765365 3 2 4 13 LMP 18051 29 1 5 4 34 P 75286 P 7893 20 11 2 10 1144 4 1 3 A 30 9 26 3 36 P 67082 N1/2 Rem 2 P 259681 8 6 2 Rem 14 24 8 LMP 18051 21 S 1/2P 83677Rem N 1/2 42 37 P 7893 EP 12537P 1973 5 3 4 4 Rem A LMP 1641 1 LMP 180517 7 RP 1388131 6 20 4 S 1/2 P 86310 4 A A 1 LMP 1641 6 2 BCP 4564212 1 2 25 33 P 57747 41 Rem 3 Rem N 1/2 1 3 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: CS-1 (Service Commercial) C-2 (Community Commercial) 7229-20161668 1:2,500 Urban AreaBoundary Urban Area Boundary SCALE: 1:50A5EAST ELEVATION19294875929AT#2AT#15TYP.81TYP.30TYP.17TYP.6TYP.333TYP.3228TYP.20TYP.1615TYP.3505305BT#1W1W2W5DOUBLEGLAZEDDOUBLEGLAZEDDOUBLE GLAZED28TYP.SCALE: 1:50NORTH ELEVATIONA531TYP.30TYP.72556007251728TYP.TYP.295TYP.136TYP.41TYP.30TYP.32TYP.AT#1AT#3AT#484TYP.TYP.3333TYP.3TYP.2TYP.351615TYP.3505305BT#2BT#3W2W2W2W3W4DOUBLEGLAZEDDOUBLEGLAZEDDOUBLEGLAZEDDOUBLEGLAZED28AT#12520TYP.183232UNPROTECTEDOPENING= 3.20m2UNPROTECTEDOPENING= 4.38m2UNPROTECTEDOPENING= 6.51m2UNPROTECTEDOPENING= 4.41m2EXPOSED BUILDINGFACE= 116.62m2L/H =5.0 (3:1 TO 10:1)UNPROTECTEDOPENING PROVIDED(COMBINED)= 18.50m2487123939AREA OFUNPROTECTEDOPENING ALLOWED=18.2m2SPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDRELSPANDREL SPANDRELSPANDRELSPANDRELSPANDRELSPANDREL SPANDREL000T/O CONC. SLAB2800T/O WINDOWS5623 T/O LOW PARAPET6000T/O HIGH PARAPET5280T/O LOWER PARAPET@ SIDINGU/S OF DECK @LOW POINT4760U/S OF CANOPY000T/O CONC. SLAB2800T/O WINDOWS5623 T/O LOW PARAPET6000T/O HIGH PARAPET5280T/O LOWER PARAPET@ SIDINGU/S OF DECK @LOW POINT4760U/S OF CANOPYEXTERIOR ELEVATION NOTESPREFINISHED METAL FLASHING. REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT SIDING TO BE " SAVANNAH WICKER". REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT STONE PANELING. REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT TRIM TO BE "SAVANNAH WICKER" REFER TO EXTERIOR FINISH SCHEDULE.ANODIZED ALUMINUM FRAMES. REFER TO WINDOW SCHEDULE ON SHEET A11.EXPOSED FOUNDATION TO BE PARGED & FREE OF IMPERFECTIONS.WOODEN GARBAGE ENCLOSURE.1067mm (42") HIGH ILLUMINATED SIGN MOUNTED ON FIBER CEMENT STONE. CONFIRM WITH TDL GROUP CORP. FOR SIZE ANDSIGN PACKAGE. REFER TO ELECTRICAL DRAWINGS.1524mm (60") HIGH ILLUMINATED ELLIPSE SIGN MOUNTED ON FIBER CEMENT STONE. CONFIRM WITH TDL GROUP CORP. FOR SIZEAND SIGN PACKAGE. REFER TO ELECTRICAL DRAWINGS.METAL PIPE RAILING. REFER TO DETAIL 2/A8.150mm DIA. METAL BOLLARD FILL W/ CONCRETE C/W BOLLARD COVER. REFER TO DETAIL 5/A8.1DRIVE-THRU WINDOW WITH INSULATED PANEL. REFER TO DRIVE-THRU WINDOW SCHEDULE ON SHEET A11.EXIT ONLY DECAL BY TDL GROUP CORP.OVERFLOW SCUPPER. REFER TO DETAIL 10/A7.CONCRETE SIDEWALK (BY OTHERS). REFER TO SITE PLAN.EXTERIOR RECYCLING UNIT SUPPLIED BY TDL GROUP CORP. & INSTALLED BY G.C.FIBER CEMENT SIDING TO BE "AUTUMN RED". REFER TO EXTERIOR FINISH SCHEDULE.HWT CONCENTRIC VENT TO BE INSTALLED PRIOR TO SIDING. REFER TO DETAIL 11/A7 & MECHANICAL DRAWINGS.LOCATION OF GAS METER. REFER TO MECHANICAL DRAWINGS.FIBER CEMENT TRIM TO BE "AUTUMN RED". REFER TO EXTERIOR FINISH SCHEDULE.N/A LOCATION OF REMOTE SUCTION FOR GREASE INTERCEPTOR. REFER TO MECHANICAL DRAWINGS.N/A BARRIER FREE DOOR OPERATOR SWITCH LOCATION. REFER TO ELECTRICAL DRAWINGS. COORDINATE LOCATION OFAUTOMATIC DOOR OPERATORS WITH SITE PLAN AND TDL GROUP CORP. REFER TO DETAIL 3/A5.CAMP BOX. REFER TO DETAILS ON SHEET A11.N/A PROVIDE & INSTALL THREE (3) "NO-SMOKING WITHIN 7.5m" SIGNAGE AT ENTRIES/EXITS. CONFIRM TYPE, SIZE &COLOUR WITH TDL GROUP CORP. DESIGN MANAGER.150mm METAL BOLLARD FILLED W/ CONCRETE. PAINT FINISH 'BABY CHICK'.N/A.N/A DRIVE-THRU CANOPY. REFER TO MANUFACTURER DRAWINGS, AND COORDINATE WITH DETAILS ON SHEET A6 & A6.1,MECHANICAL DRAWINGS, ELECTRICAL DRAWINGS AND STRUCTURAL DRAWINGS.GOOSENECK LIGHTING. REFER TO ELECTRICAL DRAWINGS.WALL PACK. REFER TO ELECTRICAL DRAWINGS.CORNICE BAND. REFER TO EXTERIOR FINISH SCHEDULE.WAINSCOT CAP. REFER TO EXTERIOR FINISH SCHEDULE & DETAIL 7/A7.2.DECORATIVE BAND BY SIGN COMPANY MOUNTED ON THE WALL. SUPPLIED & INSTALLED BY G.C. REFER TO DECORATIVE BANDSCHEDULE.PREFABRICATED AWNING BY SIGN COMPANY SUPPLIED & INSTALLED BY G.C. REFER TO AWNING SCHEDULE. G.C TO SUPPLYSOLID WOOD BLOCKING AS REQUIRED.EXTERIOR POP FRAME ITEM #201. SUPPLIED BY TDL GROUP AND INSTALLED BY G.C. REFER TO GRAPHIC SCHEDULE ON SHEETA2.1.TPO ROOF MEMBRANE ON BACK OF PARAPET WALLS. REFER TO SPECIFICATIONSP-61234567891011121314151617181920212223242526272829303132333435TIM HORTONS MODEL 2695-13 - 11951 240 Street Maple Ridge, BC - TDL NO 107384, NS 04402LocationProject No.Dwg No.ScaleDrawnDateCheckedDrawing TitleStore TypeDescriptionDRAWINGS REVISED AS PER DESIGN BULLETINNo. DateDescriptionDescriptionREVISIONSNo. DateISSUE TABLENo.(mm/dd/yy)DateALL DIMENSIONS AND CONDITIONS TOBE VERIFIED ON THE SITEJANUARY 2016# 107384Architect© Copyright Reserved. This drawing is owned by or licensed for use by Tim Hortons (or its affiliated orrelated companies) and may not be reproduced, used, downloaded, disseminated, published, or transferred inany form or by any means, except with the prior written consent of Tim Hortons. Copyright infringement is aviolation of federal law subject to criminal and civil penalties.The Contractor is to verify all dimensions and conditions on the project and to report any discrepancies to theTim Hortons Representative prior to commencing the work. These drawings are not to be used for constructionpurposes unless indicated by Tim Hortons as "issued for construction"2695-13 WEST2016-05-1201NPROJECT NORTHISSUED FOR REZONING &DEVELOPMENT PERMITRESTAURANT #107384, NS.0440211951 240 STREETMAPLE RIDGE, B.C.Projecttel: 604-298-3700 fax: 604-298-6081V5C 3V6 E-MAIL: pjlovick@pjlovick.comBURNABY, BRITISH COLUMBIA3707 1st AVENUEArchitectural SealAS NOTEDA5.1PSJREXTERIORELEVATIONSGENERAL NOTES1. REFER TO EXTERIOR FINISH SCHEDULE FORCAULKING COLOUR.SECTION NUMBERDRAWING SHEET NUMBERBUILDING SECTION NUMBERDRAWING SHEET NUMBERNOTE REFERENCEREFER TO ELEVATION NOTES 1A6 4A6AWNING/ BAND TYPEAT#SYMBOL LEGEND1AWNING SCHEDULETYPESIZE QUANTITY2139mm x 914mmAWNING TYPE #11AWNING TYPE #23665mm x 914mm31AWNING TYPE #33062mm x 914mm1AWNING TYPE #4 4262mm x 914mmDECORATIVE BANDSTYPELENGTH QUANTITYBAND TYPE #21BAND TYPE #16396mm x 305mm6816mm x 305mmNOTE:1. REFER TO SPECIFICATIONS ON SHEET A12.3 FOR APPROVEDSUPPLIERS LIST.1BAND TYPE #315166mm x 305mmBAND TYPE #4 15175mm x 305mmEXTERIOR FINISH SCHEDULEPRODUCTMANUF.TYPE & COLOURPREFORMEDMETAL FLASHINGANODIZED ALUMINUMALUMICOR LIMITED ALUMINUM FINISH: CLASS 1, CLEAR ANODIZED .0007 ANODIZING BY ALUMICOR.CAULKING BETWEEN WINDOW FRAME & FIBER CEMENT STONE.COLOR: ANODIZED ALUMINUM (TREMCO DYMONIC)FIBER CEMENT SIDINGALLURASMOOTH LAP, H - 209mm, L - 3657mm, THICKNESS - 8mmCOLOUR: SAVANNA WICKER #059, & AUTUMN RED #615FRANKLIN INTERNATIONAL CAULKING # 45671NOTE: TOUCH-UP PAINT KIT TO BE PURCHASED THROUGH HJCCFIBER CEMENT TRIMALLURASMOOTH TRIM, W - 114mm, L - 3657mm, THICKNESS - 25mmCOLOUR: SAVANNA WICKER #059, & AUTUMN RED #615FRANKLIN INTERNATIONAL CAULKING # 45671NOTE: TOUCH-UP PAINT KIT TO BE PURCHASED THROUGH HJCCFIRESTONECORNICE BANDCANAMOULDCORNICE BAND: STB 001BENJAMIN MOORE #2121-10 'GRAY'. KP29 SEMI-GLOSS FINISHFLASHING AT PARAPETS : COLOUR TO MATCH: 'CHARCOAL GRAY'. FLASHING AT FOUNDATION: COLOUR: 'SANDSTONE SR'. ALL FLASHING ATWINDOWS IS TO BE CLEAR ANODIZED.BORALLEDGE STONE - TERRA ROSAH-203mm, L-914mm, THICKNESS - 38mmFRANKLIN INTERNATIONAL CAULKING #43671BORALWAINSCOT CAP H-56mm, 914mm,THICKNESS -76mmBORALELECTRICAL STONE BOX VENEERH-203mm, L-254mm, THICKNESS-45mmVERSETTA STONE(FIBER CEMENT STONEVENEER)VERSETTA LIGHT BOXVERSETTAWAINSCOT CAPNOTE:1. REFER TO SPECIFICATIONS ON SHEET A12.3 FOR APPROVED SUPPLIERS LIST.APPENDIX E SCALE: 1:50WEST ELEVATIONA526TYP.2TYP.25251929TYP.113515TYP.4TYP.142830TYP.476010325UNPROTECTEDOPENING= 3.29m2EXPOSED BUILDING FACE= 49.14m2L/H = 2.16 (LESS THAN 3:1)UNPROTECTEDOPENING PROVIDED =3.29m2AREA OFUNPROTECTEDOPENING ALLOWED=UNLIMITED m2SCALE: 1:50SOUTH ELEVATIONA541TYP.30TYP.5TYP.17TYP.6TYP.3TYP.2TYP.29TYP.34TYP.3220TYP.4TYP.4TYP.231211935TYP.5TYP.311015TYP.EQ.EQ.2800305BT#4W2W6DOUBLEGLAZEDDOUBLEGLAZED72528000T/O CONC. SLAB2800T/O WINDOWS5623 T/O LOW PARAPET6000T/O HIGH PARAPET5280T/O LOWER PARAPET@ SIDINGU/S OF DECK @LOW POINT4760U/S OF CANOPY000T/O CONC. SLAB2800T/O WINDOWS5623 T/O LOW PARAPET6000T/O HIGH PARAPET5280 T/O LOWER PARAPET@ SIDINGU/S OF DECK @LOW POINT4760U/S OF CANOPYL1050NOTE:1. PUSH BUTTON JUNCTION BOXTO BE RECESSED INSIDE THEVERSETTA STONE.2. REFER TO A11-HARDWARESCHEDULE FOR PUSH BUTTONMODEL.3. G.C. TO ORDER OPERATORAND BUTTONS THROUGH THETDL PROJECT MANAGER. G.C. TOINSTALL USING HORTONAUTOMATICS APPROVEDINSTALLER.CEQ.CEQ.LTIM HORTONS MODEL 2695-13 - 11951 240 Street Maple Ridge, BC - TDL NO 107384, NS 04402LocationProject No.Dwg No.ScaleDrawnDateCheckedDrawing TitleStore TypeDescriptionDRAWINGS REVISED AS PER DESIGN BULLETINNo. DateDescriptionDescriptionREVISIONSNo. DateISSUE TABLENo.(mm/dd/yy)DateALL DIMENSIONS AND CONDITIONS TOBE VERIFIED ON THE SITEJANUARY 2016# 107384Architect© Copyright Reserved. This drawing is owned by or licensed for use by Tim Hortons (or its affiliated orrelated companies) and may not be reproduced, used, downloaded, disseminated, published, or transferred inany form or by any means, except with the prior written consent of Tim Hortons. Copyright infringement is aviolation of federal law subject to criminal and civil penalties.The Contractor is to verify all dimensions and conditions on the project and to report any discrepancies to theTim Hortons Representative prior to commencing the work. These drawings are not to be used for constructionpurposes unless indicated by Tim Hortons as "issued for construction"2695-13 WEST2016-05-1201NPROJECT NORTHISSUED FOR REZONING &DEVELOPMENT PERMITRESTAURANT #107384, NS.0440211951 240 STREETMAPLE RIDGE, B.C.Projecttel: 604-298-3700 fax: 604-298-6081V5C 3V6 E-MAIL: pjlovick@pjlovick.comBURNABY, BRITISH COLUMBIA3707 1st AVENUEArchitectural SealAS NOTEDA5.0PSJREXTERIORELEVATIONSEXTERIOR ELEVATION NOTESPREFINISHED METAL FLASHING. REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT SIDING TO BE " SAVANNAH WICKER". REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT STONE PANELING. REFER TO EXTERIOR FINISH SCHEDULE.FIBER CEMENT TRIM TO BE "SAVANNAH WICKER" REFER TO EXTERIOR FINISH SCHEDULE.ANODIZED ALUMINUM FRAMES. REFER TO WINDOW SCHEDULE ON SHEET A11.EXPOSED FOUNDATION TO BE PARGED & FREE OF IMPERFECTIONS.WOODEN GARBAGE ENCLOSURE.1067mm (42") HIGH ILLUMINATED SIGN MOUNTED ON FIBER CEMENT STONE. CONFIRM WITH TDL GROUP CORP. FOR SIZE ANDSIGN PACKAGE. REFER TO ELECTRICAL DRAWINGS.1524mm (60") HIGH ILLUMINATED ELLIPSE SIGN MOUNTED ON FIBER CEMENT STONE. CONFIRM WITH TDL GROUP CORP. FOR SIZEAND SIGN PACKAGE. REFER TO ELECTRICAL DRAWINGS.METAL PIPE RAILING. REFER TO DETAIL 2/A8.150mm DIA. METAL BOLLARD FILL W/ CONCRETE C/W BOLLARD COVER. REFER TO DETAIL 5/A8.1DRIVE-THRU WINDOW WITH INSULATED PANEL. REFER TO DRIVE-THRU WINDOW SCHEDULE ON SHEET A11.EXIT ONLY DECAL BY TDL GROUP CORP.OVERFLOW SCUPPER. REFER TO DETAIL 10/A7.CONCRETE SIDEWALK (BY OTHERS). REFER TO SITE PLAN.EXTERIOR RECYCLING UNIT SUPPLIED BY TDL GROUP CORP. & INSTALLED BY G.C.FIBER CEMENT SIDING TO BE "AUTUMN RED". REFER TO EXTERIOR FINISH SCHEDULE.HWT CONCENTRIC VENT TO BE INSTALLED PRIOR TO SIDING. REFER TO DETAIL 11/A7 & MECHANICAL DRAWINGS.LOCATION OF GAS METER. REFER TO MECHANICAL DRAWINGS.FIBER CEMENT TRIM TO BE "AUTUMN RED". REFER TO EXTERIOR FINISH SCHEDULE.N/A LOCATION OF REMOTE SUCTION FOR GREASE INTERCEPTOR. REFER TO MECHANICAL DRAWINGS.N/A BARRIER FREE DOOR OPERATOR SWITCH LOCATION. REFER TO ELECTRICAL DRAWINGS. COORDINATE LOCATION OFAUTOMATIC DOOR OPERATORS WITH SITE PLAN AND TDL GROUP CORP. REFER TO DETAIL 3/A5.CAMP BOX. REFER TO DETAILS ON SHEET A11.N/A PROVIDE & INSTALL THREE (3) "NO-SMOKING WITHIN 7.5m" SIGNAGE AT ENTRIES/EXITS. CONFIRM TYPE, SIZE &COLOUR WITH TDL GROUP CORP. DESIGN MANAGER.150mm METAL BOLLARD FILLED W/ CONCRETE. PAINT FINISH 'BABY CHICK'.N/A.N/A DRIVE-THRU CANOPY. REFER TO MANUFACTURER DRAWINGS, AND COORDINATE WITH DETAILS ON SHEET A6 & A6.1,MECHANICAL DRAWINGS, ELECTRICAL DRAWINGS AND STRUCTURAL DRAWINGS.GOOSENECK LIGHTING. REFER TO ELECTRICAL DRAWINGS.WALL PACK. REFER TO ELECTRICAL DRAWINGS.CORNICE BAND. REFER TO EXTERIOR FINISH SCHEDULE.WAINSCOT CAP. REFER TO EXTERIOR FINISH SCHEDULE & DETAIL 7/A7.2.DECORATIVE BAND BY SIGN COMPANY MOUNTED ON THE WALL. SUPPLIED & INSTALLED BY G.C. REFER TO DECORATIVE BANDSCHEDULE.PREFABRICATED AWNING BY SIGN COMPANY SUPPLIED & INSTALLED BY G.C. REFER TO AWNING SCHEDULE. G.C TO SUPPLYSOLID WOOD BLOCKING AS REQUIRED.EXTERIOR POP FRAME ITEM #201. SUPPLIED BY TDL GROUP AND INSTALLED BY G.C. REFER TO GRAPHIC SCHEDULE ON SHEETA2.1.TPO ROOF MEMBRANE ON BACK OF PARAPET WALLS. REFER TO SPECIFICATIONSP-61234567891011121314151617181920212223242526272829303132333435GENERAL NOTES1. REFER TO EXTERIOR FINISH SCHEDULE FORCAULKING COLOUR.SECTION NUMBERDRAWING SHEET NUMBERBUILDING SECTION NUMBERDRAWING SHEET NUMBERNOTE REFERENCEREFER TO ELEVATION NOTES 1A6 4A6AWNING/ BAND TYPEAT#SYMBOL LEGEND1ELEVATION @ DOOR OPERATOR (TYP.)A55SCALE: 1:20AWNING SCHEDULETYPESIZE QUANTITY2139mm x 914mmAWNING TYPE #11AWNING TYPE #23665mm x 914mm31AWNING TYPE #33062mm x 914mm1AWNING TYPE #4 4262mm x 914mmDECORATIVE BANDSTYPELENGTH QUANTITYBAND TYPE #21BAND TYPE #16396mm x 305mm6816mm x 305mmNOTE:1. REFER TO SPECIFICATIONS ON SHEET A12.3 FOR APPROVEDSUPPLIERS LIST.1BAND TYPE #315166mm x 305mmBAND TYPE #4 15175mm x 305mmEXTERIOR FINISH SCHEDULEPRODUCTMANUF.TYPE & COLOURPREFORMEDMETAL FLASHINGANODIZED ALUMINUMALUMICOR LIMITED ALUMINUM FINISH: CLASS 1, CLEAR ANODIZED .0007 ANODIZING BY ALUMICOR.CAULKING BETWEEN WINDOW FRAME & FIBER CEMENT STONE.COLOR: ANODIZED ALUMINUM (TREMCO DYMONIC)FIBER CEMENT SIDINGALLURASMOOTH LAP, H - 209mm, L - 3657mm, THICKNESS - 8mmCOLOUR: SAVANNA WICKER #059, & AUTUMN RED #615FRANKLIN INTERNATIONAL CAULKING # 45671NOTE: TOUCH-UP PAINT KIT TO BE PURCHASED THROUGH HJCCFIBER CEMENT TRIMALLURA SMOOTH TRIM, W - 114mm, L - 3657mm, THICKNESS - 25mmCOLOUR: SAVANNA WICKER #059, & AUTUMN RED #615FRANKLIN INTERNATIONAL CAULKING # 45671NOTE: TOUCH-UP PAINT KIT TO BE PURCHASED THROUGH HJCCFIRESTONECORNICE BAND CANAMOULDCORNICE BAND: STB 001BENJAMIN MOORE #2121-10 'GRAY'. KP29 SEMI-GLOSS FINISHFLASHING AT PARAPETS : COLOUR TO MATCH: 'CHARCOAL GRAY'. FLASHING AT FOUNDATION: COLOUR: 'SANDSTONE SR'. ALL FLASHING ATWINDOWS IS TO BE CLEAR ANODIZED.BORALLEDGE STONE - TERRA ROSAH-203mm, L-914mm, THICKNESS - 38mmFRANKLIN INTERNATIONAL CAULKING #43671BORALWAINSCOT CAP H-56mm, 914mm,THICKNESS -76mmBORALELECTRICAL STONE BOX VENEERH-203mm, L-254mm, THICKNESS-45mmVERSETTA STONE(FIBER CEMENT STONEVENEER)VERSETTA LIGHT BOXVERSETTAWAINSCOT CAPNOTE:1. REFER TO SPECIFICATIONS ON SHEET A12.3 FOR APPROVED SUPPLIERS LIST. 3000.000BIKE RACK,CORA EXPO 3606,COLOUR BLACKCOLOURED & STAMPED CONCRETE SIDEWALKCOLOURED & STAMPED FAGUS SYLVATICACEDAR HEDGING TO BUFFERACOUSTIC ATTENUATION FENCE,REF. ARCH. DRAWINGSHEDGING TO SCREEN GARBAGECEDAR HEDGING TO BUFFERRESIDENTIAL NEIGHBOURSRECYCLING UNITSON 600X600MMHYDRAPRESSED SLABSNATURAL COLOURTHUJA OCCIDENALIS 'SMARAGD'HEDGING FOR LIGHT ANDSOUND BUFFERJOG IN FENCE TO ACCOMDATETREE ROOTBALLVINES TO SCREEN FENCELIRIODENDRON TULIPIFERATHUJA PLICATA 'EXCELSA'²² CONCRETE SIDEWALKCOLOURED & STAMPEDCONCRETECOLOURED & STAMPEDCONCRETECORA EXPO BIKE RACK '3606'PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULEKEY QTYNOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PERCNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINERMEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BYLANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTENAPPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BEREJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPESTANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPESTANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERYPMG PROJECT NUMBER: 16010TREE7 ACER RUBRUM 'RED ROCKET' RED ROCKET MAPLE 6CM CAL; 2M STD; B&B7 FAGUS SYLVATICA EUROPEAN BEECH 6CM CAL; 1.8M STD; B&B5 LIRIODENDRON TULIPIFERA TULIP TREE 6CM CAL; 2M STD; B&B1 THUJA PLICATA 'EXCELSA' WESTERN RED CEDAR 2.5M HT; B&BSHRUB171 AZALEA JAPONICA 'HINO CRIMSON' AZALEA; SINGLE DEEP CRIMSON #3 POT; 40CM49 CORNUS SERICEA 'KELSEYI' DWARF KELSEY DOGWOOD #3 POT; 80CM43 EUONYMUS ALATA 'COMPACTUS' COMPACT WINGED BURNING BUSH #2 POT; 30CM 48 ILEX CRENATA 'CONVEXA' JAPANESE HOLLY #3 POT; 50CM42 PRUNUS LAUROCERASUS 'OTTO LUYKEN' OTTO LUYKEN LAUREL #2 POT; 30CM 115 THUJA OCCIDENTALIS 'SMARAGD' EMERALD GREEN CEDAR 1.5M HT. B&BGRASS503 HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS #1 POT81 IMPERATA CYLINDRICA 'RED BARON' BLOOD GRASS #1 POT121 PENNISETUM ALOPECUROIDES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POTVINE15 PARTHENOCISSUS TRICUSPIDATA 'VEITCHII' BOSTON IVY #3 POT; 75CM; STAKEDPERENNIAL6 RUDBECKIA FULGIDA VAR SULLIVANTII `GOLDSTURM'RUDBECKIA #1 POTCHK'D:16010-5.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:16-010OF 1DRAWING TITLE:MAPLE RIDGETIM HORTONSPROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.240TH ST & DEWDNEY TRUNKSEAL: Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022Suite C100 - 4185 Still Creek Drive1 16.JAN.27CONCEPT DESIGNCLG2 16.MAY.09NEW SITE PLANDO3 16.JUL.15 REVISED PER CITY COMMENTSDO4 16.NOV.15NEW SITE PLANYR5 16.DEC.20 NEW SITE PLAN & COMMENTSYRLANDSCAPEPLANL116.JAN.271:150CLGCLGMCYAPPENDIX F APPENDIX G City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2014-019-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 24815 Dewdney Trunk Road EXECUTIVE SUMMARY: Development Variance Permit application 2014-019-DVP has been received in conjunction with a rezoning and development permit application to rezone the subject property, located at 24815 Dewdney Trunk Road, from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of two commercial buildings with six ground level commercial units and two residential units on a second floor. The requested variances are to: 1.Reduce the minimum rear lot line setback from 6.0 m (19.6 ft.) to 1.6 m (5.2 ft.); 2.Reduce the minimum exterior side lot line setback from 3.0 m (9.8 ft.) to 1.8 m (5.9 ft.); 3.Increase the maximum building height of Building 1 from 7.5 m (24.6 ft.) to 8.2 m (26.9 ft.); and 4.Increase the maximum building height of Building 2 from 7.5 m (24.6 ft.) to 10.4 m (34.1 ft.). Council will be considering final reading for rezoning application 2014-019-RZ on January 24, 2017. It is recommended that Development Variance Permit 2014-019-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014-019-DVP respecting property located at 24815 Dewdney Trunk Road. DISCUSSION: a)Background Context Applicant: Rudy Di Giovanni Legal Description: Lot 22 Section 23 Township 12 New Westminster District Plan 15267 OCP: Existing: Commercial (Neighbourhood) Proposed: Commercial - with the creation of a new Village Commercial category Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: C-2 (Community Commercial) 1104 - 2 - Surrounding Uses: North: Use: Office (Albion FC) Zone: CS-1 (Service Commercial) Designation: Commercial South: Use: Single-Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Estate Suburban Residential East: Use: Single-Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Estate Suburban Residential West: Use: High School (Garibaldi Secondary) Zone: P-1 (Park and School) Designation: Institutional Existing Use of Property: Vacant Proposed Use of Property: Commercial Site Area: 1,950 m² (20,990 ft²) Access: 248 Street; Dewdney Trunk Road Servicing: Urban Standard b)Project Description: The current application proposes to rezone the subject property, located at 24815 Dewdney Trunk Road (see Appendices A & B), from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of two commercial buildings with six commercial units and two residential units above (see Appendix C). The adjacent property located to the east, at 24837 Dewdney Trunk Road, is currently under application for subdivision, application 2014-019-SD, to consolidate approximately 130 m² (1,399 ft²) of the western property boundary with the subject property. The portion of property to be consolidated will be added to the subject property’s eastern boundary and will be included in the rezoning application proposal from RS-1 (One Family Urban Residential) to C-2 (Community Commercial). The remaining portion of 24837 Dewdney Trunk Road will retain the existing house and keep its Official Community Plan (OCP) designation of Estate Suburban Residential, as well, the existing zoning of RS-1 (One Family Urban Residential). At a later date, the owner intends to rezone the lot north of the subject properties, located at 12040 248 Street, from CS-1 (Service Commercial) to C-2 (Community Commercial) for a future development. This application initially included both properties, located at 12040 248 Street and 24815 Dewdney Trunk Road, to be rezoned at first reading; however, now only the southern subject property, located at 24815 Dewdney Trunk Road and 130m² (1,399 ft²) of 24837 Dewdney Trunk Road is proposed to be rezoned to C-2 (Community Commercial) at this time. It is the applicant’s intention to assess the needs of the surrounding area with the current application and then develop the northern lot based on future needs. The OCP amendment to add a proposed Village Commercial designation - 3 - however, will establish a new Village Commercial node that will include both 24815 Dewdney Trunk Road and 12040 248 Street. c)Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances and rationale for support are described below: Zoning Bylaw No. 3510 -1985, Part 7, Section 702, Community Commercial, 6) Size of Buildings and Structures, a): To increase the maximum building height for Building 1 from 7.5 m (24.6 ft.) to 8.2 m (26.9 ft.); and To increase the maximum building height for Building 2 from 7.5 m (24.6 ft.) to 10.4 m (34.1 ft.). The increase in height is supportable to allow aesthetics and character to be accentuated through the roof lines and chimney design; as well, there are two proposed residential units above on the second floor. Zoning Bylaw No. 3510-1985, Part 7, Section 702, Community Commercial, 7) Siting, b) To reduce the minimum rear lot line from 6.0 m (19.6 ft.) to 1.6 m (5.2 ft.). Zoning Bylaw No. 3510-1985, Part 7, Section 702, Community Commercial, 7) Siting, d) To reduce the minimum exterior side lot line from 3.0 m (9.8 ft.) to 1.8 m (5.9 ft.). The reduction in rear lot line and exterior lot line setbacks is supportable in order to allow Building 2 to be sited closer to the road, creating a greater street presence. This will also allow parking to be situated towards the interior and rear of the development. d)Citizen/Customer 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. - 4 - CONCLUSION: The proposed variance to an increase in height is supported as it allows the buildings to develop with an element of character through accentuated roof lines; as well, there are two proposed residential units on the second floor. The proposed variance to decrease the rear lot line and exterior lot line setbacks allows for Building 2 to be closer to Dewdney Trunk Road, further creating a greater street presence, while allowing parking to be located internally. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2014-019-DVP. “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 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 – Site Map indicating exterior lot line and rear lot line variances Appendix D – Elevations City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 14, 2015 FILE: 2014-019-DP BY: PC CITY OF MAPLE RIDGE PLANNING DEPARTMENT 249102486511 821195511981248811195 24916249102489624849248502383411 9 3 12485224750 11965 12082 2211894 2489512104 248482484011961 2489311 9 4 32486012076 1 2 0 8 5 248252487312067 12071 224907248832482111945 11953 11926 11 940 2481312062 24835212072 1 2 0 7 5 24861248602488812 0 6 8 2488312040 2488422487311916 11937 2480811929 24837248372490724796248722487021191924851 24820119542478911966 2487711975120822492024120982481524865 11888 ORD ST.SMITH AVE.249 ST.248 ST.24 8 A S T .248 ST.119 AVE. SUBJECT PROPERTY ´ Scale: 1:2,000 24815 DEWDNEY TRUNK ROAD DEWDNEY TRUNK RD APPENDIX A City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 14, 2015 FILE: 2014-019-VP BY: PC CITY OF MAPLE RIDGE PLANNING DEPARTMENT 249102486511 821195511981248811195 24916249102489624849248502383411 9 3 12485224750 11965 12082 2211894 2489512104 248482484011961 2489311 9 4 32486012076 1 2 0 8 5 248252487312067 12071 224907248832482111945 11953 11926 11 940 2481312062 24835212072 1 2 0 7 5 24861248602488812 0 6 8 2488312040 2488422487311916 11937 2480811929 24837248372490724796248722487021191924851 24820119542478911966 2487711975120822492024120982481524865 11888 ORD ST.SMITH AVE.249 ST.248 ST.24 8 A S T .248 ST.119 AVE. SUBJECT PROPERTY District of Maple Ridge´ Scale: 1:2,000 24815 DEWDNEY TRUNK ROAD DEWDNEY TRUNK RD APPENDIX B Exterior side lot line variance from 3.0 m to 1.8 mRear lot line variance from 6.0 to 1.6 mAPPENDIX C 'ZKhE&>KKZϭϬϬΖͲϬΗ>KtZZKK&ϭϭϴΖͲϬΗhWWZZKK&ϭϮϲΖͲϬΗ&>dZKK&ϭϭϮΖͲϬΗϴ͗ϭϮϴ͗ϭϮϴ͗ϭϮϳ͘ϱϬŵϮϰΖͲϳϵͬϯϮΗϴ͘ϮϯŵϮϳΖͲϬϭͬϯϮΗ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Ϯ ĂƚĞϮ ZĞǀŝƐŝŽŶϮHeight Variance - Building 1 : From 7.5 m to 8.2 mAPPENDIX D 'ZKhE&>KKZϮϵϱΖͲϲΗ>s>KEϭϭϮΖͲϯϭϭͬϯϮΗZKK&ϯϮϵΖͲϵΗDy,/',dϯϮϬΖͲϭϵͬϯϮΗϴΖͲϬΗϴΖͲϬΗϭϯΖͲϬϭϱͬϭϲΗϭϬ͗ϭϮϭϬ͗ϭϮϭϮ͗ϭϮϭϮ͗ϭϮϭϬ͗ϭϮϭϬ͗ϭϮϭϮ͗ϭϮϭϮ͗ϭϮϳΖͲϲΗϮΖͲϬΗϬ͘ϲϭŵϯϰΖͲϯΗϭϬ͘ϰϰŵϮϰΖͲϳϭͬϰΗϳ͘ϱϬŵ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Ϯ ĂƚĞϮ ZĞǀŝƐŝŽŶϮHeight Variance - Building 2 : From 7.5 m to 10.4 m City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2014-019-DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 24815 & 24837 Dewdney Trunk Road EXECUTIVE SUMMARY: A Commercial Development Permit application has been received in conjunction with a rezoning and subdivision application, variance permit and Official Community Plan amendment. The Commercial Development Permit application is to permit the construction of two commercial buildings consisting of six ground level commercial units and two residential units in the C-2 (Community Commercial) zone. This application is subject to the Commercial Development Permit Guidelines, as outlined in the Official Community Plan (OCP). The following dates outline Council’s consideration of the application and Bylaws No. 7070-2014 7086-2014, and 7171-2015: First reading for Zone Amending Bylaw No. 7070-2014 and first reading for Official Community Plan Amending Bylaw No. 7086-2014 was granted on May 27, 2014; Second reading for Zone Amending Bylaw No. 7070-2014 and second reading for Official Community Plan Amending Bylaw No. 7086-2014 was granted July 28, 2015; The addition of the western 130.14 m² (1,399 ft²) portion of 24837 Dewdney Trunk Road (see Appendix F) required that second reading to Zone Amending Bylaw No. 7070-2014 be rescinded and amended. Second reading to rezone the subject properties from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) was granted for the amended Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaw No. 7086-2014 on September 29, 2015. First and second reading for Official Community Plan Amending Bylaw No. 7171-2015 was granted for the western portion of 24837 Dewdney Trunk Road from Estate Suburban to Commercial on September 29, 2015. Public Hearing was held on October 20, 2015; Third reading was granted on October 27, 2015 for Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaws 7086-2014 and 7171-2015; and First extension was granted October 25, 2016 for Zone Amending Bylaw No. 7070-2014 and Official Community Plan Amending Bylaws 7086-2014 and 7171-2015. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014-019-DP respecting property located at 24815 Dewdney Trunk Road. 1105 - 2 - DISCUSSION: a) Background Context: Applicant: Rudy Di Giovanni Legal Description: Lot 22 Section 23 Township 12 New Westminster District Plan 15267 Lot 21 Section 23 Township 12 New Westminster District Plan 15267 OCP: Existing: Commercial (Neighbourhood), Estate Suburban Residential Proposed: Commercial - with the creation of a new Village Commercial category Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Office (Albion FC) Zone: CS-1 (Service Commercial) Designation: Commercial South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Estate Suburban Residential East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Estate Suburban Residential West: Use: High School (Garibaldi Secondary) Zone: P-1 (Park and School) Designation: Institutional Existing Use of Property: Vacant Proposed Use of Property: Commercial Site Area – Rezoning: 0.208 ha (0.51 acres) Site Area – OCP: 0.378 ha (0.93 acres) Access: 248 Street; Dewdney Trunk Road Servicing: Urban b) Project Description: Form and Character: The proposed development will contain two commercial buildings with a total of six commercial units on the ground floor and two residential units on the second floor. Proposed Building 1 consists of a single storey structure containing one commercial unit (see Appendix C). The total area of Building 1 is approximately 180 m² (1,936 ft²). Proposed Building 2 consists of five commercial units on the ground floor and two residential units on the second floor, with one being a rental unit. A housing agreement will be put in place to keep the residential unit as rental space only and a Restrictive Covenant will be registered on title to secure parking. The floor space for the commercial component of Building 2 is approximately 473 m² (5,094 ft²); floor space of the two residential units combined is approximately 247 m² (2,656 ft²). Building materials for both structures will consist of hardie board - 3 - painted in the traditional colours of yellow, red, blue and green. A charcoal metal roof will be used for both buildings; goose-neck lighting to accentuate signage; black framed aluminum cased windows; and black metal awnings covering the outer windows. Circulation and Parking: Access to the subject property will be located on the adjacent northern property, located at 12040 248 Street, which will develop as Phase 2 at a later date. A Cross-Access Easement Covenant will be registered on both the subject property and the adjacent northern property at 12040 248 Street. Another access will be provided, restricted to a right-in only, westbound, from Dewdney Trunk Road to the subject property (see Appendix C). The required amount of parking for the development site is 24 stalls, however, 42 stalls are being provided, including 2 for the residential units, 2 small car stalls, 1 for persons with disabilities, and 1 designated as a loading bay. A portion of the property to the north will be used as additional parking, with access to this site provided through the above mentioned Cross-Access Easement Covenant. Pedestrian connectivity is provided throughout the development via raised stamped concrete crossings, internal sidewalks, and various access points from both frontages. Landscaping: Landscaping will occur along the two property frontages of Dewdney Trunk Road and 248 Street. A cedar hedge will be planted and a cedar fence will be installed to separate the neighbouring property along the eastern property boundary. An outdoor patio is proposed for Building 1, along with a cedar pergola (see Appendix E). Outdoor amenity space with landscaping and bench seating will also be provided on the interior portion of the development. c) Planning Analysis: In accordance with the Official Community Plan Section 8.5, a Commercial Development Permit is required for all new commercial development. The guidelines for a Commercial Development Permit as outlined in the OCP are as follows; 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Conflict with adjacent uses and buildings is minimized by the use of landscaping in the form of cedar hedges and cedar fencing. Building 2 is oriented to be west facing and away from the adjacent residential property. A right-in only access from Dewdney Trunk Road will ensure appropriate traffic circulation within the development site. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. Pedestrian connectivity has been achieved by the use of sidewalks throughout the development, along with raised and stamped internal crossings along with several pedestrian entrances and exits. Customer seating is provided internally with the intention of deterring the local students from congregating outside the development. The applicant has requested variances to the rear and exterior lot lines, thereby siting Building 2 closer to Dewdney Trunk Road with the intention of creating a greater street presence. Parking is located internal to the development site. - 4 - 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. A bike rack is provided in a convenient and visible location at the front of the proposed Building 1 to serve cyclists. 4. Respect the need for private areas in mixed use development and adjacent residential areas. A cedar hedge and cedar fence will be provided to separate the subject property and adjacent residential property. The residential units will have their own separate parking stalls. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The building materials will consist of hardie board in the traditional colours of yellow, red, blue and green. Black metal aluminum windows and doors, as well as metal awnings and gooseneck lighting will be provided. Stonework is also proposed to be added to portions of the buildings. Proposed variances to height will allow roof lines to be accentuated, further adding to the aesthetics and character of the buildings. d) Advisory Design Panel: The Advisory Design Panel resolved that the applicant work with Planning Staff and address the following resolutions. The applicant’s response to the resolutions are included below in italics:  Consider a stronger connection between Building 1 and Dewdney Trunk Road. o Sidewalk with stamped concrete banding extended to Dewdney Trunk Road.  Consider gating the rear walkway for Building 2. o Two 5 ft. (1.5m) cedar gates with lattice at either end. Gates will not block the mechanical / electrical room.  Consider identification marker for pedestrian entry and clearly marking one way entry with signage. o Banded sidewalk and additional landscaping for pedestrian entry off of 248t Street. One way entry sign designated one plan.  Consider enhancing the pedestrian connection between Building 1 and 248 Street with additional architectural / landscape accents and /or structures. o Banded sidewalk added out to 248 Street.  Consider a higher level of detail for hard surfaces on all hardscaping and extend to the municipal sidewalk and the corner of Dewdney Trunk and 248 Street. o All connecting sidewalks with stamped concrete banding; store fronts with stamped concrete pad at each entry.  Increase the cedar hedge height to 6 ft. (1.8m). o Cedar hedge height increased to 6 ft. (1.8m). - 5 -  Consider refining the design by simplifying the architectural expression. o Flat canopies over flat roof areas of building only; sloped canopies over sloped roof areas. Building 2 elevation simplified by redesign of centre unit storefront.  Drive through should be excluded from this application and warrants further consideration for suitability on the impact of the pedestrian experience. o Drive through eliminated.  Consider adding landscaping (ie overhead trellis) to add further definition to patio space adjacent to Dewdney Trunk Road. o Pergola and low level trellis added. Ultimate design to depend on tenants corporate requirements.  Provide an updated rendering to reflect the updated elevations submitted with further details on façade treatments. o Rendering updated as required.  Endorse the metal roof detailing. o Metal roofs will be constructed for both Building 1 and Building 2.  Provide additional let downs to sidewalks. o Let downs provided for as required.  Use the overall building design façade treatment to complement of the garbage enclosure. o Open black tubular metal truss with metal roof proposed over garbage enclosure as per owners design; slope roof pitch to match Building 1.  Relocate the loading area to rear parking lot. o Loading area relocated to centre of rear parking area to allow for ease of maneuvering.  Provide mechanical unit screening. o Screening provided by lower centre roof height and building parapet walls. Additional mechanical unit screening to be provided if required.  Consider adding a window to master bedroom in Building 2. o Window added to the east side of residential unit; door to roof top patio area.  Consider a stronger statement to provide more emphasis on the entry to the residential units. o French doors added for each residential unit.  Provide clearly defined resident parking including the use of signs, surface treatment and landscaping. o Residential parking designated through signage and paint marking.  Consider further detailing pedestrian crosswalk within parking lot to interconnect Buildings 1 and 2 and ensure future connection to the northern expansion. o Interconnection provided between buildings and newly created interior amenity space. - 6 - Consider providing public amenity space at the corner of Dewdney Trunk Road and 248 Street. o Amenity space will not be provided in front of Building 1 in order to discourage neighbouring students from the high school from congregating in front of the building. Amenity space with landscaping and benches has been designed within the interior of the complex between Building 1 and Building 2 along the inter-building sidewalk connections. As an alternative, some vertical elements such as a flag pole will be considered by the applicant within the corner landscaping as a visual identity element and sense of place. e)Financial Implications: In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $27,518.50, the security will be $27,518.50. There will be 8 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: Staff have reviewed the proposal’s compliance with the Commercial Development Permit Guidelines of the OCP for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2014-019-DP respecting property located at 24815 Dewdney Trunk Road. “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 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 – Site Plan Appendix D – Elevations Appendix E – Landscape Plan Appendix F – Sketch Plan Lot 21 (24837 Dewdney Trunk Road) and Lot 22 (24815 Dewdney Trunk Road) City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Jan 12, 2017 FILE: 2014-019-DP BY: DT PLANNING DEPARTMENT SMITH AVE. 24 8 A S T .248 ST.249 ST.119 AVE.ORD ST.249 ST.248 ST.24907119652 11916 1 2 0 8 5 12070 2485224820248372487224212072 12067 248882486511 8248961 2 0 7 5 11926 12083211937 12082 2489324881248482486112040 12062 12104 11966 248831191924821120682 1195421195511929 11945 22486024916248772481311 9 4 3 248732485112098 11953 11888 11981 2483724883120 7 2 2485012078 248652484924910247502248732483512071 249202487012076 248252488411961 248081195 11 9 3 1 120891208223834249102478924907248401189424796 12062 11975 1194024815 24860DEWDNEY TRUNK RD. ´ Scale: 1:2,000 24815 DEWDNEY TRUNK ROAD SUBJECT PROPERTY APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Jan 12, 2017 FILE: 2014-019-DP BY: DT PLANNING DEPARTMENT SMITH AVE. 24 8 A S T .248 ST.249 ST.119 AVE.ORD ST.249 ST.248 ST.24907119652 11916 1 2 0 8 5 12070 2485224820248372487224212072 12067 2488824865118248961 2 0 7 5 11926 12083211937 12082 2489324881248482486112040 12062 12104 11966 248831191924821120682 1195421195511929 11945 22486024916248772481311 9 4 3 248732485112098 11953 11888 11981 2483724883120 7 2 2485012078 248652484924910247502248732483512071 249202487012076 248252488411961 248081195 11 9 3 1 120891208223834249102478924907248401189424796 12062 11975 1194024815 24860DEWDNEY TRUNK RD. ´ Scale: 1:2,000 24815 DEWDNEY TRUNK ROAD Aerial Imagery from the Spring of 2015 SUBJECT PROPERTY APPENDIX B APPENDIX C 'ZKhE&>KKZϭϬϬΖͲϬΗ>KtZZKK&ϭϭϴΖͲϬΗhWWZZKK&ϭϮϲΖͲϬΗ&>dZKK&ϭϭϮΖͲϬΗϴ͗ϭϮϴ͗ϭϮϴ͗ϭϮϳ͘ϱϬŵϮϰΖͲϳϵͬϯϮΗϴ͘ϮϯŵϮϳΖͲϬϭͬϯϮΗ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Ϯ ĂƚĞϮ ZĞǀŝƐŝŽŶϮAPPENDIX D 'ZKhE&>KKZϮϵϱΖͲϲΗ>s>KEϭϭϮΖͲϯϭϭͬϯϮΗZKK&ϯϮϵΖͲϵΗDy,/',dϯϮϬΖͲϭϵͬϯϮΗϴΖͲϬΗϴΖͲϬΗϭϯΖͲϬϭϱͬϭϲΗϭϬ͗ϭϮϭϬ͗ϭϮϭϮ͗ϭϮϭϮ͗ϭϮϭϬ͗ϭϮϭϬ͗ϭϮϭϮ͗ϭϮϭϮ͗ϭϮϳΖͲϲΗϮΖͲϬΗϬ͘ϲϭŵϯϰΖͲϯΗϭϬ͘ϰϰŵϮϰΖͲϳϭͬϰΗϳ͘ϱϬŵ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Ϯ ĂƚĞϮ ZĞǀŝƐŝŽŶϮ 295.28'298.59'299.05'299.21'299.80'298.43'297.51'297.67'297.01'296.46'295.67'296.26'294.82'295.41'294.39'293.54'294.59'293.34'293.21'293.77'293.04'293.44'293.31'292.91'292.75'293.18'292.65'292.36'291.86'293.34'293.47'293.86'293.11'294.00'295.18'296.46'297.24'294.42'294.98'295.96'296.75'296.65'296.46'297.41'297.57'297.24'299.02'297.64'299.38'298.10'294.72'297.67'TOTAL CRU - AREA +/-5251 SQ. FT.TOTAL BUILDING FLOOR AREAS +/-6,756 SQ. FT.(EXCLUDING MECHANICAL AND ELECTRICALROOM)BUILDING 2MECHANICALROOMELECTRICALROOM130.44'179¡ 52' 18"160.0'90¡ 00' 34"140.0'179¡ 52' 18"90¡ 01' 05"TELUS R.O.W. 5' WIDEWINDOW ABOVECRU - AREA +/-712 SQ. FT.CRU - AREA +/-1113 SQ. FT.CRU - AREA +/-1287 SQ. FT.TOTAL RESTAURANT -AREA +/-1,936 SQ. FT.BUILDING 113.94'150.0'sidewalk6' HIGHCEDARFENCE6' HIGHCEDAR EDGE3'-6" WIDESIDEWALKTYP.TYP.296.26'298.43'297.41'298.23'295.47'296.29'294.78'295.60'295.80'293.64'294.46'294.65'293.21'294.03'294.49'292.85'293.67'294.32'292.60'292.49'292.29'291.99'291.80'291.73'292.81'293.11'293.47'293.27'293.57'294.16'293.67'293.80'294.29'90.3090.9690.6590.9090.0690.3189.8590.1090.1689.5089.7589.8189.3789.6289.7689.2689.5189.7189.2089.1589.0989.0088.9488.9289.2589.3489.4589.3989.4889.6689.5189.5589.70T.O. SLAB ELEV.296.40' [ 90.34m ]T.O. SLAB ELEV.295.50' [ 90.07m ]T.O. SLAB ELEV.296.40' [ 90.34m ]T.O. RIM293.86'89.57Entrance OnlyD E W D N E Y T R U N K R O A DS M I T H S T R E E T150.0'UP 21 R90¡ 00' 00"UP 21 R150.0'PHASE 2 LOT 23 12040 248TH STREET2 4 8 T H S T R E E T90¡ 00' 00"Power PolePHASE 2EXISTING BUILDINGTO BE REMOVED FOR PHASE 27.5m 45 DEGVISUAL CLEARANCEGATEResidential Parking OnlyResidential Parking Only"NO EXIT"SIGN"RES"SIGN"RES"SIGNTYPICALSTAMP CONCRETEor LOWLEVELSCREENINGWALLGATETRELLISPHASE 1 LOT 22 24815 DEWDNEY TRUNK ROADUNIT 202UNIT 201CRU - AREA +/-712 SQ. FT.UNIT 204UNIT 205UNIT 101ADDITIONAL PARKING BYEASEMENT AGREEMENTCRU - AREA +/-157 SQ. FT.CRU - AREA +/-1270 SQ. FT.UNIT 203992497229297972424242424249797979722224197229297974141414141419797979729229210.0'10.0'150.0'LOADING BAY10' x 20'10 FOOT STRIP OF LOT 21, PLAN 15267, 24837 DEWDNEY TRUNK TO BE ADDED TO LOT 22296.46'297.24'297.41'297.57'297.24'297.64'297.67'TYP.298.43'90.96TYP.ENTRANCE & EXIT CROSSING"RES"SIGNTYP."RES"SIGNLANDSCAPE ARCHITECTURE GRAPHIC DESIGN DIGITAL ILLUSTRATIONRORY DAFOEBCSLA CSLALandscape Architect11278 Eltham StreetMaple RidgeBritish ColumbiaCanadaV2X 1P3 rorydafoe@shaw.caOffice & Mobile: (604) 460 0606RORY DAFOEBCSLA CSLALandscape ArchitectLandscape ArchitectDRWG. L.1of 2REV. #7 -Dec.12-16REVISIONS:NOTES:DRAWN R.D.CHECKED R.D.DATE:DEC. 15/14THE SOLE TERMS OF THE LANDSCAPEARCHITECTS SCOPE OF WORK ANDPROFESSIONAL RESPONSIBILITIES ARE DEFINEDON THE LANDSCAPE SCHEDULES SUBMITTEDFOR THIS PROJECT.ALL DESIGNS & DRAWINGS (PAPER & DIGITAL COPIES) ARE COPYRIGHT& REMAIN THE PROPERTY OF RORY DAFOE LANDSCAPE ARCHITECT ANDARE NOT TO BE REPRODUCED, REVISED OR COPIED WITHOUT PRIOR CONSENT.NOTES:LANDSCAPE PLANS FORM AN INTEGRAL PART OFTHE DEVELOPMENT AND BUILDING PERMITS ANDMUST BE ADHERED TO FOR RELEASE OF THELANDSCAPING LETTER OF CREDIT.RORY DAFOE LANDSCAPE ARCHITECT ASSUMES NORESPONSIBILITY WHATSOEVER FOR ACCURACY OF BASEINFORMATION SUPPLIED BY OTHERS. BASE INFORMATIONSUPPLIED BY SANFORD DESIGN GROUP AND LO STUDIO ARCHITECTURE.PROPOSED DEVELOPMENTGARIBALDI CROSSINGFOR: 981077 B.C. LTD.12040 248 Street, Maple Ridge, B.C.LANDSCAPE PLAN1. May 20/15 Revised per site plan changes RD2. May 27/15 Revised per site plan changes RD3. June 17/15 Revised per design panel comments and site plan changes RD4. Aug 31/15 Revised per site plan changes RDSCALE: 1/8" = 1'-0"5. Nov 22/16 Driveway removed on 248th / Curb adjustments RD6. Dec 5/16 Changed street tree per MR comment RD7. Dec 12/16 Changed street trees per MR comment RDPLANT LIST NOTES:ALL WORK & MATERIALS TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE STANDARD ANDIN ACCORDANCE WITH THE DISTRICT OF CITY OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED.PROVIDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GROWING MEDIUM PRIOR TO STARTING WORK.GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING TO BCNTA STANDARD FOR 'LEVEL 2 SOILS'.PROVIDE TOPSOIL DEPTHS AS FOLLOWS:TREES-Min. 2' IN ALL DIRECTIONS FROM ROOT BALLS. Min. 1 m3 PER TREE IN PLANTING BEDS, 2m3/ TREE FOR TREES IN PARKING ISLANDSSHRUB BEDS:18" DEPTH CONTINUOUS.GROUNDCOVERS : 6" DEPTH CONTINUOUS.LAWN AREAS-Min. 6" DEPTH CONTINUOUS.PROVIDE 5CM DEPTH (2") COMPOSTED BARK MULCH IN ALL PLANTING BEDS.ONE YEAR PLANT WARRANTY SITE REVIEW WILL BE CONDUCTEDALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST.PROVISION OF A LOW FLOW AUTOMATED IRRIGATION SYSTEM IS RECOMMENDED (BY DESIGN/BUILD). SYMBOLQUANTITYBOTANICAL NAMECOMMON NAMESIZESPACING4Fagus sylvatica 'Dawykii'Dawyk Beech6cm cal.,2.0m stnd., B&Bstreet tree Dewdney Trunk Road4Carpinus betulus 'Globosum.Globe European Hornbeam6cm cal.,2.0m stnd., B&Bstreet tree 248th Street8Fagus sylvatica 'Dawykii'Dawyk Beech5cm cal., B&B6Magnolia stellataStar Magnolia5cm cal., B&B2Picea omorikaSerbian Spruce2.0m ht, B&BSHRUBS2Arbutus unedoStrawberry Bush#3 Cont.26Azalea 'Hino White'Hino White Azalea#2 Cont.71Prunus l. 'Otto Luyken'Otto Luyken Laurel#2 Cont., 90cm O.C.54Sarcococca hookerana humilisFragrant Sweet Box#2 Cont., 90cm O.C.50Thuja occidentalis 'Smaragd'Smaragd Cedar1.8m ht.0.75m O.C.10Yucca filamentosaAdam's Needle#2 Cont.0.75m O.C.GROUNDCOVERS AND PERENNIALS83Carex comans 'Bronze'Bronze Hair Sedge#1 Cont.0.60m O.C.44Cotoneaster dammeriBearberry Cotoneaster#1 Cont.0.60m O.C.93Erica carnea 'Springwood White'Springwood White Heather#1 Cont.0.60m O.C.79Stipa tenuissimaMexican Feather Grass#1 Cont.0.60m O.C.MIN. 3m UTILITYPOLE OFFSETTREE24X+/-40cm multi-trunkCOTTONWOODTREE1 +/-60cm COTTONWOODTREE2+/-25cm MAPLETREE2+/-60cm FIREXISTING FIR TREESPROTECT DURING CONSTRUCTIONEXISTING TREESTO BE REMOVEDEXISTING TREE TO BE REMOVEDEXISTING TREESTO BE REMOVEDPROPOSED 6' HIGH CEDARFENCE ALONG EAST PROP.LINE.- SEE DETAIL ON DRWG. L.2GARBAGE & RECYCLING ENCLOSUREDETAILING TO MATCH BUILDING MATERIALSSEE ARCH'L. DRWGS.PROPOSED STREET TREESLOCATIONS APPROXIMATE-SUBJECT TO ADJUSTMENT TO SUITFINAL OFF-SITE ENGINEERING DESIGN-FINAL SPECIES SELECTION TOSATISFACTION OF CITY OF MAPLE RIDGEPROPOSED 6' HIGH TEMPORARY CEDARFENCE ALONG NORTH EDGEOF NEW PARKING LOTFUTUREDEVELOPMENTSITE2' WIDE GRAVELMAINTENANCE STRIPwith wood edger2' WIDE GRAVELMAINTENANCE STRIPwith wood edger2' WIDE GRAVELMAINTENANCE STRIPwith wood edgerrefer to Engineering drwgs.for pavement structurewithin drive aisleconcrete walkconcrete walkconcrete walkconcrete walkSTAMPED CONCRETE PATIOSTAMPED CONCRETEBUILDING ENTRYBIKE RACK BY CORAMODEL W4508(8 Bike capacity)Color: BlackSEE DRWG. L.2 FOR ILLUSTRATIVE LANDSCAPE ELEVATION VIEW - BUILDING 1SEE DRWG. L.2 FOR ILLUSTRATIVE LANDSCAPEELEVATION VIEW - BUILDING 2STAMPED CONCRETERAISED PEDESTRIAN CROSSINGFinish and color as selected by developerto complement architectural colorssodded lawnSEATING PLAZAWITH 2 BENCHESBENCH COLOR TO COMPLEMENTARCHITECTURAL FINISHESSTAMPED CONCRETERAISED PEDESTRIAN CROSSINGGARBAGE & RECYCLING ENCLOSUREDETAILING TO MATCH BUILDING MATERIALSSEE ARCH'L. DRWGS.COLUMNAR TREES AND STAMPEDCONCRETE PAVING TO ENHANCEPEDESTRIAN ENTRYSTAMPED CONCRETEPEDESTRIAN ENTRYWALKWAYSTAMPED CONCRETEFEATURE PANELSAT BUILDING ENTRIESSTAMPED CONCRETEENTRY WALKWAYSTAMPED CONCRETEPEDESTRIAN ENTRYWALKWAYTRELLIS OR PERGOLA AT OUTDOOR PATIOTO SUIT TENANT'S CORPORATE DESIGNOUTDOORPATIOSTAMPED CONCRETEFEATURE PANELSAT BUILDING ENTRIESCONCRETE SIDEWALKCONCRETE SIDEWALKAPPENDIX E for Maple Ridge Street Trees (off-site)GROWING MEDIUM SPECIFICATION****PROVIDE SOIL FERTILITY & PARTICLE SIZEANALYSIS TEST FOR APPROVAL PRIOR TO DELIVERY ORPLACEMENT OF ANY GROWING MEDIUMWOOD PRIVACY FENCE6"X6" DECORATIVE WOODPOST CAP1"X6" T&G FENCE BOARDSW/ V- JOINTS2"X4" BOTTOM RAIL6"X6"** POSTS AT MAX.8'0" ON CENTREFINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADECONCRETE FOOTING, min.24" deep& 12" dia.6'-0" max.All other wood members to be CedarNOTES:2"X4" TOP RAIL2"X4" MID RAIL1"X1" NAILER STRIP HORIZ.& VERT., BOTH SIDES+/- 1.5"8'-0" max.Posts & perimeter frame to be pressuretreated fir/hemlock.2"X6" KICK RAIL2"X4" MID RAILnot to scale+/-6"Fence to be constructed with spiralgalv'd. nails. and/ or treated screws.All other hardware to be galvanized.Provide 2 coats of stain. Color as selectedby Developer.**NOTE:For temporaryfence along northside of project use4"X4" postsWASTE & RECYCLING ENCLOSURE not to scale1"X6" V OR BUTT JOINT FENCE BOARDS2"X4" BOTTOM RAIL6"X6" POSTS AT MAX.8'0" ON CENTREFINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADECONCRETE FOOTING, min.24" deep& 12" dia.6'-0" max.All hardware to be hot-dipped galvanized or treated.All other wood members to be CedarNOTES:2"X4" TOP RAIL1"X1" NAILER STRIP HORIZ.& VERT., BOTH SIDES+/- 1.5"+/-3.75m (back to be 2 panels, c/w center post)Posts & perimeter frame to be pressuretreated fir/hemlock.2"X6" KICK RAIL2"X6" MID RAIL ON INSIDE OFENCLOSURE6"X6" DECORATIVE WOODPOST CAPFence to be stained- 2 coats natural orsemi- transparent colored stain. Color to be selectedby Developer to complement building colors.SECTIONSIDE OR BACK VIEWPLAN VIEW 1/8" =1'-0"FRONT VIEW+/- 14'WHEELS (BEHIND)GATES, W/LOCKINGMECHANISM& TENSIONINGHARDWAREANCHOR PININTO FLUSH CONCRETESLEEVEGALV'D STEEL SADDLEmax. 2.4m (sides to be 1 panel)+/- 14'+/- 9'CONFIRM OVERALLENCLOSURE DIMENSIONSON-SITELANDSCAPE ARCHITECTURE GRAPHIC DESIGN DIGITAL ILLUSTRATIONRORY DAFOEBCSLA CSLALandscape Architect11278 Eltham StreetMaple RidgeBritish ColumbiaCanadaV2X 1P3 rorydafoe@shaw.caOffice & Mobile: (604) 460 0606RORY DAFOEBCSLA CSLALandscape ArchitectLandscape ArchitectPROPOSED DEVELOPMENTGARIBALDI CROSSINGFOR: 981077 B.C. LTD.12040 248 Street, Maple Ridge, B.C.LANDSCAPE ILLUSTRATIONSSPECIFICATIONSDETAILSDRWG. L.2 of 2DRAWN R.D.CHECKED R.D.DATE:DEC. 15/14REVISIONS:NOTES:THE SOLE TERMS OF THE LANDSCAPEARCHITECTS SCOPE OF WORK ANDPROFESSIONAL RESPONSIBILITIES ARE DEFINEDON THE LANDSCAPE SCHEDULES SUBMITTEDFOR THIS PROJECT.ALL DESIGNS & DRAWINGS (PAPER & DIGITAL COPIES) ARE COPYRIGHT& REMAIN THE PROPERTY OF RORY DAFOE LANDSCAPE ARCHITECT ANDARE NOT TO BE REPRODUCED, REVISED OR COPIED WITHOUT PRIOR CONSENT.NOTES:LANDSCAPE PLANS FORM AN INTEGRAL PART OFTHE DEVELOPMENT AND BUILDING PERMITS ANDMUST BE ADHERED TO FOR RELEASE OF THELANDSCAPING LETTER OF CREDIT.RORY DAFOE LANDSCAPE ARCHITECT ASSUMES NORESPONSIBILITY WHATSOEVER FOR ACCURACY OF BASEINFORMATION SUPPLIED BY OTHERS. BASE INFORMATIONSUPPLIED BY SANFORD DESIGN GROUP AND LO STUDIOARCHITECTURE.1. May 20/15 Revised per site plan changes RD2. May 27/15 Revised per site plan changes RDSCALE: AS NOTED5. Nov 22/16 Driveway removed on 248th / Curb adjustments RDREV. #7 -Dec.12-166. Dec 5/16 Changed street tree per MR comment RD7. Dec 12/16 Changed street trees per MR comment RDLANDSCAPE ELEVATION VIEWSILLUSTRATIVE LANDSCAPE ELEVATION BUILDING 1 - 248th Street Frontage Not to scaleILLUSTRATIVE LANDSCAPE ELEVATION BUILDING 2 - Dewdney Trunk Road Frontage Not to scale3. June 17/15 Revised per design panel comments and site plan changes RD4. Aug 31/15 Revised per site plan changes RD APPENDIX F City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 2016-095-DP 2016-095-DVP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit Development Variance Permit 22335 McIntosh Avenue EXECUTIVE SUMMARY: This is a development permit and a development variance permit application for a mixed use commercial and residential building located at 22335 Mcintosh Avenue, which is zoned C-3 Town Centre Commercial. The building will have approximately 458.1 square metres of commercial space and 35 dwelling units in a 5 storey tower on top of a one storey podium (total 6 storeys). There are 42 parking spaces located on the first level behind the commercial area and one ungerground floor, both accessed from the lane. The owner is seeking setback variances and is exercising the payment- in-lieu provision contained in the Off Street Parking and Loading Bylaw, by paying $8,000 to reduce by one space the required residential parking. RECOMMENDATION: 1.That the Corporate Officer be authorized to sign and seal 2016-095-DVP respecting property located at 22335 McIntosh Avenue; 2.That the Corporate Officer be authorized to sign and seal 2016-095-DP; and 3.That receipt of $8,000 is acknowledged for one (1) off street parking space provided for residential use respecting the property located at 22335 McIntosh Avenue. DISCUSSION: a)Background Context: Applicant: Bissky Architecture and Urban Design Inc. Owner: Halostar Development Corporation Inc. No. A0070687 Legal Description: Parcel F, Group 1, (Being A Consolidation of Lot 16 and Lot 17, See BB4084864), DL 398; NWD; PL NWP3206 OCP: Existing: Flexible Mixed-Use Zoning: Existing: C-3 Town Centre Commercial 1106 - 2 - Surrounding Uses: North: Use: Commercial Zone: C-3 Town Centre Commercial Designation Town Centre Commercial South: Use: Mixed Use – Commercial and Apartment Residential Zone: C-3 Town Centre Commercial Designation: Flexible Mixed-Use East: Use: Mixed Use – Commercial and Apartment Residential recently renovated after fire (2014-065-DP) Zone: C-3 Town Centre Commercial Designation: Flexible Mixed-Use West: Use: Mixed Use – Commercial and Apartment Residential Zone: C-3 Town Centre Commercial Designation: Flexible Mixed-Use Existing Use of Property: Vacant Proposed Use of Property: Mixed Use – Commercial and Apartment Residential Site Area: 0.121 Ha (0.30 Acres) Access: Lane Servicing: Urban b) Project Description: The site is located in the heart of the Town Centre area, between a newly renovated 4-storey mixed use commercial–residential building to the east and an older 2 storey commercial building to the west. Across the street is McIntosh Plaza, a taller 10 storey mixed use commercial-residential building, and across the lane are older single storey commercial buildings fronting on Dewdney Trunk Road. The proposal is for a 6-storey mixed use building with 35 2-bedroom market apartment units and two commercial units totaling 458.1 square metres (4,931 sq. ft.) of commercial floor space on the ground floor. The main (ground level) contains the commercial units fronting McIntosh Avenue and the rear is for a total of 14 commercial and residential visitor parking, with vehicle access from the lane to the north. There is direct access to walk into the two commercial units from this parking area as well as to the lobby for apartment visitors. The remaining 28 parking spaces, including one disabled parking space, are located in an underground level with vehicle access from the same rear lane. A central lobby gives shared access to the apartments and 2 commercial units. Long term bicycle storage is located in a storage area on the first level and refuse / recycling and a loading bay are enclosed with access off the lane. There is short term bicycle storage in the front of the building along McIntosh Avenue. c) Planning Analysis: OCP Analysis: The subject site is designated Flexible Mixed-Use. The following is an analysis of the project’s compliance with the applicable policies in the Town Centre Area Plan: Policy 3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi- family uses, and institutional uses in the Town Centre. Below grade parking structures are particularly encouraged for Low-Rise, Medium, and High-Rise Apartment, Mixed-Use, Flexible Mixed-Use/Live-Work, Commercial, and Institutional - 3 - buildings. Above grade concealed parking is a viable option where building height (six or more storeys) coupled with challenging site conditions make it cost prohibitive to provide all required parking spaces in an underground structure. Above grade parking structures should be designed in such a manner that the pedestrian realm, streetscape façade, and protected views of the Town Centre are not impaired. All the parking has been provided either underground or concealed in the rear portion of the first story in accordance with the above cited policy. There is also on-street parking that would be accessible for use, primarily for users of the commercial units. Policy 3-25 Buildings should be a minimum of three (3) and a maximum five (5) storeys in height. This guideline needs to be read in conjunction with the Town Centre Development Permit Area (TCDPA) Guidelines for the Downtown West Precinct. This area is intended to have buildings creating a strong street level pedestrian environment; therefore, there is the strict requirement to have at least three (3) storeys along streets in this area. In terms of the overall urban form, the tallest buildings (potentially 20 storeys or more) are to be concentrated in and closest to the Core Area, with variety of buildings generally declining in heights away from the Core Area. The Land Use and Building Form description for the TCDPA Guidelines for the Downtown West Precinct indicates that building density and potential height will be largely influenced by parcel size and the height and size requirement in applicable zones. Depending on the zone, residential units can range in density and height from townhouses, to low rise (3 – 5 storeys), to high rises over 20 storeys in height. The area already has a variety of taller buildings, including a mixed use 10 storey tower across the street from the subject site (22324 McIntosh), a 12 storey mixed use a block west at the southeast corner of Dewdney Trunk Road and 222 Street (11980 222 Street) and at the 11 storey residential tower northwest corner of 222 Street at 119 Avenue (11929 22 Street). Each of these projects have a site large enough to achieve these tall buildings. Given the subject site is a larger parcel, commercial space is proposed at the ground level and the site is zoned Town Centre Commercial C-3 which accommodates taller buildings, the proposed six storey building height is fits into the area and is justified. Policy 3-26 Multi-family residential is a permitted use in Flexible Mixed-Use, but must be designed with the flexibility to convert ground floor units to a commercial use in the future. The ground level is designed to accommodate two (2) commercial tenants, one 285 sq, m. (3,070 sq. ft.) and the other 198 sq. m (2,137 sq. ft.). Policy 3-27 Retail, service, and entertainment uses, in a Mixed-Use development, shall be encouraged on the ground floor with office and/or residential uses encouraged in the second storey and above. This proposal fully complies with this policy placing all residential units above the commercial first floor. - 4 - Zoning and Parking Analysis: The subject site is zoned C-3 (Town Centre Commercial) and is in compliance with the applicable City regulations, except for the setback variances being requested and described in the following section. The proposal has a density (Floor Space Ratio) of 2.2 (2,633 sq. m. or 28,670 sq. ft.) which complies with the maximum possible density of 2.3 FSR (2,784 sq. m. or 29,972 sq. ft.). The required parking is based on the standard for Multi-Family Market Housing combined with other uses in the Central Business District (Mixed-Use) as follows: Residential Component: 0.9 per one bedroom dwelling unit 32 spaces 0.1 for 2nd bedroom 4 spaces Visitors Component: 0.05 space per unit 2 spaces Commercial Component: 1/100 square metres 5 spaces TOTAL 43 spaces The applicant is proposing to provide 42 spaces, which is one parking space less than required; however, the amount of parking is compliant with the Off Street Parking and Loading Bylaw because Section 3.4 provides a cash-in-lieu option for certain properties in the Town Centre Area. Thus, the applicant is complying with the minimum off-street parking requirement by exercising the payment- in-lieu provision and paying $8,000 to reduce by one space the required residential parking. Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for commercial development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variance and rationale for support are described below: 1. Maple Ridge Zoning Bylaw No 3510 -1985, 703 Town Centre Commercial: C-3 Zone, Section 703 8) Siting: a. To vary/reduce the rear setback for apartment uses on the second storey from 6.0 metres and for apartment uses above the second storey from 7.5 metres, to 2.25 metres to the wall face and 1.11 metres to the balcony face; b. To vary/reduce the front setback for apartment uses above the second storey from 6.0 metres to 5.47 metres to the wall face and 3.76 metres to the balcony face; c. To vary/reduce the front setback for the second storey from 6.0 metres to 5.47 metres to the wall face; d. To vary/reduce the interior side setback for apartment uses above the third storey on east side from 4.5 metres to 3.42 metres to the balcony face and on the west side from 4.5 metres to 2.85 metres to the balcony face; and e. The interior side setback for apartment uses on the second and third storeys on east side from 4.5 metres to 3.42 metres to the balcony face and on the west side from 4.5 metres to 2.85 metres to the balcony face; and f. To allow the rear yard setback for the first storey to be reduced from 6.0 metres to 0.0 metres in spite of part of the first storey not being occupied and used only by accessory off street parking and the associated provisos. all as shown in Appendix D. - 5 - These setback variances are justified because:  This permits all parking to be concealed and secured underground or within the first floor building envelope;  The wall facing the lane will be covered with landscaping vines;  The street-facing façade will be articulated and enhances the streetscape, and  Similar setbacks are replicated on existing mixed-use apartment buildings nearby. With respect to parking, a variance is not required because the applicant elected to make the prescribed $8,000 payment-in-lieu of providing parking in accordance with the Off-Street Parking and Loading Bylaw. The reduction of one parking space on the property can be justified because:  A parking space in the municipal facility is paid for by the applicant and may be used by a future resident of the apartment building if necessary; and  The effect of this reduction is minimal because the site is located in the Town Centre Area, where residents can walk or cycle to stores, offices and recreation, and the Haney Bus Loop is within a convenient walking distance. The Off Street Parking and Loading Bylaw requires the following action to be taken by Council: Where an owner has paid money to the City of Maple Ridge in lieu of providing off-street parking spaces, Council shall by resolution acknowledge receipt of such payment and the resolution shall set out the real property and the number of off-street parking spaces in respect of which the payment was received. The necessary resolution has been included in the Recommendation section of this report. d) Advisory Design Panel: The following explanations describe how each comment from the Advisory Design Panel was addressed by the Architect: 1. Confirm wheelchair ramp complies with requirements for slope and handrails. Architect’s response: The wheelchair ramp and handrails comply with the current BC Building Code. 2. Provide further details and resolution on separating commercial and residential lobby access. Architect’s response: A separate entry has been provided south of parking stall 11 through to Commercial Unit 1. There is also a separate access east of parking stall 8 from the interior main floor parking into commercial unit 2. 3. Consider further resolution to bike racks on McIntosh Avenue to ensure no conflicts with pedestrian access. Architect’s response: The bike rack locations have been rearranged to ensure they are located completely onsite. 4. Ensure growing medium depth on second floor is accurate and reconciled against the parapet height. Architect’s response: The parapet height is 48”, well sufficient for growing medium in this area. - 6 - 5. Consider better definition of planters on the McIntosh Avenue frontage with raising planters to pedestal height and substituting plant material with evergreen species. Architect’s response: Layout revised with new ramp, stair and planter configuration. Plant material was replaced with a low evergreen hedge and cascading ground cover. 6. Consider increasing the lobby size off of McIntosh Avenue. Architect’s response: The lobby has been increased in size. 7. Provide further details on at grade planting pockets for vines on rear lane to ensure longevity of plant material. Architect’s response: In consideration of the limited available space between the parkade structure and property line (5" to 7"), the planting pockets have been deleted. If the section is correct on L2, then there is about 24" of parapet for vines to climb before spilling over the back. This can be made to work, but relies on the maintenance contractor to train the vines onto the mesh. 8. Provide additional quantity of vines for green screen on rear lane to ensure maximum coverage in short time frame. Architect’s response: Quantity of vines to be planted along edge of roof deck has been increased by 25%, and plants previously indicated for planting at lane level have been reallocated to the roof deck level. 9. Provide further details on elevator shaft and roof access and reflect on building elevations. Architect’s response: It was confirmed that the elevator shafts fit within the existing roof line as designed. 10. Provide further signage details. Architects response: Signage details provided. Staff Comment: The proposed placement, type and design of signage is compatible with the form and character of the building architecture. Separate application will be required for each sign before it is installed to insure sage installation, electrical wiring and copy size is compliant will all applicable City bylaws and Code requirements. e) Citizen/Customer 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. f) Financial Implications: In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $67,931.00 the security will be $67,931.00. - 7 - CONCLUSION: The proposed mixed use commercial and multiple residential building totaling 6 storeys is located at 22335 McIntosh Avenue within the Town Centre Area. This project will add vibrancy in the Town Centre area with the additional residents and business it will accommodate. It is recommended that the Corporate Officer be authorized to sign and seal 2016-095-DVP and 2016-095-DP respecting property located at 22335 McIntosh Avenue. “Original signed by Adrian Kopystynski” _______________________________________________ Prepared by: Adrian Kopystynski RPP, MCIP, 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 – Architectural and Landscape Plans Appendix D – Site Plan showing setback variances. Appendix E – Renderings City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 1, 2016FILE: 2016-095-DP BY: PC PLANNING DEPARTMENT 224 ST.McINTOSH223 ST.224 ST.McINTOSH AVE. 119 AVE.22336/38/882236611957 22370/0412026 11939 11969 223612233522327/2922356224102232522371/7722367/8112032 /1812002/12 1190922302119501196822316 11982/86 22318/2022353/5522321/251195522295/992225512021 /51 11887 2231111965/67 2236311925 22345/4722235/70/42 2231111979/97223662237811915/1922364223081192422264/68/8611968/70 /90/15/9422276/92/3612034 223232231011990/92/94 22356/6222302/1222363/671199822337 223622234311907 2235011952/54/582228922342/482233522351223742238411912/7822324/282235511933 2232422326/34/70/82223592229811963 SUBJECT PROPERTY DEWDNEY TRUNK RD ´ Scale: 1:1,500 22335 MCINTOSH AVENUE APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Apr 1, 2016 FILE: 2016-095-DP BY: PC PLANNING DEPARTMENT 224 ST.M223 ST.224 ST.McINTOSH AVE. 119 AVE.22336/38/882236611957 370/0412026 11939 11969 223612233522327/2922356224102232522371/7722367/8112032 /1812002/12 119092230211950 11968 2231611982 2022353/5522321/251195522295/992225512021 /51 11887 2231111965/67 2236311925 22345/4722235/70/42 2231111979/9736637811915/1922364223081192422264/68/8611968 /90/15/9422276/92/3612034 2232331011990/92 22356/6222302/1222363/671199822337 3622234311907 2235011952/2228922342/4822335223512237422384119/78282235511933 2232422326/34/70/82223592229811963 SUBJECT PROPERTY DEWDNEY TRUNK RD ´ Scale: 1:1,500 22335 MCINTOSH AVENUE Aerial Imagery from the Spring of 2011 APPENDIX B PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2016-11-07File name: 1529 Architectural 2016-10-11.vwxDate: 2016, October 188:53:04 AM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB / JMDate: Scale1529C3 Mixed Use ProjectCivic Address:22335 Mcintosh AveMaple Ridge BCAs NotedSite Plan c/w SurveyIssued for DP & DVP16-3-28Legal Address:Parcel F (Consolidation of lot 16 & 17,see BB4084864) District Lot 398 1 NWD Plan 3206PID #:029-654-424www.bisskyarchitecture.caSheetDP1.1PRELIMINARY ONLYNOT FOR CONSTRUCTIONIssued for ADP Review16-10-1850837.2650937.35MHH51037.33G51137.3251237.2451337.2851437.3851537.3551637.4251737.4351837.4951937.51Water Service52037.4252137.4952237.60WM52337.59G52437.5652537.5652637.6852737.7252837.6152937.6253053137.66G53237.67WM53337.6153437.7053537.7153637.5553737.7253853949.8054054154254337.3254437.3254537.3054637.3554737.2954837.2754937.2355037.3655137.2755255355437.3655555637.4555737.4855855937.6656037.2956137.1656237.1556337.3356437.3956537.4756637.2656737.3656837.5456937.6057037.5357137.38LaneFLMS771CMcIntosh Avenue37.2930.4939.7130.4839.72Edge PavementEdge PavementExisting BuildingExisting BuildingMHHStm MH Rim=37.53W Inv = 34.90m (450Ø Conc)E Inv = 35.03m (450Ø Conc)W Inv = 35.17m (300Ø PVC)E Inv = 35.17m (200Ø PVC)San MH Rim=37.72Unit 21440.017 sq ftUnit 13339.067 sq ftRamp up 1:10Travel Distance 21mLoadingBay123456711121314CommercialCommercialExitLobbyOn Grade Parking14 Parking StallsVisitorCommercial CommercialIntercomMaintenance access onlyExitDashed line of apartment overDNIntercom3 yardcontainerRefuseStair 1UPRAMP UP 10%Meet 37.45Meet 37.558910ServiceIntercom37.48mCommercial Commercial CommercialElevatorStair 2RAMP DNVisitorUPUPUPDNUP37.42m37.68mPlanterPlanter35gal95gal.65gal.35gal3 yardcontainer95gal.65gal.37.29mUPUPExitExitCrime Prevention through Environmental Design(CPTED) RecommendationsApartment buildings:-provide common spaces to encourage tenant interaction-minimize the number of units sharing a common entrance-equip entrances with an intercom system-ensure hallways are well-lit-install deadbolt locks and peep holes on unit doors-provide children’s areas that can be easily observed-provide windows that allow for surveillance in laundry roomsParking lots and garages:-avoid enclosed, underground, multi-story garages-install bright lights over driving lanes and parking spaces-use paint to increase light levels-control access and egress with automatic doors and gates-avoid pillars and recesses that may hide offendersPublic spaces:-encourage use by legitimate users-avoid placing dark, and or hidden areas near activity nodes-install appropriate lighting-avoid placing covered outdoor areas where loitering may be a problem10 Long TermBike Storage56789101234PlanterFire department connectionPlanter37.45m38.0mAnnunciator PanelMailboxes6 short term bike stalls6 short termbike stallsrailingrailingUPRise @ 0.55mRun 5.05m718"518"HydroKioskLANEMcIntosh AvenuePlanterPlanterRamp UPPlanterUPPlanterPlanterUP39.71m30.49m4.43m21.25m4.81m3.56m30.44m5.71m2.85m3.42m4.77m3.76m5.74m6 Storey35 UnitDashed line of roof over2.25m4.47m2.42m0.12m0.17m1.11mMFE 38.0mSidewalkEdge of CurbSite PlanScale: 1:150Zone C-3 ReconciliationTown Centre CommercialExisting / RequiredProposed / ProvidedLot Area:186 m22,002.1 sq ft1,210.7 m2 13,032 sq ftLot Width:6mLot Depth:27mBuilding Height:No Height Restriction6 Storeys# of residential units:35 UnitsCommercial Area:444.0 m24,779 sq ftResidential FSR:2,784.5 m229,972 sq ft2,663.5 m2 28,670 sq ft Ratio:2.3002.200 Difference:121.0 m21,303 sq ftSetbacks Front Setback:= 6.0 m Rear Setback:= 6.0 mRear setbck can be reduced to 0m with covered parking and landscaped roof deck over. Exterior Side Yard Setback:= 0.0 m Interior Side Yard Setback:= 0.0 mSetbacks Above Floor 2 Apartment Front & Rear Setback:= 7.5 mVariance RequestedSetbacks Above Floor 3 Interior Side Yard Setback:= 4.5 mParking Requirements Residential Unit:0.9 / Unit31.5 stalls32 stalls Additional Bedrm:0.1 / BedRm3.5 stalls3 stalls Residential Visitor:0.05 / Unit1.8 stalls2 stalls Commercial:1 / 100 m24.8 stalls5 stalls Total Parking Stalls:42 stalls42 stalls Handicap Accessible Parking:1/50 Stalls1 stalls1 stalls Small Parking Stalls Allowed:0.1 / Unit4 stalls2 stallsBicycle Requirements Residential Long Term:1 / 4 Units8.8 stalls9 stalls Short Term:6 / 20 Units10.5 stalls11 stallsBicycle Requirements Commercial Long Term:1 / 750 m20.6 stalls1 stalls Short Term:6 / 1500 m2 1.8 stalls1 stallsArea Compliance CalculationsResidentialUnit AUnit BUnit CUnit DUnit EUnit FUnit GComment / Description2 Bedroom2 Bedroom2 Bedroom2 Bedroom2 Bedroom2 Bedroom2 BedroomFloor Area78.3 m280.8 m269.0 m271.9 m288.2 m271.5 m273.1 m2842.4 SF869.4 SF742.3 SF774.0 SF949.8 SF769.6 SF786.5 SFTotal # of UnitsDensity (# of Units)555555535 units = 289.097 UPHTotal Floor Area:Sub-Total of Floor Area391.3 m2 403.8 m2 344.8 m2 359.5 m2 441.2 m2 357.5 m2 365.3 m22,663.5 m2 = 28,670 sq ftCommercialUnit 1Unit 2Floor Area285.3 m2 198.6 m2Total # of Units2 units3,070.4 SF2,137.7 SFTotal Floor Area:483.9 m2 = 5,208 sq ftLEED DensityDeveloped Area:3,147.4 m2Site Area:1,210.7 m2Developed Area / Ha25,996.9 m2List of Requested VariancesTypeAllowedRequestedSitting Front Setback Floor 2-67.5m3.7mSitting Rear Setback Floor 2-67.5m1.1mSitting East Interior Side Yard Setback Floor 2-64.5m3.4mSitting West Interior Side Yard Setback Floor 2-64.5m2.8m11support structurechannel letterbrick sidingsupport structure3mm acrylic facealuminum letter return10mm PVC backingLED moduleSignage Elevation and SectionScale: 1" = 1'-0"1APPENDIX C 2526Small CarSmall Car1234567Underground Parking28 Residential Parking Stalls2021222324Hydro kiosk over5.50m2.50mDashed line of apartment over910111213141516171819Service10m3 detention tankSee Civil8LobbyElevatorRamp UPElevatorMachineRoomServiceStair 3Stair 19'-714"23'-758"54'-734"11'-1058"9'-1018"90'-178"7.00m7.07m5.50m272830'-0"026'-0"0338'-734"0415'-6"050190'-178"6'-1038"B51'-658"C8'-8"D43'-1038"E16'-918"FA127'-812"Underground Parking PlanScale: 1/8" = 1'-0"2DP3.02DP3.03DP3.03DP3.01DP3.01DP3.0ADP3.0ADP3.0PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2016-11-07File name: 1529 Architectural 2016-10-11.vwxDate: 2016, November 73:49:05 PM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remainthe exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Designand 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 officeshall be informed of any variationsfrom the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB / JMDate: Scale1529C3 Mixed Use ProjectCivic Address:22335 Mcintosh AveMaple Ridge BCAs NotedUnderground & MainFloor PlansIssued for DP & DVP16-3-28Legal Address:Parcel F (Consolidation of lot 16 & 17,see BB4084864) District Lot 398 1 NWD Plan 3206PID #:029-654-424www.bisskyarchitecture.caSheetDP2.1PRELIMINARY ONLYNOT FOR CONSTRUCTIONIssued for ADP Review16-10-18Unit 21440.017 sq ftUnit 13339.067 sq ftRamp up 1:10Travel Distance 21mLoadingBay123456711121314CommercialCommercialExitLobbyOn Grade Parking14 Parking StallsVisitorCommercial CommercialIntercomMaintenance access onlyExitDashed line of apartment overDNIntercom3 yardcontainerRefuseStair 1UPRAMP UP 10%Meet 37.45Meet 37.558910ServiceIntercom37.48mCommercial Commercial CommercialElevatorStair 2RAMP DNVisitorUPUPUPDNUP37.42m37.68mPlanterPlanter35gal95gal.65gal.35gal3 yardcontainer95gal.65gal.37.29mUPUPExitExitCrime Prevention through Environmental Design(CPTED) RecommendationsApartment buildings:-provide common spaces to encourage tenant interaction-minimize the number of units sharing a common entrance-equip entrances with an intercom system-ensure hallways are well-lit-install deadbolt locks and peep holes on unit doors-provide children’s areas that can be easily observed-provide windows that allow for surveillance in laundry roomsParking lots and garages:-avoid enclosed, underground, multi-story garages-install bright lights over driving lanes and parking spaces-use paint to increase light levels-control access and egress with automatic doors and gates-avoid pillars and recesses that may hide offendersPublic spaces:-encourage use by legitimate users-avoid placing dark, and or hidden areas near activity nodes-install appropriate lighting-avoid placing covered outdoor areas where loitering may be a problem10 Long TermBike Storage56789101234PlanterFire department connectionPlanter37.45m38.0mAnnunciator PanelMailboxes6 short term bike stalls6 short termbike stallsrailingrailingUPRise @ 0.55mRun 5.05m718"518"30'-0"026'-0"0338'-734"0415'-6"050190'-178"6'-1038"B51'-658"C8'-8"D43'-1038"E16'-918"FA127'-812"Main Floor PlanScale: 1/8" = 1'-0"46'-014"2DP3.02DP3.03DP3.03DP3.01DP3.01DP3.0ADP3.0ADP3.0 Property LineProperty Line37.30mBuilding Section A-AScale: 1/8" = 1'-0"Parking ToS35.1mFloor 138mdashed line of 1:1 cutRampCRUParkingParkingBike37.30mPRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2016-11-07File name: 1529 Architectural 2016-10-11.vwxDate: 2016, October 188:53:07 AM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB / JMDate: Scale1529C3 Mixed Use ProjectCivic Address:22335 Mcintosh AveMaple Ridge BCAs NotedBuilding SectionsIssued for DP & DVP16-3-28Legal Address:Parcel F (Consolidation of lot 16 & 17,see BB4084864) District Lot 398 1 NWD Plan 3206PID #:029-654-424www.bisskyarchitecture.caSheetDP3.0PRELIMINARY ONLYNOT FOR CONSTRUCTIONIssued for ADP Review16-10-18Property LineBuilding Section 2-2Scale: 1/8" = 1'-0"5'-158"13'-1012"9'-1078"9'-1078"9'-1078"9'-1078"12'-018"9'-6"8'-1012"RoofDeckunderground ParkingProperty LineParkingLobbyunderground ParkingStair 2Stair 113'-1038"61'-158"4'-6"ElevatorShaft2.10mFloor 241.66mFloor 138mFloor 344.68mFloor 447.7mFloor 550.72mRoof Peak58.53mFloor 653.74m51'-712"[15.735m]15'-878"9'-1078"9'-1078"9'-1078"9'-1078"12'-0"Parking ToS35.1m0.60m2.30m37.50mRefuse2.09m3.2.6.1. (d) Max Floor Level 18m59'-058"[18.00m]69'-778"[21.23m]37.30m9'-618"Building Section 3-3Scale: 1/8" = 1'-0"4'-0"Rampunderground ParkingCRU 101RoofDeckRoofDeckProperty LineProperty LineFloor 138mParking ToS35.1m7'-6"2.29m2.35mProperty LineProperty LineBuilding Section 1-1Scale: 1/8" = 1'-0"undergroundParkingParkingCRUServiceStorm waterdetention tankFloor 138mexitParking ToS35.1m2.21mRamp APPENDIX D PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2016-11-07File name: 1529 Architectural 2016-10-11.vwxDate: 2016, October 188:53:02 AM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB / JMDate: Scale1529C3 Mixed Use ProjectCivic Address:22335 Mcintosh AveMaple Ridge BCAs NotedPerspective ViewNorth WestIssued for DP & DVP16-3-28Legal Address:Parcel F (Consolidation of lot 16 & 17,see BB4084864) District Lot 398 1 NWD Plan 3206PID #:029-654-424www.bisskyarchitecture.caSheetDP6.0PRELIMINARY ONLYNOT FOR CONSTRUCTIONIssued for ADP Review16-10-18APPENDIX E PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2016-11-07File name: 1529 Architectural 2016-10-11.vwxDate: 2016, October 188:52:59 AM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB / JMDate: Scale1529C3 Mixed Use ProjectCivic Address:22335 Mcintosh AveMaple Ridge BCAs NotedPerspective ViewSouthIssued for DP & DVP16-3-28Legal Address:Parcel F (Consolidation of lot 16 & 17,see BB4084864) District Lot 398 1 NWD Plan 3206PID #:029-654-424www.bisskyarchitecture.caSheetDP6.1PRELIMINARY ONLYNOT FOR CONSTRUCTIONIssued for ADP Review16-10-18 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: 11-5255-50-092 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract ITT-EN16-58: Sanitary Sewer Replacement by Pipe Bursting on River Road (Kanaka Creek - McKay Avenue) EXECUTIVE SUMMARY: The replacement of the sanitary sewer trunk main that services the Albion Industrial Area and southern Albion residential area is identified to provide service to existing businesses and potential future businesses. The sanitary sewer main has been systematically replaced over the last three years. All that remains for upsizing is the last twelve sections from McKay Avenue to Kanaka Creek. The Sanitary Sewer Replacement by Pipe Bursting on River Road project is in the City’s approved 2016 Financial Plan. The project entails the replacement and upsizing of approximately 1,285 meters of sanitary sewer at a depth of 6m (20ft). Trenchless technology (pipe-bursting) was selected as the appropriate sewer replacement method instead of the traditional open cut method, due to several complex site constraints. An Invitation to Tender to replace all twelve sections was issued on October 28, 2016 and closed on November 24, 2016. One tender was received to replace all twelve sections, submitted by PW Trenchless Ltd. at $3,109,506.00 (excluding taxes). The 2016 Financial Plan budget for this sanitary sewer replacement is $1,800,000.00 from Development Cost Charges. The most difficult sewer main sections to be replaced are seven sewer main sections in the proximity of Kanaka Creek, which are over 6m deep and within an easement in Metro Vancouver’s Kanaka Creek Park. City staff negotiated revised pricing with PW Trenchless Ltd. for the replacement of these seven most critical sections. The negotiated value of that work is $2,006,809.15. Staff have reviewed the tender and revised pricing and recommend that the project proceed to replace the seven most critical sections. The last five sections will be included in 2018 Financial Plan budget for consideration by Council. Additional funding will come from the Sewer Utility and a contingency will be funded from the Sewage Rehabilitation Program. Council approval to award the contract is required for the work to proceed. RECOMMENDATION: THAT Contract ITT-EN16-58: Sanitary Sewer Replacement by Pipe Bursting on River Road (Kanaka Creek – McKay Avenue) be awarded to PW Trenchless Ltd. in the amount of $2,006,809.15 excluding taxes; and THAT the Financial Plan be amended to increase project funding by $217,000.00 from the Sew er Utility; and THAT a contract contingency of $290,000.00 be approved and funded from the Sewage Rehabilitation Program to address additional contract items if needed; and further THAT the Corporate Officer be authorized to execute the contract. 1107 DISCUSSION: a) Background Context: The replacement of the sanitary sewer trunk main that services the Albion Industrial Area and southern Albion residential area is identified to provide service to existing businesses and potential future businesses. The sanitary sewer main has been systematically replaced over the last three years. All that remains for upsizing is the last twelve sections from McKay Avenue to Kanaka Creek. The Sanitary Sewer Replacement by Pipe Bursting on River Road project is in the City’s approved 2016 Financial Plan. The project entails the replacement and upsizing of approximately 1,285 meters of sanitary sewer at a depth of 6m (20ft). Trenchless technology (pipe-bursting) was selected as the appropriate sewer replacement method instead of the traditional open cut method, due to several complex site constraints. An Invitation to Tender to replace all twelve sections was issued on October 28, 2016 and closed on November 24, 2016. One tender was received to replace all twelve sections, submitted by PW Trenchless Ltd. at $3,109,506.00 (excluding taxes). The 2016 Financial Plan budget for this sanitary sewer replacement is $1,800,000.00 from Development Cost Charges. Tender results An Invitation to Tender was issued on October 28, 2016 for the Sanitary Sewer Replacement by Pipe Bursting on River Road and closed on November 24, 2016. One compliant tender was submitted as noted below: PW Trenchless Ltd. is recognized as an industry leader in pipe bursting technology. The most difficult sewer main sections to be replaced are seven sewer main sections in the proximity of Kanaka Creek, which are over 6m deep and in an easement in Metro Vancouver’s Kanaka Creek Park. City staff negotiated revised pricing from PW Trenchless Ltd. for the replacement of these seven most critical sections. b) Desired Outcome: The desired outcome is to construct the necessary sewer replacement to service the Albion area for both now and in the future. c) Strategic Alignment: The Corporate Strategic Plan has directed staff to manage municipal infrastructure through infrastructure plans. The design to upgrade this system has been completed and it is now appropriate to complete the construction. d) Citizens/Customer Implications: The replacement of the sanitary sewer is important to ensure that servicing to existing businesses continues. The pipe will be sized for future development. Construction will commence soon after the project is awarded and attempts will be made to minimize the impact to everyday traffic, residents, and businesses in the neighbourhood. River Road is expected to remain open to traffic throughout the construction. Tender Price (excluding taxes) PW Trenchless Ltd. 3,109,506.00 Notifications will be delivered to surrounding residents informing of the project. The general public will be informed of the construction project, progress and with updates through the City’s website and social media sources. e) Interdepartmental Implications: The Engineering Department has worked with the Operations Department in developing this project. f) Business Plan/Financial Implications: The approved 2016 Financial Plan provides $1,800,000.00 from Development Cost Charges. Costs to date are $10,000.00 leaving a shortfall of $217,000.00, which would be funded from the Sewer Utility Fund. Due to the complexity of this sanitary sewer replacement project using pipe bursting, staff recommend a contract contingency in the amount of $290,000.00 be approved from the Sewage System Rehabilitation Project to address additional contract items if needed. CONCLUSIONS: The replacement of sanitary sewer in the Albion Industrial Area is required to continue to serve existing businesses and for future development. It is recommended that Council approve the award to PW Trenchless Ltd. “Original signed by Jeff Boehmer” “Original signed by Trevor Thompson” Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA Manager of Design & Construction Concurrence: Manager of Financial Planning “Original signed by David Pollock” Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by E.C. Swabey” Concurrence: E.C. Swabey Chief Administrative Officer CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: January 23, 2017 and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: RFP-OP14-16 FROM:FROM:FROM:FROM: Chief Administrative Officer ATTN: ATTN: ATTN: ATTN: Committee of the WholeCommittee of the WholeCommittee of the WholeCommittee of the Whole SUBJECTSUBJECTSUBJECTSUBJECT: Contract Renewal Award: Traffic Flagging Services EXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARY: On October 15, 2014, the City publicly issued a Request for Proposals (RFP) to establish a select list of qualified flagging companies to provide the City with traffic control services on an as and when required basis. Following an extensive detailed review of the proposals, three companies were selected. The Contract with each of the companies is one (1) year with four (4) options to renew annually. After review of the previous one year performance, staff recommended renewing the contracts for an additional one year period. This renewal would be the second renewal year leaving two more one year options. RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION: That the That the That the That the “Traffic Flagging Services’ “Traffic Flagging Services’ “Traffic Flagging Services’ “Traffic Flagging Services’ contractcontractcontractcontracts be renewed with Go Traffic Management Inc., Ansan s be renewed with Go Traffic Management Inc., Ansan s be renewed with Go Traffic Management Inc., Ansan s be renewed with Go Traffic Management Inc., Ansan IndusIndusIndusIndustries Ltd., and BCRS Road Safe Inc., for an additional one year period and ftries Ltd., and BCRS Road Safe Inc., for an additional one year period and ftries Ltd., and BCRS Road Safe Inc., for an additional one year period and ftries Ltd., and BCRS Road Safe Inc., for an additional one year period and furthermore, urthermore, urthermore, urthermore, that the that the that the that the Corporate Officer be authorized to Corporate Officer be authorized to Corporate Officer be authorized to Corporate Officer be authorized to executeexecuteexecuteexecute the contractthe contractthe contractthe contractssss.... DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION: a)a)a)a) Background Context:Background Context:Background Context:Background Context: Traffic flagging services provide support to various departments in construction and emergent sites by providing traffic control plans, traffic control supervision, traffic control equipment and traffic control personnel. Safety of crews and the public is of the utmost importance and the commitment for professional and Worksafe compliant work sites is imperative. Following the issuance of a Request for Proposals, 10 submissions were received. Following and extensive detailed review of the proposals, three companies were selected as best qualified to do the work. 1108 Contracts were awarded to Go Traffic Management Inc., Ansan Industries Ltd., and BCRS Road safe Inc., for the provision of flagging services on an as and when required basis. The companies have performed in a professional, responsive and cost effective manner to date. After review of the previous one year performance of the three contractors’, this report recommends renewing the Contracts with the three Contractor’s for an additional one year period. b)b)b)b) Financial Implications:Financial Implications:Financial Implications:Financial Implications: Annual traffic control flagging costs vary depending on planned and unplanned workload. Through 2015 and 2016, the City expended approximately $400,000 in total annually for these three companies, which is within the approved 2017 budget amounts. CONCLUSION: CONCLUSION: CONCLUSION: CONCLUSION: The City of Maple Ridge currently has contracts with three companies. Those contracts allow for and annual extension. Based on the previous years performance of the companies, this report recommends extending their contracts for one year. “original signed by Walter Oleschak” _______________________________________________ Prepared by: Walter OleschakWalter OleschakWalter OleschakWalter Oleschak Superintendent of Roads and FleetSuperintendent of Roads and FleetSuperintendent of Roads and FleetSuperintendent of Roads and Fleet “original signed by James Storey” _______________________________________________ Approved by: James StoreyJames StoreyJames StoreyJames Storey Director Director Director Director of Engineering Operationsof Engineering Operationsof Engineering Operationsof Engineering Operations “original signed by Frank Quinn” _______________________________________________ Approved by: Frank QuinnFrank QuinnFrank QuinnFrank Quinn, MBA, P.Eng., MBA, P.Eng., MBA, P.Eng., MBA, P.Eng. General Manager, Public Works and Development ServicesGeneral Manager, Public Works and Development ServicesGeneral Manager, Public Works and Development ServicesGeneral Manager, Public Works and Development Services “original signed by Ted Swabey” _______________________________________________ Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: January 23, 2017 and Members of Council FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING: MEETING: MEETING: MEETING: Committee of the Whole SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended December 31, 2016 EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION: That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended December 31December 31December 31December 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for information only.information only.information only.information only. GENERALGENERALGENERALGENERAL $$$$ 12,160,40312,160,40312,160,40312,160,403 PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,819,6301,819,6301,819,6301,819,630 PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 99997,5657,5657,5657,565 $$$$ 14,077,59814,077,59814,077,59814,077,598 DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: a)a)a)a) Background Context:Background Context:Background Context:Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c)c)c)c) Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • B & B Contracting – 128 Ave road & drainage improvements $ 843,011 • BA Blacktop – 240 St road improvements $ 163,922 • Eurovia BC – 203 St road & drainage improvements $ 738,811 • Fraser Valley Regional Library – 4th quarter member assessment $ 657,001 • G.V. Water District – Water consumption Aug 31 – Oct 4/16 $ 795,664 • Municipal Insurance – Property insurance $ 612,826 • Receiver General – RCMP contract Jul 1 – Sep 30/16 $ 4,085,763 • Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713 d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications: Corporate governance practice includes reporting the disbursements to Council monthly. CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS: The disbursements for the month ended December 31, 2016 have been reviewed and are in order. Original signed by G’Ann Rygg ______________________________________________ Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II Original signed by Trevor Thompson _______________________________________________ Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning Original signed by Paul Gill _______________________________________________ Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services Original signed by E.C. Swabey _______________________________________________ Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT AOK Tree Service Ltd Chipping program 15,244 Action Data Communications Mitel phone system 3 year maintenance agreement 73,029 Al Mortgageline Ltd.Security refund 27,500 ATS Traffic Speed read boards 57,362 B & B Contracting Ltd 128 Ave road & drainage improvements (216 St to 224 St)843,011 BA Blacktop 240 St road improvements (102 Ave - 104 Ave)163,922 BC Hydro Electricity 136,449 BC Hydro & Power Authority Raise three manhole lids on 203 St & 124 Ave 15,868 BC SPCA Contract payment - Nov & Dec 57,116 Boileau Electric & Pole Ltd Maintenance: Banners 305 Hammond Community Centre 107 Memorial Park 102 Street lights 857 Street signs 321 Traffic signals 178 LED playfield lighting at Albion Sports Complex 19,735 Firehall #3 generator installation 113,045 134,650 CUPE Local 622 Dues - pay periods 16/24 & 16/25 24,799 Cansel Survey Equipment AutoCAD 3 year maintenance subscription 46,191 Chevron Canada Ltd Gasoline & diesel fuel 51,308 City Of Pitt Meadows PM Arena operating costshare Jan to Oct 2016 70,851 PM Family Rec Centre Telus & internet charges to Sep & Oct 3,842 PM Seniors Centre landscaping Jul to Sep 672 75,365 Cobing Building Solutions Electrical/Mechanical Maintenance: City Hall 716 Firehalls 10,231 Hammond Community Centre 615 Library 1,847 Leisure Centre 6,417 Operations 174 RCMP 1,557 Whonnock Lake Community Centre 248 21,805 Convergent Information Systems Mobile device management software 19,255 Donald Luxton And Associates Heritage consulting services - museum 6,300 Heritage inventory review & update 11,130 17,430 Eagle West Crane & Rigging Concrete barriers for parking lot at Albion Sports Complex 22,951 Eecol Electric Corp - Langley Christmas lights 604 Leisure Centre pool deck lighting 34,827 35,431 Eurovia British Columbia 203 St road & drainage improvements (Lougheed Hwy to Golden Ears Way)738,811 Fraser City Installations Ltd Speed read board installations 19,067 Fraser Valley Regional Library 4th quarter member assessment 657,001 Annual capital replacement funding 40,000 697,001 Fred Surridge Ltd Waterworks supplies 16,254 Gotraffic Management Inc Traffic control 19,534 Greater Vanc Water District Water consumption Aug 31 - Oct 4/16 795,664 Hallmark Facility Services Inc Janitorial services & supplies: City Hall 3,793 Firehalls 4,552 Library 4,284 Operations 4,070 Pitt Meadows Heritage Hall - Oct 147 Randy Herman Building 4,766 RCMP 4,327 South Bonson Community Centre - Aug to Oct 2,492 28,430 Horizon Landscape Contractors Grass cutting 31,006 Jacks Automotive & Welding Fire Dept equipment repairs 19,885 Jackson Ridge Project Security refund 87,076 Kerr Wood Leidal Associates Integrated stormwater management planning & stream monitoring 29,607 Lafarge Canada Inc Roadworks material 16,908 CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016MONTHLY DISBURSEMENTS - DECEMBER 2016 VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT MacLean Homes Security refund 40,361 Manulife Financial Employer/employee remittance 150,676 Maple Ridge & PM Arts Council Arts Centre contract payment 53,102 Program revenue 5,494 Theatre rental 6,073 64,668 McElhanney Consulting Services 203 St road & drainage improvements (DTR to Golden Ears Way)26,949 Medical Services Plan Employee medical & health premiums 40,230 Microsoft Corporation Annual software licensing 141,949 Modern Ground Maintenance Ltd Chipping program 17,526 MR PM Community Services Youth Justice support 15,800 Municipal Insurance Assoc Property insurance 612,826 Municipal Pension Plan BC Employer/employee remittance 470,731 nWallace & Company Ltd.Operations storage building & shed construction 110,940 Popular Landscaping & Gardenin Silver Valley landscape works 2016 15,939 PW Trenchless Construction Inc Culvert replacement program - 25600 Block of Dewdney Trunk Road 16,297 RCMP -Receiver General For Cda RCMP contract Jul 1 - Sep 30/16 4,085,763 Receiver General For Canada Employer/Employee remittance PP16/24 & PP16/25 572,690 Ridge Meadows Recycling Society Monthly contract for recycling 189,713 Weekly recycling 355 Litter pickup contract 1,320 Toilet rebate program 210 191,598 Sirta Enterprises Landscaping at Rainbow Creek 19,950 Stantec Consulting Ltd 225 St pump station upgrade 20,753 263 St water pump station replacement 31,147 270A St reservoir & pump station 9,018 60,918 Swing Time Distributors Ltd Tolmie Park play equipment 51,524 Tempest Development Group Annual software support 65,203 Parking ticket implementation services 4,043 69,246 Total Power Ltd Generator maintenance: City Hall 206 Firehalls 619 Operations 206 Pump stations 15,192 RCMP 206 Whonnock Community Centre 207 16,636 Triahn Enterprises Ltd 108 Ave watermain & PRV chamber 57,745 True Light Building Water service connection fee refund 33,773 Warrington PCI Management Advance for Tower common costs plus expenses 61,200 Westridge Security Ltd Celebrate the Night patrols 78 Community security patrols - Oct & Nov 13,180 Downtown core patrols - Oct & Nov 6,022 Safe walk program 156 19,436 Whistler Center-Sustainability Tourism strategy plan 17,739 Disbursements In Excess $15,000 11,321,03711,321,03711,321,03711,321,037 Disbursements Under $15,000 839,366839,366839,366839,366 Total Payee Disbursements 12,160,40312,160,40312,160,40312,160,403 Payroll PP16/25 & PP16/26 1,819,6301,819,6301,819,6301,819,630 Purchase Cards - Payment 97,56597,56597,56597,565 Total Disbursements December 2016 14,077,59814,077,59814,077,59814,077,598 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read and Members of Council MEETING DATE: January 23, 2017 FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: 2016-2020 Financial Plan Amending Bylaw No. 7307-2017 EXECUTIVE SUMMARY: The 2016-2020 Financial Plan needs to be updated to bring 2016 costs up-to-date and to reflect decisions of Council since the plan was last approved. 2017-2020 costs have also been updated and are identical to the recently adopted 2017-2021 Financial Plan Bylaw No. 7300-2016. RECOMMENDATION(S): That Maple Ridge 2016-2020 Financial Plan Amending Bylaw No. 7307 - 2017 be given first, second and third readings. DISCUSSION: a)Background Context In December 2015, the 2016-2020 Business Plans and overview of the Financial Plan were presented to Council at public meetings, and the 2016-2020 Financial Plan Bylaw 7194-2015 was adopted in January 2016. That plan was amended by bylaw in May 2016 to reflect 2016 property value assessments. The amendment also included capital and operating projects approved in the 2015-2019 Financial Plan, but were not yet complete. The 2016-2020 Financial Plan needs to be updated to bring costs up-to-date and to reflect decisions of Council since the plan was last approved. The changes are outlined in the Financial Plan Implications section of this report. b)Financial Plan Implications: Since the 2016-2020 Financial Plan was last adopted, Council has authorized the following: Public Health Facility Land Acquisition on Lougheed Highway PRC Infrastructure Concept & Design Whonnock Lake Park – 27610 Dewdney Cost increases for three parks (241 and 112, Merkley expansion and Silver Valley) 128 Ave (216-224) 1132 2  Fire vehicles and turnout gear for firefighters  Renovations to the Randy Herman building, City offices and Operations Centre The total cost of these projects is $5.5 million, $2.9 million of which is funded from General Revenue Accumulated Surplus and $2.6 million from Development Cost Charges. The following additional items are funded $114,000 from the Protective Services Reserve and $56,000 from Accumulated Surplus:  Safer Downtown Community Liaison  Alouette Addictions Downtown Clean Team  PM Airport Governance Review  Pride Crosswalk  Curbside Waste Collection Research  Rapid Transit Study In addition to the foregoing, park acquisition costs have been updated in the Financial Plan and our DCC Bylaw is being updated. As a result, the 2016 costs to be funded from Development Cost Charges have increased by $11 million. The General Revenue share of these projects is $1.5 million and is funded from Accumulated Surplus and reserves. Capital costs for 2017 to 2020 have been updated to reflect the recently adopted 2017-2021 Financial Plan Bylaw No. 7300-2016. Overall, total impact on accumulated surplus from all the changes outlined above is $3.9 million. c) Desired Outcome: A financial plan that is consistent with Council’s direction, and accurately reflects planned expenditures and methods of funding. d) Strategic Alignment: All departments’ Business Plans were prepared in accordance with Business Planning Guidelines; the Financial Plan reflects Council’s Strategic Financial Sustainability Policies, Infrastructure Funding Strategy and other master plans. e) Citizen/Customer Implications: The amendments draw on accumulated surplus, development cost charges and other reserves. There is no impact on the tax increase. f) Statutory Requirements and Policy Implications: The Financial Plan has been prepared in accordance with statutory requirements and Municipal financial policies. The Community Charter requires that the Financial Plan Bylaw includes disclosure of the proportions of revenue proposed to come from various funding sources, the distribution of property taxes among property classes and the use of permissive tax exemptions. 3 CONCLUSIONS: Throughout the course of the year, Council approves matters which are not in the Adopted Financial Plan. This Financial Plan Amending Bylaw incorporates these decisions. This amendment will also ensure that we meet statutory requirements to align the Financial Plan with the update to the Development Cost Charges (DCC) Imposition Bylaw that will be brought to Council in the coming months. “Original signed by C.K. Lee” Prepared by: C.K. Lee, Financial Analyst “Original signed by Trevor Thompson” Approved by: Trevor Thompson, Manager of Financial Planning “Original signed by Paul Gill” Approved by: Paul Gill, General Manager Corporate and Financial Services “Original signed by Frank Quinn” Approved by: Frank Quinn, General Manager, Public Works & Development “Original signed by Kelly Swift” Approved by: Kelly Swift, General Manager, Parks, Recreation & Cultural Services “Original signed by E.C. Swabey” Approved by: E.C. Swabey Chief Administrative Officer CITY OF MAPLE RIDGE BYLAW NO. 7307-2017 A bylaw to amend Maple Ridge 2016-2020 Financial Plan Bylaw No. 7194-2015 ____________________________________________________________________________________ WHEREAS, through a public process in an open meeting the business and financial plans were presented; AND WHEREAS, Council deems this to be a process of public consultation under Section 166 of the Community Charter; The Council for the City of Maple Ridge ENACTS AS FOLLOWS: 1. This Bylaw may be cited as “Maple Ridge 2016-2020 Financial Plan Amending Bylaw No. 7307- 2017”. 2. Statement 1, Statement 2 and Statement 3 attached to and forming part of Maple Ridge 2016- 2020 Financial Plan Bylaw 7194-2015 are deleted in their entirety and replaced by Statement 1, Statement 2 and Statement 3 attached and forming part of Maple Ridge 2016-2020 Financial Plan Amending Bylaw No. 7307-2017. READ a first time the day of , 20 . READ a second time the day of , 20 . READ a third time the day of , 20 . 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 Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7307-2017 Statement 1 Consolidated Financial Plan 2016-2020 (in $ thousands) 2016 2017 2018 2019 2020 REVENUES Revenues Development Fees Developer Contributed Assets 16,500 20,000 20,000 20,000 20,000 Developer Cost Charges 49,975 4,478 1,189 5,703 8,906 Developer Specified Projects - - - - - Parkland Acquisition 1,403 200 200 200 200 Contributions from Others 2,143 1,300 1,338 1,307 1,329 Development Fees Total 70,021 25,978 22,727 27,210 30,435 Property Taxes 74,471 78,526 82,600 86,828 91,255 Parcel Charges 2,906 3,012 3,085 3,181 3,282 Fees & Charges 41,020 40,256 41,793 43,409 44,994 Interest 1,883 1,898 1,913 1,928 1,943 Grants (Other Govts) 5,951 4,500 3,899 3,709 4,168 Property Sales 1,500 1,500 1,500 1,500 1,000 Total Revenues 197,752 155,670 157,517 167,765 177,077 EXPENDITURES Operating Expenditures Interest Payments on Debt 1,970 2,006 1,940 1,815 1,687 Amortization Expense 19,780 19,780 19,780 19,780 19,780 Other Expenditures 109,571 103,333 106,439 109,898 113,589 Total Expenditures 131,321 125,119 128,159 131,493 135,056 ANNUAL SURPLUS 66,531 30,551 29,358 36,272 42,021 Add Back: Amortization Exp (Surplus) 19,780 19,780 19,780 19,780 19,780 Less: Capital Expenditures 111,551 32,952 27,831 24,859 26,520 Less: Developer Contributed Capital 16,500 20,000 20,000 20,000 20,000 CHANGE IN FINANCIAL POSITION (41,840) (2,621) 1,307 11,193 15,281 OTHER REVENUES Add: Borrowing Proceeds 7,046 6,000 7,000 - - OTHER EXPENDITURES Less: Principal Payments on Debt 3,476 3,706 3,723 3,803 3,886 TOTAL REVENUES LESS EXPENSES (38,270) (327) 4,584 7,390 11,395 INTERNAL TRANSFERS Transfer from Reserve Funds Capital Works Reserve 10,584 3,849 150 150 150 Equipment Replacement Reserve 6,032 2,298 3,921 2,307 1,671 Fire Department Capital Reserve 2,513 585 - - - Land Reserve - - - - - Local Improvement Reserve - - - - - Sanitary Sewer Reserve - - - - - Transfer from Reserve Fund Total 19,129 6,732 4,071 2,457 1,821 Less :Transfer to Reserve Funds Capital Works Reserve 3,820 1,915 3,364 3,803 2,292 Equipment Replacement Reserve 2,647 2,760 2,893 3,028 3,192 Fire Dept. Capital Acquisition 709 783 861 991 1,127 Land Reserve 5 5 5 5 5 Local Improvement Reserve - - - - - Sanitary Sewer Reserve 30 30 30 30 30 Total Transfer to Reserve Funds 7,211 5,493 7,153 7,857 6,646 Transfer from (to) Own Reserves 24,823 (74) (271) (826) (1,303) Transfer from (to) Surplus 1,529 (838) (1,231) (1,164) (5,267) Transfer from (to) Surplus & own Reserves 26,352 (912) (1,502) (1,990) (6,570) TOTAL INTERNAL TRANSFERS 38,270 327 (4,584) (7,390) (11,395) BALANCED BUDGET - - - - - Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7307-2017 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 74,471 36.4 78,526 48.6 82,600 50.2 86,828 51.8 91,255 51.5 Parcel Charges 2,906 1.4 3,012 1.9 3,085 1.9 3,181 1.9 3,282 1.9 Fees & Charges 41,020 20.0 40,256 24.9 41,793 25.4 43,409 25.9 44,994 25.4 Borrowing Proceeds 7,046 3.4 6,000 3.7 7,000 4.3 - - - - Other Sources 79,355 38.7 33,876 21.0 30,039 18.3 34,347 20.5 37,546 21.2 Total Revenues 204,798 100 161,670 100 164,517 100 167,765 100 177,077 100 Other Sources include: Development Fees Total 70,021 34.2 25,978 16.1 22,727 13.8 27,210 16.2 30,435 17.2 Interest 1,883 0.9 1,898 1.2 1,913 1.2 1,928 1.1 1,943 1.1 Grants (Other Govts) 5,951 2.9 4,500 2.8 3,899 2.4 3,709 2.2 4,168 2.4 Property Sales 1,500 0.7 1,500 0.9 1,500 0.9 1,500 0.9 1,000 0.6 79,355 38.7 33,876 21.0 30,039 18.3 34,347 20.5 37,546 21.2 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 are comprised 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 7307-2017 Statement 2 (cont.) Revenue and Property Tax Policy Disclosure Fees & Charges 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 when it makes sense, and with caution 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 previously approved borrowing 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 Property Tax Revenue Distribution Property Class Taxation Revenue Assessed Value Tax Rate Multiple ('000s) ('000s) ($/1000) (Rate/Res.Rate) 1 Residential 56,532 78.3% 12,918,297 91.2% 4.3761 1.00 2 Utility 541 0.8% 13,516 0.1% 40.0000 9.14 4 Major Industry 591 0.8% 17,291 0.1% 34.1952 7.81 5 Light Industry 2,760 3.8% 232,323 1.7% 11.8801 2.71 6 Business/Other 11,565 16.0% 973,520 6.9% 11.8801 2.71 8 Rec./ Non-Profit 39 0.1% 2,577 0.0% 15.2783 3.49 9 Farm 164 0.2% 4,852 0.0% 33.7082 7.70 Total 72,192 100% 14,162,376 100% Attachment to Maple Ridge 2016-2020 Financial Plan Bylaw 7307-2017 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 Economic Development 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. In 2016, the increase was reduced from 3.15% to 1.85% to reduce the relative property tax burden for these properties. A review was done on the Major Industry Class rates and the recommendation from the Audit and Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support additional investments in the subject property and to keep rates competitive. In 2014 and 2015, property taxes charged to major industrial class properties were reduced by $70,000 in each year. In reviewing tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax burden are considered. The impact that assessed values have when comparing to 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 7307-2017 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 misconstrued. This disclosure is required under the Local Government Act s. 560 (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 367,233 Source of Funding Development Fees Development Cost Charges 159,597 Parkland Acquisition Reserve 200 Contribution from Others 4,304 164,101 Borrowing Proceeds - Grants 43,314 Transfer from Reserve Funds 28,687 Revenue Funds 131,131 203,132 367,233 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 23, 2017 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: COW SUBJECT: Parks, Recreation and Culture Governance Model EXECUTIVE SUMMARY: Staff researched governance structures currently used in the region by other municipalities for Parks, Recreation and Cultural Services to assist with identifying the best model for Maple Ridge. Staff’s recommendation is to employ a Stakeholder Engagement Model that will bring stakeholder input and staff recommendations directly to Council rather than to an advisory group for eighteen months, and to review the option of creating an advisory Committee at the end of that period. RECOMMENDATION: 1.That staff continue to utilize a stakeholder engagement model for guiding Parks, Recreation and Culture planning. 2.That staff report back to Council after eighteen months on an advisory committee for Parks, Recreation and Culture. DISCUSSION: a)Background Context: In prior years the Cities of Maple Ridge and Pitt Meadows delivered Parks, Recreation and Cultural Services under a joint model operated by the Maple Ridge and Pitt Meadows Parks & Leisure Services Commission (the Commission). In this model, the Commission was the policy making body for Parks, Recreation and Culture (PRC). Stakeholder input and staff recommendations were brought to the Commission who then determined whether or not to support or forward recommendations to Council. The joint operating agreement concluded on October 31, 2016, and the bylaw governing the Commission was rescinded on November 7, 2016. Staff have researched governance structures in other communities for Parks, Recreation and Culture, and assessed how they may be applied in Maple Ridge. Advisory Committees are used most often. In addition some communities have a Commission and other communities have no intermediate body in place. Current Governance Structure: 1.Council is currently the policy making body for Parks, Recreation and Culture. This authority became effective when the Commission bylaw was rescinded. 1151 2. There are three Committee’s of Council within the Parks, Recreation and Culture Division:  The Maple Ridge Public Art Steering Committee  The Maple Ridge Social Policy Advisory Committee, and  The Maple Ridge / Pitt Meadows Accessibility Committee. Membership on each Committee of Council includes a Council representative, subject matter experts, agency liaisons, and citizens with a passion for the particular topic area. Each Committee is supported by the Clerks Department and has a small operating budget. Committees of Council also have the ability to form ad hoc advisory or task groups from time to time, and one recent example was a sub-Committee of the Social Policy Advisory Committee that planned a series of public forums titled the Community Dialogue on Homelessness. Communication with School District No. 42 (SD42) The Master Agreement on Cooperation for the Joint Use of Public Facilities and Coordination of Services (Master Agreement) was updated in 2016 and adopted by Maple Ridge Council and the SD42 that same year. Just recently it was also adopted by the City of Pitt Meadows and the Master Agreement is now in effect. This agreement guides staff on how the Cities and SD42 collaborate to gain efficiencies and improve service to citizens. The Steering Committee for the Master Agreement meets monthly to discuss ongoing business and upcoming initiatives and opportunities, and is responsible for bringing items forward to the Board of Education for SD42 and Council when appropriate. A recent example is the collaboration between SD42 and the City of Maple Ridge on a proposed Elementary School, Neighbourhood Learning Centre and Community Centre in Albion. In addition, Council and the Board of Education hold Joint Meetings a few times each year and this provides a venue for the two parties to confer on matters important to the community. For example, at the Joint SD42 / Council Meeting on November 9, 2016, the agenda included updates on the proposed parks, recreation and culture infrastructure concept plans and related community consultation program as well as other matters such as walkability and public transit. In September 2016, prior to the finalization of the Master Agreement, Mike Murray, Chairperson of the Board of Education provided correspondence to Mayor and Council asking that a body be established to replace the Commission. (Attached). The formation of such a Committee is discussed below. Advisory Committee Discussion An advisory Committee for Parks, Recreation and Cultural Services would provide a valuable forum to review and provide feedback to Council on a range of topics, and is the typical model applied in most other communities. The type of topics likely to be referred to an advisory committee might include policy updates, proposed facility development concept and consultation plans, neighbourhood park naming, and new service area initiatives that may be proposed. An advisory committee structure requires representative membership that reflects the range of services provided and some depth of knowledge on the topics Council is likely to seek feedback on. Adding an advisory Committee layer to the decision making process will increase the time required to bring items forward to Council for decision-making. For example, if a Committee meets monthly, a report would be presented at that meeting prior to it being brought to Council thus increasing the time it takes for an item to reach Council for consideration. Staff support to an advisory Committee requires significant staff time in the preparation of reports, agendas and overseeing the management of the Committee. This work goes beyond member recruitment, orientations and meeting logistics and involves both the Clerks and PRC Departments. Consequently, an advisory Committee structure will draw some staff resources away from other work and will increase time spent to keep both an Advisory Committee and Council apprised and involved in decision making. Also notable is that staff are currently working with Council on a number of significant initiatives such as the proposed Parks, Recreation and Culture infrastructure projects which includes a comprehensive community consultation program, and it may pose additional challenges to introduce an advisory committee in the midst of this process. Stakeholder Engagement Model Maple Ridge is fortunate to have a wide range of community groups who represent specific areas of interest such as sports, field use, seniors services, youth services, arts and cultural services, festivals, theatre, trail planning, aquatics, volunteer services, and others. These groups are available to staff and Council when information and advice is sought on a particular service area. Consequently, staff also considered employing a Stakeholder Engagement Model for eighteen months. In this scenario, staff would continue to engage stakeholders in policy, bylaw, and planning decisions prior to bringing them before Council. However, this information would be brought directly to Council rather than to an intermediate body to review and approve. This will allow staff to support Council to move current projects forward in a timely manner, and it will allow time to reflect on where gaps may exist regarding Council’s ability to get information and advice from the community that will help to formulate the composition of a future advisory committee. Advantages of this model are that it continues to engage subject matter experts in a timely manner, and allows staff to focus resources on projects and liaison with stakeholders and Council. It avoids a requirement at this time for staff to invest resources into establishing, developing and reporting to an advisory Committee. Disadvantages are that it eliminates a valuable moment of reflection and input from a representative group with responsibility to advise Council on matters related to this service area. The rationale for postponing this benefit is that we are in the midst of a complex planning and engagement process which makes the establishment and development of such a committee more difficult given that they will not have been involved in planning or initial stages of the infrastructure concepts and consultation program. Desired Outcome: To ensure that Council has access to timely information and advice regarding policy, bylaw and planning decisions for Parks, Recreation and Cultural Services. b) Strategic Alignment: An objective outlined in Section 4.1.3 of the OCP encourages resident participation on Council Advisory Committess to provide opportunities for input into decision making and to improve the understanding of municipal processes. c) Citizen/Customer Implications: In both options discussed in this report stakeholder groups are afforded the opportunity to participate in the decision making process for policy, bylaw, and planning decisions as has historically been the case. d) Interdepartmental Implications: Utilizing a Stakeholder Engagement Model avoids the need to rely on the Clerks department for Committee support at this time. e) Business Plan/Financial Implications: There are no funding implications at this time if Council proceeds with the use of a Stakeholder Engagement Model. When Council considers the creation of an Advisory Committee, funding requirements will likely be $5,000.00 but will be more fully defined at that time. This includes support from Clerks Department staff estimated at $3,000 per year, and a Committee budget of $2,000 for miscellaneious expenses as well as appropriate training or conferences. This is in keeping with the level of support that other Committees of Council receive. f) Alternatives: If Council wishes to establish a Committee of Council advisory format for PRC sooner than recommended, staff would be seeking Council’s input regarding the composition of the types of items that would be referred to this group and suggestions on member groups that Council would like represented on the Committee. CONCLUSIONS: The current approach that staff are utilizing is a Stakeholder Engagement Model. Now that Council is the policy making body for PRC, staff recommendations and stakeholder input is being brought directly to Council rather than to an intermediate body such as the Commission. Staff recommend that we continue to employ the Stakeholder Engagement Model for a period of eighteen months while staff and Council are working on significant projects such as the Parks, Recreation and Cultural facility proposals, noting that this process includes extensive community consultation. At the conclusion of that period Council may revisit the establishment of an advisory committee as a component of the governance structure for Parks, Recreation and Cultural Services. “Original signed by Kelly Swift” Approved by: Kelly Swift, General Manager, Parks, Recreation & Culture “Original signed by E.C. Swabey” Concurrence: E.C. Swabey Chief Administrative Officer Attachments: Letter from School District No. 42 – September 16, 2016