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City of Maple Ridge
COUNCIL MEETING AGENDA
December 5, 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
•Special Council Meeting Minutes – November 14, 2017
•Regular Council Meeting Minutes – November 14, 2017
•Special Council Meeting Minutes – November 28, 2017
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
600 DELEGATIONS
601 Kanaka Education and Environmental Partnership Society (KEEPS)
•Ross Davies
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
December 5, 2017
Council Chamber
Page 2 of 7
700 ITEMS ON CONSENT
701 Minutes
701.1 Minutes of the Development Agreements Committee of November 28,
2017
701.2 Minutes of Meetings of Committees and Commissions of Council
• Agricultural Advisory Committee – October 26, 2017
702 Reports
703 Correspondence
704 Release of Items from Closed Council Status
From the November 21, 2017 Closed Council Meeting
04.02 St. Anne Encampment Update – resolution and voting pattern
From the November 28, 2017 Closed Council Meeting
04.03 Re-appointments to the Board of Variance – resolution and voting
pattern
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
1000 BYLAWS
Note: Items 1001 to 1003 are from the December 3, 2017 Public Hearing
Bylaws for Third Reading
1001 2017-396-RZ, 23782 and 23810 River Road
Maple Ridge Zone Amending Bylaw No. 7403-2017
To amend the M-2 (General Industrial) zone to permit off street parking at
23782 and 23810 River Road
Third reading
Council Meeting Agenda
December 5, 2017
Council Chamber
Page 3 of 7
1002 2015-155-RZ, 23702 132 Avenue
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 7172-2015
To amend Silver Valley Area Plan Figure 2 and Figure 3C from Conservation,
Open Space, Low Density Residential and Med/High Density Residential to
Low Density Residential and Conservation; and
To amend Silver Valley Area Plan Figure 4: Trails/Open Space to remove
from Conservation, to add to Conservation, and to remove from Open
Space
Third reading
1002.2 Maple Ridge Zone Amending Bylaw No. 7173-2015
To rezone from RS-2 (One Family Suburban Residential) to RS-1b (One
Family Urban (Medium Density) Residential) to permit a future subdivision
of approximately 16 lots
Third reading
1003 2014-039-RZ, 12040 240 Street
1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7397-2017
To amend Schedule “B” of the Official Community Plan from Estate
Suburban Residential to Commercial and to amend the Urban Area
Boundary
Third reading
1003.2 Maple Ridge Zone Amending Bylaw No. 7089-2014
To rezone from RS-3 (One Family Rural Residential) to C-2 (Community
Commercial) to permit the future construction of a two storey mixed use
building
Third reading
Bylaws for Adoption
1004 2014-108-RZ, 12874 Mill Street
1004.1 Maple Ridge Official Community Plan Amending Bylaw No. 7222-2016
To revise conservation boundaries
Adoption
1004.2 Maple Ridge Zone Amending Bylaw No. 7138-2015
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) to R-1 (Residential District) to allow subdivision into
approximately 6 single family residential lots
Adoption
Council Meeting Agenda
December 5, 2017
Council Chamber
Page 4 of 7
1100 REPORTS AND RECOMMENDATIONS
Public Works and Development Services
1101 2017-256-RZ, 22313 124 Avenue, RS-1b to R-1
Staff report dated December 5, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7363-2017 to rezone from RS-1b (One Family
Urban [Medium Density] Residential) to R-1 (Residential District) to permit
subdivision into approximately two lots be given first reading and that the
applicant provide further information as described on Schedule B of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
1102 2017-185-RZ, 11143 Princess Street, RS-1 to R-1
Staff report dated December 5, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7362-2017 to rezone from RS-1 (One Family
Urban Residential) to R-1 (Residential District) to permit future subdivision
into approximately two lots be given first reading and that the applicant
provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, and a Subdivision application.
1103 2017-247-RZ, 11697 and 11715 224 Street, RM-3 and C-3 to CRM
Staff report dated December 5, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7365-2017 to rezone from RM-3 (High Density
Apartment Residential) and C-3 (Town Centre Commercial) to CRM
(Commercial/Residential) to permit a six storey, mixed use building with 45
rental apartments be given first reading and that the applicant provide
further information as described on Schedules C, D and E of the
Development Procedures Bylaw No. 5879–1999, along with the
information described in this report.
1104 2015-021-RZ, 24070 132 Avenue, RS-3 to R-1
Staff report dated December 5, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7406-2017 to adjust the
conservation boundary to fit the site conditions be given first reading and
second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7142-2015 to rezone from RS-3 (One Family
Rural Residential) to R-1 (Residential District), to permit a future
subdivision of approximately three single family residential lots be given
second reading as amended and be forwarded to Public Hearing.
Council Meeting Agenda
December 5, 2017
Council Chamber
Page 5 of 7
1105 2015-069-RZ, 10366 240 Street, RS-2 to R-3
Staff report dated December 5, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7207-2016 to rezone from RS-2 (One Family
Suburban Residential) to R-3 (Special Amenity Residential District) to
permit future subdivision of approximately 13 lots be given second reading
and be forwarded to Public Hearing.
1106 Maple Ridge Zone Amending Bylaw No. 7394-2017, Home Occupation
Regulations
Staff report dated December 5, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7394-2017 to update home occupation
regulations be given second reading as amended and be forwarded to
Public Hearing.
1107 Award of Contract ITT-EN17-65: 270A Street Reservoir & Pump Station
Staff report dated December 5, 2017 recommending that Contract ITT-
EN17-65: 270A Street Reservoir & Pump Station Replacement be awarded
to Westpro, A Division of Pomerleau Inc., that a project contingency be
established to address potential variations in field conditions, that the
Corporate Officer be authorized to execute the contract, that the Financial
Plan be amended and that the existing Stantec Consulting Ltd. contract for
Engineering Design Services be increased.
Financial and Corporate Services (including Fire and Police)
1131 2018-2022 Financial Plan Bylaw
Staff report dated December 5, 2017 recommending that Maple Ridge
2018-2028 Financial Plan Bylaw No. 7405 - 2017 be given first, second
and third readings.
1132 2017 Community Grant – Seniors Network
Staff report dated December 5, 2017 recommending that a Community
Grant be awarded to Maple Ridge, Pitt Meadows, Katzie Seniors Network.
1133 Street Naming: Jim Robson Way
Staff report dated December 5, 2017 recommending that the renaming of
a section of 105 Avenue to “Jim Robson Way” be approved.
Council Meeting Agenda
December 5, 2017
Council Chamber
Page 6 of 7
Parks, Recreation & Culture
1151 Golden Ears Dog Off-leash Area – License of Occupation
Staff report dated December 5, 2017 recommending that the Corporate
Officer be authorized to sign the Golden Ears Off-leash License of
Occupation with TransLink for the purpose of developing a dog off-leash
area.
1152 Youth Wellness Centre Concept and Funding Estimate
Staff report dated December 5, 2017 recommending that staff be directed
to work with Ridge Meadows Community Services and the Foundry to
explore a partnership model for the Maple Ridge Youth Wellness Centre.
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
December 5, 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.
400 Adoption and Receipt of Minutes
400
City of Maple Ridge
SPECIAL COUNCIL MEETING MINUTES
November 14, 2017
The Minutes of the Special City Council Meeting held on November 14, 2017 at 6:45
p.m. in the Blaney Room of the City Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular City business.
0BPRESENT
Elected Officials Appointed Staff
Mayor N. Read P. Gill, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Parks, Recreation & Culture
Councillor B. Masse F. Quinn, General Manager of Public Works and
Councillor G. Robson Development Services
Councillor Speirs L. Darcus, Manager of Legislative Services
Councillor Shymkiw R. MacNair, Manager of Bylaw and Licensing Services
ABSENT
Councillor Duncan
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
1.0 CALL TO ORDER
2.0 APPROVAL OF THE AGENDA
R/2017-524
It was moved and seconded
That the agenda for the November 14, 2017 Special Council Meeting be
approved.
CARRIED
3.0 NOTICE OF CLOSED COUNCIL MEETING
R/2017-525
It was moved and seconded
That the meeting following this meeting at 6:00 p.m. be closed to the public
pursuant to Sections 90 (1) and 90 (2) of the Community Charter as the
subject matter being considered relates to the following:
Special Council Meeting Minutes
November 14, 2017
Page 2 of 2
Section 90(1)(f) Law enforcement, if the council considers that
disclosure might reasonably be expected to harm the
conduct of an investigation under or enforcement of
an enactment.
Section 90(1)(g) Litigation or potential litigation affecting the
municipality.
Section 90(1)(i) The receipt of advice that is subject to solicitor-client
privilege, including communications necessary for that
purpose.
Any other matter that may be brought before the Council that meets the
requirements for a meeting closed to the public pursuant to Sections 90 (1)
and 90 (2) of the Community Charter or Freedom of Information and
Protection of Privacy Act.
CARRIED
4.0 ADJOURNMENT – 6:46 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
L. Darcus, Corporate Officer
City of Maple Ridge
COUNCIL MEETING MINUTES
November 14, 2017
The Minutes of the City Council Meeting held on November 14, 2017 at 7:00 p.m. in
the Council Chamber of the City Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular City business.
0BPRESENT
Elected Officials Appointed Staff
Mayor N. Read P. Gill, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Parks, Recreation & Culture
Councillor B. Masse F. Quinn, General Manager Public Works and Development
Councillor G. Robson Services
Councillor T. Shymkiw C. Nolan, Interim Director of Finance
Councillor C. Speirs C. Carter, Director of Planning
L. Darcus, Manager of Legislative Services
ABSENT A. Gaunt, Confidential Secretary
Councillor K. Duncan Other staff as required
T. Thompson, Manager of Financial Planning
V. Richmond, Manager of Parks Planning and Operations
R. Stott, Environmental Planner
C. Chan, Planner 1
A. Kopystynski, Planner 2
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
The meeting was live streamed and recorded by the City of Maple Ridge
100 CALL TO ORDER
200 AMENDMENTS TO THE AGENDA
300 APPROVAL OF THE AGENDA
The agenda was approved as circulated.
Council Meeting Minutes
November 14, 2017
Page 2 of 23
400 ADOPTION AND RECEIPT OF MINUTES – Nil
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
501 2018-2022 Capital Works Program
Staff report dated November 14, 2017 providing the 2018-2022 Capital
Works Program.
The Manager of Financial Planning advised that the 5 year plan was
presented to Council at an earlier Audit & Finance Committee meeting and
that the recording providing details of that meeting is available on the City’s
website.
600 DELEGATIONS
601 Operation Red Nose
• Chelsea Craig, Communication & Partnerships Coordinator,
PacificSport Fraser Valley
Ms. Craig gave a PowerPoint presentation providing information on the 10th
Anniversary Campaign for Operation Red Nose. She thanked the
volunteers involved with Operation Red Nose. Ms. Craig provided
information about the Operation Red Nose Service, the impact of the
campaign on Maple Ridge and Pitt Meadows, the benefactors of the
program, the role of the City of Maple Ridge and how all can help to make
the upcoming campaign a success.
700 ITEMS ON CONSENT
701 Minutes
701.1 Minutes of the Development Agreements Committee Meetings of October
17 and 27, 2017 and November 1, 2017
701.2 Minutes of Meetings of Committees and Commissions of Council
• Active Transportation Advisory Committee – June 28, 2017
702 Reports – Nil
703 Correspondence
Council Meeting Minutes
November 14, 2017
Page 3 of 23
703.1 Metro Vancouver – Impact of 2016 Census Population on Weighted Voting
and Member Representation
Letter dated October 25, 2017 from Chris Plagnol, Corporate Officer
providing information on the change in the number of directors and votes
on the Metro Vancouver Regional District Board resulting from the 2016
federal census.
704 Release of Items from Closed Council Status
From the October 24, 2017 Closed Council Meeting
Item 04.02 St. Anne Camp resolutions and Fire Department Report
R/2017-526
It was moved and seconded
That Items 701.1, 701.2, 703.1 and 704 on the “Items on Consent”
agenda be received into the record.
CARRIED
800 UNFINISHED BUSINESS
801 Karina LeBlanc Field Presentation
The Manager of Parks Planning and Operations gave a PowerPoint
presentation providing the following information:
• Highlights of the groundbreaking ceremony for the Karina LeBlanc Field
• Progress on construction of the field from start to current
802 Motions by Councillor Bell
Councillor Bell outlined and provided information on the motions she
brought forward.
802.1 That the Maple Ridge Council Procedures Bylaw be amended to include the
following section:
It is recognized that during Question Period, through the presiding member
of the Council meeting, all Council members have a right to ask questions
of clarification as well as address questions posed by the Public.
Note: The motion was not put on the floor.
Council Meeting Minutes
November 14, 2017
Page 4 of 23
802.2 That staff prepare a report highlighting best practices, including a 2018
incremental budget package for a new staff position to work directly with all
Council members in relation to Council support
R/2017-527
It was moved and seconded
That the motion requesting that staff prepare a report highlighting best
practices, including a 2018 incremental budget package for a new staff
position to work directly with all Council members in relation to Council
support be moved to a ‘parking lot’ list for a new Council to review.
CARRIED
900 CORRESPONDENCE
901 Boating BC – Access to Waterways in British Columbia
Letter dated October 26, 2017 from Don Prittie, President, Boating BC
Association requesting support for the protection of access points to
waterways across British Columbia.
R/2017-528
It was moved and seconded
That the letter dated October 26, 2017 from Don Prittle, President, Boating
BC be received for information and forwarded to the Parks, Recreation and
Culture Department.
CARRIED
1000 BYLAWS
Bylaws for Adoption
1001 2016-175-RZ, 23711 132 Avenue
Staff report dated November 14, 2017 recommending adoption
1001.1 Maple Ridge Official Community Amending Bylaw No. 7305-2016
To designate from Conservation to Low Density Urban and to remove from
Conservation
Adoption
R/2017-529
It was moved and seconded
That Bylaw No. 7305-2016 be adopted.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 5 of 23
1001.2 Maple Ridge Zone Amending Bylaw No. 7258-2016
To rezone from RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential) to RS-1b (One Family Urban [Medium Density]
Residential) to permit future subdivision into three single family lots and
one remainder lot
Adoption
R/2017-530
It was moved and seconded
That Bylaw No. 7258-2016 be adopted.
CARRIED
1002 2016-464-RZ, 20185 and 20199 McIvor Avenue
Staff report dated November 14, 2017 recommending adoption
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 7333-2017
To designate from Agricultural to Urban Residential and to amend the
Urban Area Boundary
Adoption
R/2017-531
It was moved and seconded
That Bylaw No. 7333-2017 be adopted.
CARRIED
Councillor Robson – OPPOSED
1002.2 Maple Ridge Zone Amending Bylaw No. 7308-2017
To rezone from RS-1 (One Family Urban Residential) to RS-1b (One Family
Urban [Medium Density] Residential) for a future 9 lot subdivision
Adoption
R/2017-532
It was moved and seconded
That Bylaw No. 7308-2017 be adopted.
CARRIED
Councillor Robson - OPPOSED
Council Meeting Minutes
November 14, 2017
Page 6 of 23
1003 2016-352-RZ, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending adoption
1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7288-2016
To amend Schedule “B” of the Official Community Plan from Urban
Residential to Commercial
Adoption
R/2017-533
It was moved and seconded
That Bylaw No. 7288-2016 be adopted.
CARRIED
1003.2 Maple Ridge Zone Amending Bylaw No. 7289-2016
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community
Commercial) to permit a future medical clinic and pharmacy with two rental
units above
Adoption
R/2017-534
It was moved and seconded
That Bylaw No. 7289-2016 be adopted.
CARRIED
1003.3 23004 Dewdney Trunk Road Housing Agreement Bylaw No. 7345-2017
To secure two rental units
Adoption
R/2017-535
It was moved and seconded
That Bylaw No. 7345-2017 be adopted.
CARRIED
1100 REPORTS AND RECOMMENDATIONS
Public Works and Development Services
1101 Maple Ridge Tree Protection and Management Bylaw Update
Staff report dated November 14, 2017 recommending that Maple Ridge
Tree Protection Bylaw No. 7314-2017 be given first, second and third
readings.
Council Meeting Minutes
November 14, 2017
Page 7 of 23
The Environmental Planner gave a PowerPoint presentation providing the
following information”
• Progress and update on the Tree Protection and Management Bylaw
No. 7133-2016
• Key findings
• General trends
o Comparison of Total Number of Tree Permits Issued
• Challenges/Gaps over the past year
• Successes/Strengths
• Administrative Changes
• Section 6: Permit Requirements
• Administration improvements
• Summary
R/2017-536
It was moved and seconded
That Bylaw No. 7314-2017 be given first, second and third readings.
CARRIED
Councillor Robson - OPPOSED
Note: Councillor Bell left the meeting for discussion of Item 1102 at 8:23 p.m.
1102 2017-198-AL, 21587 128 Avenue, Application to Exclude Land from the
Agricultural Land Reserve
Staff report dated November 14, 2017 recommending options for
Application 2017-198-AL to exclude approximately 0.357 hectares (0.88
acres) of land from the Agricultural Land Reserve.
R/2017-537
It was moved and seconded
That the application be authorized to go forward to the Agricultural Land
Commission with a summary of Council’s comments and the staff report.
CARRIED
Councillor Robson - OPPOSED
Note: Councillor Bell returned to the meeting at 8:32 p.m.
Council Meeting Minutes
November 14, 2017
Page 8 of 23
1103 2017-376-RZ, 12179 Fletcher Street, RS-1 to RM-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7388-2017 to rezone the subject property from
RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) to
permit a seven (7) unit townhouse residential development be given first
reading and that the applicant provide further information as described on
Schedules C, D and E of the Development Procedures Bylaw No. 5879–
1999.
C. Chan, Planner gave a PowerPoint presentation providing the following
information:
• Application Information
• Subject Map
• Official Community Plan Context
• Neighbourhood Plan Context
• Site Characteristics
• Development Proposal
• Proposed Site Plan
• Rendering
R/2017-538
It was moved and seconded
That Bylaw No. 7388-2017 be given first reading; and
That the applicant provide further information as described on Schedules
C, D and E of the Development Procedures Bylaw No. 5879–1999.
CARRIED
1104 2017-434-RZ, 24364 112 Avenue, RS-3 to RS-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7399-2017 to rezone the subject property from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) to permit a 15 lot single family residential subdivision
with environmental conservation areas be given first reading and that the
applicant provide further information as described on Schedules (B, E, F
and G) of the Development Procedures Bylaw No. 5879–1999, along with
the information required for a Subdivision application.
Council Meeting Minutes
November 14, 2017
Page 9 of 23
R/2017-539
It was moved and seconded
In respect of Section 879 of the Local Government Act, requirement for
consultation during the development or amendment of an Official
Community Plan, Council must consider whether consultation is required
with specifically:
i. The Board of the Regional District in which the area covered by the
plan is located, in the case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered
by the plan;
iii. The Council of any municipality that is adjacent to the area covered by
the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district
boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be
required in respect of this matter beyond the early posting of the proposed
Official Community Plan amendments on the District's website, together
with an invitation to the public to comment;
That Bylaw No. 7399-2017 be given first reading; and
That the applicant provide further information as described on Schedules
(B, E, F and G) of the Development Procedures Bylaw No. 5879–1999,
along with the information required for a Subdivision application.
CARRIED
1105 2017-455-RZ, 10309 240 Street, RS-2 to RM-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7400-2017 to rezone from RS-2 (One Family
Suburban Residential) to RM-1 (Townhouse Residential) for a proposed 15
unit Townhouse development be given first reading and that the applicant
provide further information as described on Schedules (A, C, D, E, F, and G)
of the Development Procedures Bylaw No. 5879–1999, along with the
information required for an Intensive Residential Development Permit and
a Subdivision application.
Council Meeting Minutes
November 14, 2017
Page 10 of 23
R/2017-540
It was moved and seconded
In respect of Section 475 of the Local Government Act, requirement for
consultation during the development or amendment of an Official
Community Plan, Council must consider whether consultation is required
with specifically:
i. The Board of the Regional District in which the area covered by the
plan is located, in the case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered
by the plan;
iii. The Council of any municipality that is adjacent to the area covered by
the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District
Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be
required in respect of this matter beyond the early posting of the proposed
Official Community Plan amendments on the City’s website, together with
an invitation to the public to comment, and;
That Bylaw No. 7400-2017 be given first reading; and
That the applicant provide further information as described on Schedules
A, C, D, E, F, and G of the Development Procedures Bylaw No. 5879–1999,
long with the information required for an Intensive Residential Develop-
ment Permit and a Subdivision application.
CARRIED
1106 2014-039-RZ, 12040 240 Street, RS-3 to C-2
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7397-2017 to amend the
Urban Area Boundary to include the subject property and to redesignate the
land use from Estate Suburban Residential to Commercial be given first
and second readings and be forwarded to Public Hearing and that Maple
Ridge Zone Amending Bylaw No. 7089-2014 to rezone from RS-3 (One
Family Rural Residential) to C-2 (Community Commercial), to allow the
future construction of a two storey mixed use building for retail and office
commercial uses, including a space capable of accommodating a daycare,
and two (2) apartments be given second readings and be forwarded to
Public Hearing.
Council Meeting Minutes
November 14, 2017
Page 11 of 23
R/2017-541
It was moved and seconded
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 Bylaw No. 7397-2017 on the municipal website and
requiring that the applicant host a Development Information Meeting
(DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing
on the bylaw;
2) That Bylaw No. 7397-2017 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Bylaw No. 7397-2017 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4) That Bylaw No. 7397-2017 be given first and second readings and be
forwarded to Public Hearing;
5) That Bylaw No. 7089-2014 be given second reading, and be forwarded
to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive
Covenant and receipt of the deposit of a security, as outlined in
the Agreement;
ii) Amendment to Official Community Plan Schedules "B" and “C”;
iii) Road dedication on 240 Street as required;
iv) Registration of a Restrictive Covenant protecting the residential
and visitor parking spaces;
v) Registration of a Restrictive Covenant for the protection of the ALR
buffer;
vi) Registration of a Restrictive Covenant for the protection of the
Public Art;
vii) Registration of a Restrictive Covenant prohibiting doors to the
naturalized areas to the north and the east of the building;
viii) Removal of existing building/s;
ix) 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.
x) That a voluntary contribution, in the amount of $6,200
($3,100/unit) be provided in keeping with the Council Policy with
regard to Community Amenity Contributions.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 12 of 23
1107 2015-155-RZ, 23702 132 Avenue, RS-2 to RS-1b
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7172-2015 to revise the
boundaries of the land use designations to fit the site conditions be given
first and second readings and be forwarded to Public Hearing and that
Maple Ridge Zone Amending Bylaw No. 7173-2015 to rezone from RS-2
(One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) to permit a future subdivision of 16 lots be given
second reading and be forwarded to Public Hearing.
R/2017-542
It was moved and seconded
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 Bylaw No. 7172-2015 on the municipal website and
requiring that the applicant host a Development Information Meeting
(DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing
on the bylaw;
2) That Bylaw No. 7172-2015 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Bylaw No. 7172-2015 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4) That Bylaw No. 7172-2015 be given first and second readings and be
forwarded to Public Hearing;
5) That Bylaw No. 7173-2015 be given second reading, and be forwarded
to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive
Covenant and receipt of the deposit of a security, as outlined in
the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter
10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure 3C - River Hamlet, Figure 4 - Trails / Open Space,
iii) Registration of a Restrictive Covenant for the Geotechnical Report
which addresses the suitability of the subject property for the
proposed development;
iv) Registration of a No Build / No Disturb Restrictive Covenant for
the protection of the Environmentally Sensitive areas on the
subject property;
v) Registration of a Statutory Right-of-Way plan and agreement for
servicing easement;
vi) Registration of a Restrictive Covenant for Stormwater
Management;
vii) Notification to the Department of Fisheries and Oceans and the
Ministry of Environment for in-stream works on the site; and
Council Meeting Minutes
November 14, 2017
Page 13 of 23
viii) That a voluntary contribution, in the amount of $81,600.00
($5100.00/lot) be provided in keeping with the Council Policy
with regard to Community Amenity Contributions.
CARRIED
1108 2017-396-RZ, 23782 and 23810 River Road, Site Specific Text
Amendment to the M-2 Zone
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7403-2017 for a site specific text amendment to
the M-2 (General Industrial) Zone, permitting off-street parking use as a
principal use be given first and second readings and be forwarded to Public
Hearing.
R/2017-543
It was moved and seconded
That Bylaw No. 7403-2017 be given first and second readings and
forwarded to Public Hearing.
CARRIED
1109 2016-145-RZ, 11749 and 11761 Burnett Street, RS-1 to RM-2
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7252-2016 to rezone from RS-1 (One Family
Urban Residential) to RM-2 (Medium Density Apartment Residential) to
permit the future construction of a 64 unit Apartment Building be given
second reading and be forwarded to Public Hearing.
A. Kopystynski, Planner gave a PowerPoint presentation providing the
following information:
• Alternatives and actions pertaining to the building being a full rental
apartment or being a non-rental apartment
1109.1
R/2017-544
It was moved and seconded
1) That Bylaw No. 7252-2016 be given second reading, and be
forwarded to Public Hearing; and
2) That the following terms and conditions be met prior to final reading:
i) 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;
Council Meeting Minutes
November 14, 2017
Page 14 of 23
iii) Road dedication on Burnett Street as required;
iv) Consolidation of the subject properties;
v) Registration of a Restrictive Covenant for the protection of the
Adaptive Housing Units;
vi) Registration of a Restrictive Covenant for the protection of visitor
parking;
vii) Registration of a Restrictive Covenant protecting the public art;
viii) Registration of a Restrictive Covenant for storm water
management works;
ix) Removal of existing building/s;
x) In addition to the site profile, a disclosure statement must be
submitted by a Professional Engineer advising whether there is
any evidence of underground fuel 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.
1109.2
R/2017-545
It was moved and seconded
That the following be added to terms and conditions to be met prior to final
reading:
xi) Proceeding with a bylaw to authorize entering into a housing
agreement.
xii) Registration of housing agreement Restrictive Covenant.
AMENDMENT DEFEATED
Mayor Read, Councillor Masse, Councillor Robson,
Councillor Shymkiw - OPPOSED
1109.3
R/2017-546
It was moved and seconded
That the following be added to terms and conditions to be met prior to final
reading
xi) Proceeding with a bylaw to authorize entering into a housing
agreement for 10 years with relocation assistance provisions.
xii) Registration of housing agreement Restrictive Covenant.
AMENDMENT CARRIED
Mayor Read, Councillor Shymkiw – OPPOSED
MAIN MOTION CARRIED AS AMENDED
Note: Mayor Read asked if Council would like to deal with ‘Questions from the
Public” prior to proceeding with remaining items on the agenda.
Council Meeting Minutes
November 14, 2017
Page 15 of 23
R/2017-547
It was moved and seconded
That Item 1500 Questions from the Public be dealt with prior to Item
1110.
CARRIED
Councillor Robson - OPPOSED
There were no questions from the public.
1110 2017-281-RZ, 21428, 21460, 21472 Dewdney Trunk Road, RS-1 to P-6
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7357-2017 to redesignate
three subject properties from Urban Residential to Institutional to allow for
the expansion of the Maple Ridge Cemetery be given second reading and
be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw
No. 7360-2017 to rezone 21428 Dewdney Trunk Road from RS-1 (One
Family Urban Residential) to P-6 (Civic Institutional) be given second
reading and be forwarded to Public Hearing.
R/2017-548
It was moved and seconded
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 Bylaw No. 7357-2017 on the municipal website and
requiring that the applicant host a Development Information Meeting
(DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing
on the bylaw;
2) That Bylaw No. 7357-2017 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Bylaw No. 7357-2017 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4) That Bylaw No. 7357-2017 be given second reading and be forwarded
to Public Hearing;
5) That Bylaw No. 7360-2017 be given second reading, and be forwarded
to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Amendment to Official Community Plan Schedule "B"; and
iii) Road dedication on Dewdney Trunk Road as required.
Council Meeting Minutes
November 14, 2017
Page 16 of 23
R/2017-549
It was moved and seconded
That the motion be deferred for six months until new laws regarding the
use of Agricultural Land Reserve lands for cemeteries can be examined.
CARRIED
Note: Mayor Read left the meeting for discussion of Item 1111 at 9:34 p.m. as
she lives in the vicinity of the application. Councillor Bell chaired the
meeting.
1111 2013-086-DVP, 13704 232 Street
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2013-086-DVP
The Manager of Legislative Services advised that correspondence in
opposition to the development variance permit was received from Brian
and Joanna Mayer.
R/2017-550
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2013-086-DVP
respecting property located at 13704 232 Street.
CARRIED
Note: Mayor Read returned to the meeting at 9:37 p.m.
1112 2016-352-DVP, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2016-352-DVP to waive the
requirement to provide a landscape screen along a portion of the eastern
property line.
Three pieces of correspondence from public asking to protect landscape
screen; ensure solid fence and concerns about parking
R/2017-551
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2016-352-DVP
respecting property located at 23004 Dewdney Trunk Road.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 17 of 23
1113 2016-352-DP, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2016-352-DP to allow a medical
office and pharmacy with two rental units above.
R/2017-552
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2016-352-DP
respecting property located at 23004 Dewdney Trunk Road.
CARRIED
Note: Mayor Read left the meeting for discussion of Items 1114 to 1117 as she
lives in the vicinity of the applications.
1114 2014-072-DP, 13704 232 Street
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2014-072-DP to allow a mixed-used
commercial building with three commercial units (one to be dedicated for a
daycare facility) and two rental apartment units above.
R/2017-553
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2014-072-DP
respecting property located at 13704 232 Street.
CARRIED
1115 2017-441-DP, 13704 232 Street, Multi-Family Development Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2017-441-DP to permit 16 street
townhouses.
R/2017-554
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2017-441-DP
respecting property located at 13704 232 Street.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 18 of 23
1116 2017-442-DP, 13704 232 Street, Intensive Residential Development
Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2017-442-DP to allow 20 single
family R-3 (Special Amenity Residential District) zoned lots.
R/2017-555
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2017-442-DP
respecting property located at 13704 232 Street.
CARRIED
1117 2015-139-DP, 13704 232 Street, Wildfire Development Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2015-139-DP to fulfill requirements
of the Wildfire Development Permit Area guidelines and permit 42 single
family lots, 16 street townhouses and 1 commercial property.
R/2017-556
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2015-139-DP
respecting property located at 13704 232 Street.
CARRIED
Note: Mayor Read returned at 9:42 p.m. and resumed as Chair.
1118 2016-243-DP, 23365 Cross Road, Wildfire Development Permit
Staff report dated November 14, 2017 recommending the Corporate
Officer be authorized to sign and seal 2016-243-DP to fulfill requirements
of the Wildfire Development Permit Area guidelines and permit a single
family residential subdivision.
R/2017-557
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2016-243-DP
respecting property located at 23365 Cross Road.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 19 of 23
1119 2016-464-SD, 5% Money in Lieu of Parkland Dedication, 20199 and
20185 McIvor Avenue
Staff report dated November 14, 2017 recommending that the owner of
land proposed for subdivision at 20199 and 20185 McIvor Avenue, under
application 2016-464-SD, shall pay to the City of Maple Ridge an amount
that is not less than $109,848.00.
R/2017-558
It was moved and seconded
That pursuant to Local Government Act, Section 510, regarding 5%
Parkland Dedication or payment in lieu, be it resolved that the owner of
land proposed for subdivision at 20199 McIvor Avenue, under application
2016-464-SD, shall pay to the City of Maple Ridge an amount that is not
less than $109,848.00.
CARRIED
1120 Award of Contract, RFP-EN17-66: Abernethy Way Extension Study (232
Street to 256 Street)
Staff report dated November 14, 2017 recommending that Contract RFP-
EN17-66: Abernethy Way Extension Study (232 Street to 256 Street) be
awarded to McElhanney Consulting Services Ltd., that a contingency for
unforeseen items be approved, that the Financial Plan be amended and
that the Corporate Officer be authorized to execute the Client/Consultant
Agreement.
Note: Councillor Speirs left the meeting for discussion of Item 1120 at 9:45 p.m.
as he lives along the route.
R/2017-559
It was moved and seconded
That Contract RFP-EN17-66: Abernethy Way Extension Study (232 Street to
256 Street) be awarded to McElhanney Consulting Services Ltd. in the
amount of $199,818.00 plus taxes; and
That the Financial Plan be amended to fund this project from Development
Cost Charges and
Accumulated Surplus funds as identified in this report; and further
That the Corporate Officer be authorized to execute the Client/Consultant
Agreement.
CARRIED
Note: Councillor Speirs returned to the meeting at 9:46 p.m. p.m.
Council Meeting Minutes
November 14, 2017
Page 20 of 23
Financial and Corporate Services (including Fire and Police)
1131 Property and Liability Insurance Renewal
Staff report dated November 14, 2017 recommending that expenditures
for the City’s liability and property insurance coverage policies as offered
through the Municipal Insurance Association of BC be Approved.
R/2017-560
It was moved and seconded
That the expenditures of up to $422,000 and $250,000 for the City’s
liability and property insurance coverage policies as offered through the
Municipal Insurance Association of BC be approved.
CARRIED
1132 2018 Acting Mayor, Committee & Commission Appointments
Staff report dated November 14, 2017 recommending that the Acting
Mayor schedule and appointments to Government Agencies, Advisory
and/or Legislated Committees, Special Committees, Community Groups
and Organizations and Standing Committees be approved.
R/2017-561
It was moved and seconded
That the Acting Mayor schedule and appointments to Government
Agencies, Advisory and/or Legislated Committees, Special Committees,
Community Groups and Organizations and Standing Committees as
attached to the staff report dated November 14, 2017 be approved.
R/2017-562
It was moved and seconded
That the Committee & Commission Appointments For 2018 be amended as
follows:
That the staff member appointments for the Business Improvement
Association and the Chamber of Council be replaced with a member of
Council and that Councillor Robson be appointed as the Council
representative for both organizations; and
That Councillor Shymkiw be appointed as an alternate Council
representative for the Malcolm Knapp Research Forest Community
Advisory Board.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 21 of 23
R/2017-563
It was moved and seconded
That the Acting Mayor schedule and appointments to Government
Agencies, Advisory and/or Legislated Committees, Special Committees,
Community Groups and Organizations and Standing Committees as
attached to the staff report dated November 14, 2017 be approved as
amended.
CARRIED
1133 2018 Council Calendar
Staff report dated November 14, 2017 recommending options for
scheduling of Council Meetings in 2018.
1133.1
R/2017-564
It was moved and seconded
That Council meetings continue to follow the schedule established for the
trial period of evening meetings and be adopted as the normal meeting
dates and times going forward.
CARRIED
1133.2
R/2017-565
It was moved and seconded
That the Council Meeting schedule for 2018 be amended with the following
revisions:
• All meetings scheduled for January 18, 2018 will be moved forward by
one week to begin on March 9, 2018;
• The Council Workshop Meeting scheduled for March 20 will be
rescheduled to March 26, 2018 with a start time of 6:00 p.m. and the
Public Hearing scheduled for March 20, 2018 will be rescheduled to
March 13, 2017 with a start time of 6:00 p.m.
And further
That the Council Meeting schedule attached to the staff report dated
November 14, 2017 be adopted as amended.
CARRIED
Council Meeting Minutes
November 14, 2017
Page 22 of 23
1133.3
R/2017-566
It was moved and seconded
That the “Questions from the Public” period remain at end of Regular
Council Meetings
DEFEATED
Mayor Read, Councillor Bell, Councillor Masse, Councillor Speirs - OPPOSED
1133.4
R/2017-567
It was moved and seconded
That one “Questions from the Public” Period be scheduled near the
beginning and one “Questions from the Public” Period be scheduled at the
end of Regular Council Meetings each with a 10 minute time limit and that
Maple Ridge Council Procedure Bylaw No. 6472-2007 be amended to
reflect this change.
DEFEATED
Mayor Read, Councillor Robson, Councillor Shymkiw - OPPOSED
1133.5
R/2017-568
It was moved and seconded
That the “Questions from the Public” Period be scheduled nearer the
beginning of Regular Council Meetings, after delegations, and that Maple
Ridge Council Procedure Bylaw No. 6472-2007 be amended to reflect this
change.
CARRIED
Councillor Robson, Councillor Shymkiw - OPPOSED
Parks, Recreation & Culture
1151 Engagement Process for the Conceptual Design of a Future Indoor Pool
Staff report dated November 14, 2017 recommending that staff be
directed to hire an architectural design firm to facilitate a public
engagement process and update the conceptual design for a future indoor
pool.
Council Meeting Minutes
November 14, 2017
Page 23 of 23
R/2017-569
It was moved and seconded
That staff be directed to hire an architectural design firm to facilitate a
public engagement process and update the conceptual design for a future
indoor pool.
CARRIED
Administration – Nil
Other Committee Issues – Nil
1200 STAFF REPORTS – Nil
1300 OTHER MATTERS DEEMED EXPEDIENT – Nil
1400 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS – Nil
Note: Item 1500 Questions From the Public was dealt with prior to Item 1110
1500 QUESTIONS FROM THE PUBLIC – Nil
1600 ADJOURNMENT – 10:10 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
L. Darcus, Corporate Officer
City of Maple Ridge
SPECIAL COUNCIL MEETING MINUTES
November 28, 2017
The Minutes of the Special City Council Meeting held on November 28, 2017 at 6:00
p.m. in the Blaney Room of the City Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular City business.
0BPRESENT
Elected Officials Appointed Staff
Mayor N. Read P. Gill, Chief Administrative Officer
Councillor C. Bell F. Quinn, General Manager of Public Works and
Councillor Duncan Development Services
Councillor B. Masse L. Darcus, Manager of Legislative Services
Councillor G. Robson
Councillor Speirs
ABSENT
Councillor Shymkiw
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
1.0 CALL TO ORDER
2.0 APPROVAL OF THE AGENDA
R/2017-573
It was moved and seconded
That the agenda for the November 28, 2017 Special Council Meeting be
approved.
CARRIED
3.0 NOTICE OF CLOSED COUNCIL MEETING
R/2017-574
It was moved and seconded
That the meeting following this meeting at 6:00 p.m. be closed to the public
pursuant to Sections 90 (1) and 90 (2) of the Community Charter as the
subject matter being considered relates to the following:
Special Council Meeting Minutes
November 28, 2017
Page 2 of 2
Section 90(1)(a) Personal information about an identifiable individual
who holds or is being considered for a position on a
Board as appointed by the municipality.
Section 90(1)(g) Litigation or potential litigation affecting the
municipality.
Section 90(1)(i) The receipt of advice that is subject to solicitor-client
privilege, including communications necessary for that
purpose.
Any other matter that may be brought before the Council that meets the
requirements for a meeting closed to the public pursuant to Sections 90 (1)
and 90 (2) of the Community Charter or Freedom of Information and
Protection of Privacy Act.
CARRIED
4.0 ADJOURNMENT – 6:01 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
L. Darcus, Corporate Officer
700 ITEMS ON CONSENT
700
701 Minutes
701
701.1 Development Agreements Committee
701.1
701.2 Minutes of Meetings of Committees and Commissions of Council
701.2
1000 Bylaws
1000
CITY OF MAPLE RIDGE
BYLAW NO. 7403-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. 7403-2017”.
2.Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
802 GENERAL INDUSTRIAL M-2, Section 1) PRINCIPAL USES be amended by adding the
following new clause at the end of this section:
i)Off Street parking use shall be permitted at 23782 and 23810 River Road (Lot 2, D.L.
405, Plan NWP7324 and Lot 3, D.L. 405, Plan NWP7324).
3.Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 14th day of November, 2017.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the 5th day of December, 2017.
READ a third time the day of , 2017.
ADOPTED the day of , 2017.
PRESIDING MEMBER CORPORATE OFFICER
1001
CITY OF MAPLE RIDGE
BYLAW NO. 7172-2015
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 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. 7172-2015."
2.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure3C - River Hamlet,
is hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 916, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
3.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 964, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the 14th day of November , 2017.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the 5th day of December, 2017.
READ a third time the day of , 20
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
1002.1
236 ST.237A ST.132 AVE.236 ST.132A AVE.236131 3 0 5 0
13260
2361613144
13220
13032 2379613104
13230
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13085
13205 13210
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19
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7
50
7
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16
9
8
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8
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4
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P 47603
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(EPS 2081)
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BCP 19979
*PP157
EPP 45834
EP 13725
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EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure3CConservation, Open SpaceLow Density Residential, and Med/High Density ResidentialLow Density ResidentialConservation
7172-2015916
236 ST.237A ST.132 AVE.236 ST.132A AVE.236131 3 0 5 0
13260
2361613144
13220
13032 2379613104
13230
2381023627237022373513215
13227
237112381513036 2383013160 236512380513165 2373813225
13040
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13033 2378813037
13238
13085
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1304623742PARK
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19
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7
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9
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6
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3
8
1
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15
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SL5
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16
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13
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18
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SL11
5
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7
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16
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18
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4
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PARK
8
PARK
1
3
3
SL21
SL16
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10
1920
A
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23
W 1/2 15
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SL15
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11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 7739
EPP 49096
P 2637
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19981
EPP 62733BCP 11179BCP 23304EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Silver Valley Area Plan Figure 4: Trails/Open Space
To Remove from Conservation To Add to ConservationTo Remove from Open Space
7172-2015964
CITY OF MAPLE RIDGE
BYLAW NO. 7173-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7173-2015."
2.That parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
and outlined in heavy black line on Map No. 1645 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of April, 2016.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the 5th day of December, 2017.
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
1002.2
236 ST.237A ST.132 AVE.236 ST.132A AVE.
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130252379613104
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13
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8
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*PP157
EPP 45834
EP 13725
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BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19981
EPP 62733BCP 11179BCP 23304
EP 67619EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,472
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7173-20151645
CITY OF MAPLE RIDGE
BYLAW NO. 7397-2017
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 "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7397-2017.
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot: 20, Section: 22, Township: 12, Plan: NWP25968
and outlined in heavy black line on Map No. 960 a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to include the land within the Urban Area
Boundary; and
and outlined in heavy black line on Map No. 961, 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 14th day of November, 2017.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the 5th day of December, 2017.
READ a third time the day of , 20
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
1003.1
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
23957
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6
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4
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4 39
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P 88032
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RW 83679RW 86310
BCP 50191
LMP 54074
RW 30273
BCP 41049BCP 7213
LMP 38196RP 84994
240 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend the Urban Area Boundary as Shown
Existing Proposed Remove
7397-2017960
ProposedUrban Area BoundaryUrban Area BoundaryTo Be Removed
ExistingUrban Area Boundary
ExistingUrban Area Boundary
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
23957
2396223895241142397111951 24079/240852397211942 24022239811196023925
238992399712126
12084
2405411968 24111239762399623994
1195423920 1207723956
11948
11972
12040
12112
240722399 6 239682393223988241622
3
9
9
2
12079
23951
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2399 8 23997239422400924036Rem
9
2
4
4
N1/2
5
S 1/2
2
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1
7
1
7
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14
52
of B
Rem 2
3
5
3
1
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10
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Rem A
6
W 1/2
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3
37
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3
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of B
4
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4 39
3
5
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Rem 3
8
3
Rem 21
5
P 82308
EP 12537P 1676
P 1973
P 3118
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P 18013P 7528LMP 1641
P 2512
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P 88032
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P 86310
RP 13881P 5317RW 83678
BCP 28926(lease)
RP 85321 BCP 7213BCP 46754
RW 83679RW 86310
BCP 50191
LMP 54074
RW 30273
BCP 41049BCP 7213
LMP 38196RP 84994
240 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Commercial
7397-2017961
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7089-2014
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. 7089-2014."
2.That parcel or tract of land and premises known and described as:
Lot 20 Section 22 Township 12 New Westminster District Plan25968
and outlined in heavy black line on Map No. 1619, a copy of which is attached hereto and
forms part of this Bylaw, is 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 10th day of June, 2014
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the 5th day of December, 2017.
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
1003.2
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24079/240852392911972
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11 9 B AV E.240 ST.240 ST.239 ST.1 2 1 AV E.
D E W D N E Y T R U N K R D .
P 167 6
7
6
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4 P 83677P 75285
S 1/2 7
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P 789 3
20
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*PP09 7 P 5317A
EP 125373
2W 1/2
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RW 83678
LM P 38196
BC P 28926(lease)
BC P 46754
RP 85321
BCP 41049BCP 7213LM P 54074
239 ST.´
SCALE 1:2 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-3 (One Fa mily R ural Residential)
C-2 (Community C ommercial)
708 9-20 141619
Urba n Area Bo undary
Urban A rea Boundary
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: December 5, 2017
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2014-108-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: Council
SUBJECTSUBJECTSUBJECTSUBJECT: Final ReadingFinal ReadingFinal ReadingFinal Reading
Official Community Plan Amending Bylaw No. Official Community Plan Amending Bylaw No. Official Community Plan Amending Bylaw No. Official Community Plan Amending Bylaw No. 7222722272227222----2016201620162016
Zone Amending Bylaw No. Zone Amending Bylaw No. Zone Amending Bylaw No. Zone Amending Bylaw No. 7138713871387138----2015201520152015
12874 12874 12874 12874 MillMillMillMill SSSStreettreettreettreet
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
Zone Amending Bylaw No. 7138-2015 for the subject property, located at 12874 Mill Street, has
been considered by Council and at Public Hearing and subsequently was granted third reading. The
applicant has requested that final reading be granted. The purpose of the rezoning is to permit the
subdivision into six R-1 (Residential District) lots not less than 371 m².
Council granted first reading for Zone Amending Bylaw No. 7138-2015 on March 24, 2015. Council
granted first and second reading for Official Community Plan Amending Bylaw No. 7222-2016 on
May 24, 2016, and second reading for Zone Amending Bylaw No. 7138-2015 on May 24, 2016.
This application was presented at Public Hearing on June 21, 2016, and Council granted third
reading on June 28, 2016.
Pursuant with Council direction, the application is subject to the Community Amenity Contribution
(CAC) program at a rate of $5,100 per lot.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That That That That Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Bylaw NoBylaw NoBylaw NoBylaw No. . . . 7222722272227222----2016201620162016 be adopted; andbe adopted; andbe adopted; andbe adopted; and
That That That That Zone Amending Zone Amending Zone Amending Zone Amending Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7138713871387138----2015201520152015 be adopted. be adopted. be adopted. be adopted.
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Council considered this rezoning application at a Public Hearing held on June 21, 2016 and
subsequently granted third reading to Zone Amending Bylaw No. 7138-2015 on June 28, 2016 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) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3D - Horse Hamlet, and Figure 4 - Trails / Open
Space.
1004
- 2 -
iii) Road dedication on Mill Street as required;
iv) Park dedication as required;
v) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant to prohibit basements due to the high water table;
vii) Removal of existing buildings;
viii) A Professional Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
ix) 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; and
x) That a voluntary Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regard to amenities.
The following applies to the above:
i) Registration of a Rezoning Servicing Agreement is no longer a requirement. All deficient
services will be a condition of subdivision approval through a Subdivision Servicing
Agreement;
ii) Schedules and figures will be amended upon adoption of the relevant Bylaws;
iii) Road dedication was provided as part of rezoning conditions for the property directly north,
located at 12933 Mill Street, file 2012-057-RZ;
iv) Park dedication was provided as part of rezoning conditions for the property directly north,
located at 12933 Mill Street, file 2012-057-RZ;
v) Registration of a Restrictive Covenant for the geotechnical report was provided for the
subject property as part of rezoning conditions for the property directly north, located at
12933 Mill Street, file 2012-057-RZ; however, the report has since been revised and a
new Restrictive Covenant will be registered as part of subdivision approval;
vi) Registration of a Restrictive Covenant to prohibit basements is no longer a requirement
based on a revised geotechnical report and revised servicing plans;
vii) A bond of $10,000 has been provided by the applicant to the City for removal of the
existing house on the subject property, which will be a condition of subdivision approval;
viii) A Professional Engineer’s certification that adequate water quantity for domestic and fire
protection purposes has been provided;
- 3 -
ix) In addition to the site profile, a disclosure statement has been submitted by a Professional
Engineer advising that there is not any evidence of underground fuel storage tanks on the
subject property; and
x) A Community Amenity Contribution, in the amount of $30,600, has been provided in
keeping with the direction given by Council with regard to amenities.
b)b)b)b) Additional Information:Additional Information:Additional Information:Additional Information:
The subject property is dependent on the property to the north for access and servicing. This
adjacent northern property, located at 12933 Mill Street, has already been rezoned to R-1
(Residential District) and R-2 (Urban Residential District). The properties share the same owner and
it is the intention to coordinate the development of the two properties at the subdivision stage.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to
Official Community Plan Amending Bylaw No. 7222-2016 and Zone Amending Bylaw No. 7138-
2015.
“Original signed by Adam Rieu”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by:::: Adam RieuAdam RieuAdam RieuAdam Rieu
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved byApproved byApproved byApproved by:::: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by Paul Gill”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: Paul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGA
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Bylaw No.7222-2016
Appendix C – Zone Amending Bylaw No. 7138-2015
Appendix D – Proposed Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: May 10, 2016 2014-108-RZ BY: DT
PLANNING DEPARTMENTFERN CRESCENT130 AVE.MILL ST.SHELDRAKE CRT.12933
239532407023921129582399223950239182394224069212954
24001239702391523990 12974 212848
24003239292392624000 2403324026(FERN CRES.)2404013005
12874
23996239502397924050241452393923924239872393013009
12795
SUBJECT PROPERTY
´
Scale: 1:2,500
12874 MILL Street
Adjacent Property
2012-057-RZ
APPROVED
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7222-2016
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 "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. 7222-2016
2.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3D
- Horse Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 917, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 - Trails / Open Space is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 925, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 24th day of May, 2016.
READ a second time the 24th day of May, 2016.
PUBLIC HEARING held the 21st day of June, 2016.
READ a third time the 28th day of June, 2016.
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
1004.1
239502397023996(FERN CRES.)12933
12874
12974
240692399012848
24026239302394224001 24145239152392623929239502395323987129582404023992240332407024050239182392423939239792400012954
FERN CRESCENTSHELDRAKE CRT.MILL ST.*LMP 22960
45
5
P 10335
47
P 10713P 1112832
22
BCP 50115
3
*PP129
5
3
Rem 18
21
P 271964
P 21921
A
P 63118
P 10335
B
P 7794
1
31 PARK P 11363
P 10335
2
1P 7656
2
28 29
P 26177 *PP135SK 9735P 25056
EP 22444
EPP 26868
27
1
2 P 2622
26
25
1
25
P 7656
4
6
4
P 63118
46
2
P 10713
P 2622
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure 3D Medium Density Residential and Conservation
Conservation Medium Density Residential
7222-2016917
Urban Area Boundary
Urban Area Boundary
239502397023996(FERN CRES.)12933
12874
12974
240692399012848
24026239302394224001 24145239152392623929239502395323987129582404023992240332407024050239182392423939239792400012954
FERN CRESCENTSHELDRAKE CRT.MILL ST.*LMP 22960
45
5
P 10335
47
P 10713P 1112832
22
BCP 50115
3
*PP129
5
3
Rem 18
21
P 271964
P 21921
A
P 63118
P 10335
B
P 7794
1
31 PARK P 11363
P 10335
2
1P 7656
2
28 29
P 26177 *PP135SK 9735P 25056
EP 22444
EPP 26868
27
1
2 P 2622
26
25
1
25
P 7656
4
6
4
P 63118
46
2
P 10713
P 2622
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Silver Valley Area Plan Figure 4 - Trails/Open Space as shown
To Add to Conservation To Remove from Conservation
7222-2016925
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7138-2015
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7138-2015."
2.That parcel or tract of land and premises known and described as:
Lot 3 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 1634 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of March, 2015.
READ a second time the 24th day of May, 2016.
PUBLIC HEARING held the 21st day of June, 2016.
READ a third time the 28th day of June, 2016.
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
1004.2
239422399612933
12874
12974
240692391823939239502395023970128482393023987
24040241452405023926239152392923992240332399012958(FERN CRES.)24001 24026240702392423979239532400012954
SHELDRAKE CRT.MILL ST.FE
R
N
C
R
E
S
C
E
N
T
4
*LMP 22960
3
EPP 26868
2
P 271962
27 P 10713P 1112822
EP 22444
45
4
1
P 7794
3
21
P 10335
25
P 63118
5
B
28 31
*PP135SK 9735P 10335
P 25056
A
P 10335
46
BCP 50115
6
*PP129
47
P 26177
32
4
1
2
PARK
P 2622
26
P 11363
A
P 10335
P 7656
P 63118
5
1
25
Rem 18
P 7656
1
P 21921
2
29
P 10713
P 2622
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)R-1 (Residential District)
7138-20151634
Urban Area Boundary
Urban Area Boundary
APPENDIX D
1100 Reports and Recommendations
1100
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2017-256-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7363-2017
22313 124 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 22313 124 Avenue, from
RS-1b (One Family Urban (Medium Density) Residential) to R-1 (Residential District) to permit
subdivision into approximately two lots. To proceed further with this application additional
information is required as outlined below. This application is not subject to the Community Amenity
Contribution Program because it is proposing fewer than three lots.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7363-2017 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Mandeep Samra
Legal Description: Lot 3 Except: Part Dedicated Road on Plan LMP6917; District
Lot 400 Group 1 New Westminster District Plan 75000
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1b (One Family Urban (Medium Density) Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single-Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
1101
-2 -
South: Use: Multi-Family Residential
Zone: RM-1 (Townhouse Residential); RM-4 (Multiple Family
Residential District); RM-5 (Low Density Apartment Residential
District)
Designation: Ground Oriented Multi-Family; Conservation
East: Use: Single-Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
West: Use: Single-Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single-Family Residential
Site Area: 917 m² (0.23 acres)
Access: 223 Street
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property is approximately 917 m² (0.23 acres) in size and is bound by single-family
residential properties to the north, east, and west and multi-family residential to the south. The
subject property is flat with no steep slopes or watercourses.
c)Project Description:
The applicant proposes to rezone the subject property from RS-1b (One Family Urban (Medium
Density) Residential) to R-1 (Residential District) to permit future subdivision into approximately two
single-family residential lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d)Planning Analysis:
Official Community Plan:
The OCP designates the property Urban Residential, and development of the property is subject to
the Major Corridor Residential Infill policies of the OCP. These policies require that development be
compatible with the surrounding neighbourhood, with particular attention given to site design
setbacks and lot configuration with the existing pattern of development in the area. The proposed
rezoning to R-1 (Residential District) is in conformance with the Urban Residential designation and
infill policies.
Zoning Bylaw:
The current application proposes to rezone the subject property located at 22313 124 Avenue from
RS-1b (One Family Urban (Medium Density) Residential) to R-1 (Residential District) to permit
- 3 -
subdivision into approximately two single-family residential lots. The minimum lot size for the current
RS-1b (One Family Urban (Medium Density) Residential) zone is 557 m2, and the minimum lot size
for the proposed R-1 (Residential District) zone is 371 m2. Any variations from the requirements of
the proposed zone will require a Development Variance Permit application.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single-family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than five dwelling units.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licences, Permits and Bylaws Department;
e) Parks Department;
f) School District;
g) Utility companies; and
h) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7363-2017
Appendix D – Proposed Site Plan
DATE: Nov 21, 2017
FILE: 2017-256-RZ
22313 124 AVENUE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000 BY: PCHILLSIDE STLegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Lake or Reservoir
APPENDIX A
DATE: Nov 21, 2017
FILE: 2017-256-RZ
22313 124 AVENUE
City of PittMeadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: PCHILLSIDE STAPPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7363-2017
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. 7363-2017."
2.That parcel or tract of land and premises known and described as:
Lot 3 Except: Part Dedicated Road on Plan LMP6917; District Lot 400 Group 1 New
Westminster District Plan 75000
and outlined in heavy black line on Map No. 1724 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
HILLSIDE ST.124 AVE.223 ST.125 AVE.COLEMORE ST.12461
12411
12445
12478
12439
22308222792231512414
2235012421
12438 12450
12475
12507
12455
12367
12435
12441
12404
12429
12515
12444
12501
12417
12347
12445
223772227012430
12463 12465
222282232012438
12345
12330
12483
12466 2232412451
12470 2230112471
12455
12433
12472
222802235512425
1234022238 223132237812460
12511
12423
12447
12422
12450
2220612415
12505
12360
12478
12496
12424
12350 2234312370
12461
12405
12497
2233712422
2238812487
2226212462
1248612487 12485
2221712430223031249512497
12479
12457
12494
12484
12333
12431
12471
12454
12477
2239512446
12462
2233216 717
18
11
3
Rem 3
3
5
4
3
14
2
40
3
13
17
20
8
Rem. A
32
1
23
2
42
24
4
39
20
4
21
35
3
Rem
1
4
15
1
21
11 19
23
16
2
36
42
21
1
4
8
B
22
A
19
S 1/2 C
3
7
12
11
22
9
1
533
10
Rem 3 2
21
9
12
6
1
A
10
2
5
2
Rem 1
14
PARK
A
A
7
6
5
13 8
B
5
15
Rem 4
18
34
6
LMP 12101
P 82669P 74108
LMP 6002P 71514P 72874P 30690BCP 30582
P 20644
P 20644P 20644P 72874P 71514LMS 631
P 77621P 20644P 30974P 31494P 75000
(P 26005)P 30690*PP126
P 71514P 71514
P 74108
P 8914
P 19826 P 20644P 14730P 16012(EPS 1073)
BCP 46508
P 20644
BCP 50510LMP10694P 71514
BCP 48431
BCP 15285
EPP 59004LMP 4597EP 74355LMP 6738
BCP 50518
LMP 19806
LMP 6917 EP 74109RW 71515EP 82622LMP 6711
BCP 30583EP 72875LMP 4597LMP 6712
RP 27049EPP 62130
LMP 8710LMP 18470LMP 17058RW 71515EP 30750
LMP 4404LMP 4543RW 65977
LMP 6728
BCP 46509BCP 46510 BCP 50509EP 67074 EP 85188RW 77622
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1b (One Family Urban (Medium Density) Residential)
R-1 (Residential District)
7363-20171724
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2017-185-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7362-2017
11143 Princess Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11143 Princess Street,
from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision
into approximately two lots. To proceed further with this application additional information is
required as outlined below. This application is not subject to the Community Amenity Contribution
Program because it is proposing fewer than three lots.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7362-2017 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, and a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Eun Hong
Legal Description: Lot 1104 District Lots 279 and 281 Group 1 New Westminster
District Plan 46939
OCP:
Existing: Single-Family & Compact 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)
Designation: Single-Family & Compact Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
1102
- 2 -
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential
Site Area: 1,000 m² (0.25 acres)
Access: Ditton Street and Princess Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 1,000 m² (0.25 acres) in size and is bound by single-family
residential properties to the north, east, south and west. There are trees located along the Ditton
Street frontage, and some hedging along the Princess Street frontage. The subject property is flat
with no steep slopes or watercourses.
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.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is located within the Hammond Area Plan and is currently designated Single-
Family & Compact Residential. Section 3.1 in the Hammond Area Plan identifies that “Hammond is
an established neighbourhood and it is important that new development is compatible with existing
character. Retaining neighbourhood character is a key aim for the Hammond Area Plan, while
allowing for increased residential densities that support a more vibrant community. Additionally,
introducing new forms of residential development is intended to attract new residents and enable
current residents to “age in place”. The Single-Family & Compact Residential designation allows for
single family, duplex and triplex forms of development. Section 3.1.1 outlines “the intent is to allow
for some density increase that is compatible with existing single-family form and neighbourhood
character”. The proposed zoning to R-1 (Residential District) is supported within the Single-Family &
Compact Residential designation.
- 3 -
The Hammond Area Plan consists of four ‘precincts’ with a goal of identifying a clear difference in
neighbourhood character, including: land use, street grid pattern, built form and public space. Input
was generated through the public consultation process for the Hammond Area Plan, and the
following four precincts were identified:
North Hammond
Upper Hammond
Lower Hammond (subject property)
Maple Meadows Business Park
The subject property is located within the Lower Hammond precinct. As identified in Section 2.3,
Precinct 3: Lower Hammond, “there are a number of older homes scattered throughout Lower
Hammond, described in the Heritage Character Study (Donald Luxton & Associates), as being “pre-
1940’s wood frame structures that reflect the working-class nature of the area”, but lacking in
concentration of similar structures found in Upper Hammond.” The subject property has also been
identified on Figure 1, Section 2.2.1, Heritage Character Area, as having ‘Heritage Potential’, which
states: “There are a number of sites within the area boundaries that have high potential for inclusion
on the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched or
evaluated, but they make a strong contribution to neighbourhood character and have been flagged
for their potential heritage value.” The applicant has been made aware of this information but is not
interested in retaining the existing house.
Donald Luxton & Associates have been contracted by the Community Heritage Commission to
update the Heritage Resources of Maple Ridge (i.e. heritage inventory) and the research has been
undertaken on the subject site for inclusion in this document. The heritage inventory update is
nearing the final draft, which is anticipated to be presented to Council in early 2018. It is worth
noting that the subject property does retain subdivision potential should the existing house be
retained; however, the lot orientation may need to change from the plan currently presented.
If Council is interested in obtaining more information on the heritage value of the building, the
applicant could be directed to submit a statement of significance, through a Heritage Consultant.
Zoning Bylaw:
The current application proposes to rezone the subject property located at 11143 Princess Street
from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit subdivision into
approximately two single-family residential lots. 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 R-1
(Residential District) zone is 371 m2. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single-family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
- 4 -
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than five dwelling units.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licences, Permits & Bylaws Department;
e) Parks Department;
f) School District;
g) Utility companies; and
h) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
- 5 -
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_____________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7362-2017
Appendix D – Proposed Site Plan
DATE: May 5, 2017
2017-185-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
11143 Princess StreetLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: May 5, 2017
2017-185-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500
11143 Princess StreetLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7362-2017
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. 7362-2017."
2.That parcel or tract of land and premises known and described as:
Lot 1104 District Lots 279 and 281, Group 1 New Westminster District Plan 46939
and outlined in heavy black line on Map No. 1723 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
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´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7362-20171723RS-1 (One Family Urban Residential)
R-1 (Residential District)
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2017-247-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7365-2017
11697 and 11715 224 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties at 11697 and 11715 224 Street
from RM-3 (High Density Apartment Residential) and C-3 (Town Centre Commercial) to CRM
(Commercial/Residential) to permit a six storey, mixed use building with 45 rental apartments.
The subject properties are designated Port Haney Multi-Family, Commercial and Mixed-Use (PHMFC),
and no OCP amendment is required to support the proposed rezoning. However, the proposed height
of the building exceeds the four storey maximum height set out by the Town Centre Area Plan
policies for the Port Haney Precinct. This could have viewscape and shadows impacts for all
surrounding properties, and may alter the desired character for the heritage area. The applicant is
volunteering rental housing, adaptable units, and units with discounted rents in exchange for the
additional height.
The residential portion of the building will provide purpose built rental apartments in perpetuity, to be
guaranteed through a housing agreement. The apartments are divided into one studio unit, 18 one
bedroom units, and 26 two bedroom units, with a total floor area of 3,292 m2 (35,438 sf). The
applicant is proposing that seven units (15%) will be adaptable for individuals with mobility
limitations, while some of the units will be designed to be senior friendly. The applicant is also
offering to discount five units (10%) by imposing a monthly rent cap at $1,000 for 30 years as a
means to include some affordability measures.
Two ground floor commercial units fronting 224 street provide 232 m2 (2,500 sf) of commercial floor
space. Visitor and commercial parking are provided on the ground floor behind the commercial units,
while residential parking is provided in one concealed, underground parking level. The project
proposes 49 total parking spaces, which is 12 fewer than required by the City’s Off-Street Parking
and Loading Bylaw. The applicant will be requesting a parking variance following first reading.
This project is exempt from the Community Amenity Contribution Policy because it is located within
the Town Centre Area. To proceed further with this application, additional information is required as
outlined below.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7365-2017 be given first reading; and
1103
- 2 -
2. That the applicant provide further information as described on Schedules C, D and E of the
Development Procedures Bylaw No. 5879–1999, along with the information described in
this report.
DISCUSSION:
a) Background Context:
Applicant: Joseph Park Architecture, Joseph Kyung R. Park
Legal Description: Lot 18 and Lot 19, Block 5, D.L. 398, NWP155
OCP:
Existing: PHMFC (Port Haney Multi-Family, Commercial and Mixed-Use)
Proposed: No change
Zoning:
Existing: RM-3 (High Density Apartment Residential) and C-3 (Town
Centre Commercial)
Proposed: CRM (Commercial/Residential)
Surrounding Uses:
North: Use: Office building
Zone: C-3 (Town Centre Commercial)
Designation: APTL (Low-Rise Apartment)
South: Use: Apartments
Zone: RM-3 (High Density Apartment Residential)
Designation: PHMFC (Port Haney Multi-Family, Commercial and Mixed-Use)
East: Use: Apartments and single-family dwelling
Zone: RM-2 (Medium Density Apartment Residential) and C-3 (Town
Centre Commercial)
Designation: APTL and TCOMM (Town Centre Commercial)
West: Use: Apartments
Zone: RM-3
Designation: PHMFC
Existing Use of Properties: Vacant
Proposed Use of Properties: Mixed use commercial and residential
Site Area: 1,203 m2 (0.297 acres)
Access: 117 Avenue and lane
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject properties, located at 11697 and 11715 224 Street, make up a trapezoidal
development site 1,203 m2 (0.297 acres) in size (see Appendix A). A gym and fitness centre used to
be located on the site, but those buildings were removed and the site is currently vacant. The
development site slopes down from east to west, descending approximately five metres across the
two lots. It is covered by grass with a few trees located along its periphery. There are no
watercourses near the development site.
- 3 -
The development site is surrounded by low rise (two to three storey) apartment buildings and single-
family dwellings to its east, south and west. An office building housing medical services is located to
the north across 117 Street (see Appendix B).
c) Project Description:
The development proposal is for a six (6) storey mixed use commercial and purpose built rental
apartment building with approximately 3,524 m2 (37,938 sf) of floor area (see Appendix D). The 45
rental apartments, with a total floor area of 3,292 m2 (35,438 sf), are currently divided as follows:
1 studio unit;
18 one bedroom and den units;
2 two bedroom units; and,
24 two bedroom and den units.
The applicant is proposing that seven of the residential units (15%) will include adaptable features to
accommodate individuals with mobility limitations, while some of the units will be designed to be
senior friendly. The applicant is also offering five of units (10%) at a discounted rate via a monthly
cap of $1,000 for 30 years as a means to include some affordability measures.
Two ground floor commercial units fronting 224 Street provide 232 m2 (2,500 sf) of floor space. 49
off-street parking spaces for the commercial, visitor, and residential components of the building are
located in one at-grade and one underground parking structure. This is 12 parking spaces fewer than
required by the City’s Off-Street Parking and Loading Bylaw. 12 long term and 18 short term bicycle
parking spaces for the residential component of the building are also provided in conformance with
the Off-Street Parking and Loading Bylaw, although no bicycle parking is currently included for the
commercial component.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Port Haney and Waterfront Precinct of the Town Centre
Area Plan (the Precinct). The Port Haney area historically served as Maple Ridge’s commercial hub. It
is an important transportation link between the Central Business District, the Fraser River waterfront,
West Coast Express Station and east Maple Ridge via the Haney Bypass. The Town Centre Area Plan
states that the Precinct’s historic roots, heritage character, waterfront access, green space, and river
and mountain views are a treasured part of the neighbourhood that should be enhanced through any
new development.
The subject properties are designated as Port Haney Multi-Family, Commercial and Mixed-Use
(PHMFC). An OCP amendment is not required to support the proposed project.
- 4 -
The following policies apply to this proposal:
Town Centre Area Plan
3-1 An increase in residential and commercial density is encouraged in the Town Centre […]
Land-use should include a mix of housing types catering to various demographics, including
affordable and special needs housing, within walking distance to a broad mixture of uses,
including shops, services, cultural facilities, and recreation.
This project complies with this policy. It increases the residential density and diversity by introducing
up to 45 new purpose built rental apartments as studio, one, two, and two bedroom with den units.
No three bedroom units are provided. The applicant has also committed to include seven adaptable
units (15%), units for seniors, and up to five discounted units (10%). The project will also be located
within walking distance to a range of shops, services and transit in and around the Town Centre.
3-11 Viewscape studies may be required for proposed buildings greater than three (3)
storeys in height, where views may be impacted towards Golden Ears peaks to the north,
and the Fraser River to the south. Important viewscapes have been identified along 224th
Street, within Port Haney, […]. In locations where it is deemed that key viewscapes will be
impacted, an increase in density, or the proposed form, may not be supported.
3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight.
This project’s six storey height and massing are anticipated to have impacts on the viewscapes
highlighted by this policy (see Appendix E). They may also have shadow impacts on surrounding
buildings to the north, east and west. The applicant is proposing a range of rental housing amenities
in exchange for the extra height and additional units this affords. The applicant will be asked to
provide a viewscape study and a shadow study prior to second reading. The results of these studies
will inform Council’s consideration of whether the rental housing amenities are adequate
compensation for the increased height and potential viewscape and shadow impacts on future new
buildings and the surrounding area.
3-38 Low-rise Multi-Family apartment, Commercial, and Mixed-Use in Port Haney should be a
minimum of three (3) storeys and a maximum of four (4) storeys in height, with at least 90%
of required parking provided underground.
This project’s six storey form does not conform with the Town Centre Area policies governing height
in the Port Haney and Waterfront Precinct (the Precinct). The policies restricting height are one of the
means by which the Precinct’s heritage character, as well as the viewscapes to and from the Fraser
River and Golden Ears peaks, can be defined, maintained and preserved. Façade materials, façade
design, and street interfaces are other means to address heritage character, but these elements are
examined after first reading.
The applicant notes that the six storey height is consistent with the CRM zone to which they are
applying for rezoning. The CRM zone and its six storey allowance in this area pre-date the adoption of
the Town Centre Area Plan policies. However, rezoning applications are subject to the greater policy
and community vision as expressed through plans such as the Town Centre Area Plan, and are not
directly applicable unless Council, in weighing the possible public benefits, decides to grant the
- 5 -
rezoning. A fuller discussion of the relationship between the Town Centre Area policies and CRM
zoning is presented in the zoning section below.
3-39 Commercial and Mixed-Use development is encouraged to establish a connection
between the Fraser River waterfront and the Port Haney area and to attract people and
activity to the waterfront.
This project will establish a ground floor commercial and residential street presence fronting 224
Street, the principal corridor between the Central Business District (CBD) and the Fraser River
waterfront. This will help reinforce the connection between the CBD, Port Haney and the Fraser River
waterfront.
3-40 Within a Mixed-Use development, retail, service and entertainment uses shall be
encouraged at-grade with office and residential uses encouraged above-grade.
The two commercial units occupy 50% of the street frontage of 224 Street, while two residential
units cover the other 50%. The applicant believes that there is insufficient demand for more
commercial ground floor frontage and has placed the two residential units in its place. While this
configuration does not conform with the full intent of the policy, the impact can be mitigated by
requiring the applicant to provide front door entrances, semi-private landscaped spaces, and other
façade features for the residential units so that they provide a street presence.
The application meets a number of the OCP’s Town Centre Area Plan policies and objectives. The
application is also consistent with elements of the City’s Housing Action Plan (see discussion below).
In an effort to seek further compliance with the Town Centre Area Plan, the applicant was asked to
consider reducing the height and massing of the proposed building, or alternatively to step back its
top stories in order to reduce the impact to viewscapes and its massing effect on the
neighbourhood’s character. At this juncture, the applicant wishes to maintain the six storey form for
financial reasons, and has offered rental housing in perpetuity, adaptable units, and discounted
units for 30 years in exchange for the two extra storeys and additional units this affords.
Housing Action Plan:
The City’s Housing Action Plan was endorsed by Council in 2014. It seeks to increase access to
“safe, affordable, and appropriate housing that meets the diverse and changing needs of the
community”. To this end, it contains a number of strategies and actions which are relevant to this
application, notably:
Strategy #1 Support the development of a mix of housing forms, including medium and high
density housing near to transition areas, walkable centres, and in the Downtown core;
Strategy #3 Introduce an Adaptable Housing Policy, including preparing a policy to
encourage or require developers to provide a percentage of units as adaptable units (e.g.
10% or 15%);
Strategy #4 Create new rental housing opportunities, and securing rentals by way of housing
agreements or covenants on title;
Strategy #9 Support the Non-Market Housing Sector, such as through contributing
discounted units; and,
Strategy #10 Expand the Density Bonusing Practice, in order to support the development of
rental housing, non-market housing and seniors housing.
- 6 -
The current application contributes to meeting these strategy objectives. It proposes purpose built
rental units to be provided in perpetuity, offers a diversity and choice of rental apartment unit sizes,
seven (15%) adaptable units, some senior friendly units, and up to five (10%) discounted units.
However, it should be noted that other applications for purpose built rental apartments around the
Town Centre have also offered similar numbers of adaptable and senior housing units without
requesting a two storey increase in height nor the additional units this affords.
Pursuant with City practice the rental housing amenities and unit mix will be secured through a
housing agreement. This will be negotiated with the applicant should first reading be granted to this
application.
Zoning Bylaw:
The current application proposes to rezone the properties located at 11697 and 11715 224 Street
from RM-3 (High Density Apartment Residential) and C-3 (Town Centre Commercial) to CRM
(Commercial/Residential) to permit a six (6) storey mixed use building.
The CRM zone has historically been used in the Port Haney and Waterfront Precinct. The CRM zone
currently allows buildings to reach a six storey, 24 m, maximum height along a row of properties in
the Precinct that includes the development site. However, in 2008, Council adopted the Town Centre
Area Plan, which contains policies to restrict the height of buildings in the Precinct to four (4) storeys.
This was done to promote consistent architectural and urban design setbacks, form, mass and
height to enhance the heritage quality and character of the Precinct. As the property is not currently
zoned for CRM, the OCP policies take precedence over zoning when an application for rezoning is
made.
Variances:
The applicant is requesting the following variances from the current provisions of the CRM zone:
Reduction of the off-street parking requirements from 62 to 49 spaces;
Other purpose built rental buildings in the Town Centre have supported a relaxation in parking
requirements (see discussion in the Off-Street Parking Bylaw section below).
Lot coverage of 100% instead of 95% for off-street parking.
The off-street parking structure is located below grade and covers 100% of the lot area. This
footprint can be supportable in more urbanized areas such as the Town Centre. However, due to the
slope of the development site, the underground parking structure’s concrete wall will be exposed
and visible from the east where an older two storey apartment building is located. With a lot
coverage of 100%, there is no room for any landscaping or fencing to mitigate this effect. Combined
with the six storey building height and massing, this will have a potentially imposing effect on the
property to the east. It is however noted that future redevelopment on the property to the east can
reduce this effect. Nonetheless, the applicant will be asked to demonstrate an acceptable interface
between the six storey building and current apartment building to the east prior to second reading.
With no open space left on the lot, the applicant will also be required to demonstrate how the project
meets the three tier stormwater management approach required by the City’s Watercourse
Protection Bylaw No. 6410-2006, such as through landscaping or a green roof.
- 7 -
Reduction of the requirement that 90% lot frontage on the ground floor be developed for
commercial uses to approximately 50%.
The applicant believes that there is insufficient demand for more commercial ground floor frontage
and has placed the two residential units in its place. The applicant will be required to provide
justification for this variance, and, if it is found to be supportable, to ensure that the design of the
residential units provide a street presence.
Reduction of the rear setback from 6 m to 4.5 metres.
This variance is supportable as it will create a more continuous building face along 224 Street.
All variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Off-Street Parking and Loading Bylaw:
The subject property is located just outside of the Central Business District (Off-Street Parking and
Loading Bylaw 4350 – 1990, Schedule D), where reduced parking requirements apply. Therefore,
the usual requirements of the Off-Street Parking Bylaw, Schedule A, apply to the current application.
It requires 54 spaces for apartment use and eight (8) spaces for the commercial use for a total of 62
parking spaces. The project proposes 49 parking spaces, 42 spaces of which are for apartment use
and seven (7) spaces are for commercial use. Therefore, the project has 12 fewer residential parking
spaces, and one less commercial parking space than required. The resulting parking ratio for the
residential component would be approximately 0.93 stalls / dwelling unit.
The applicant will request that Council grant a variance on the number of parking spaces required for
this project. The applicant will be asked to provide justification demonstrating why reduced parking
requirements could be granted for this project. However, it should be noted that Council granted a
reduction in parking requirements for another application in the Town Centre, a purpose built rental
building at the corner of 122 Avenue and 223 Street (2016-052-VP), on October 24, 2017. Council
may also apply the provision of the Off-Street Parking Bylaw (Part 3, 3.4 (a)) that allows payment of
cash-in-lieu of parking spaces, which would equal approximately $108,500 for this project (i.e.
twelve residential spaces at $8000/space and one commercial space at $12,500/space).
The project currently proposes 18 short term and 12 long term bicycle parking spaces in accordance
with the residential component of the Off-Street Parking Bylaw. The applicant will be required to
provide one long term and one short term bicycle parking space for the commercial component of
this project prior to second reading.
Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application for the Port
Haney and Waterfront Precinct is required for all multifamily residential, flexible mixed use and
commercial development located in this area of the Town Centre. The applicant will be encouraged
to show a greater commitment to the heritage theme of the Port Haney Precinct.
- 8 -
Advisory Design Panel:
This proposal must follow the design guidelines of the Town Centre Development Permit for the Port
Haney and Waterfront Precinct, and must be reviewed by the Advisory Design Panel prior to second
reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Fire Department;
c) Building Department;
d) Parks Department;
e) School District;
f) Ministry of Transportation and Infrastructure; and
g) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. A Town Centre Development Permit Application for the Port Haney and Waterfront
Precinct (Schedule D);
3. A Development Variance Permit (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 9 -
CONCLUSION:
The development proposal is in compliance with the land use designation of the OCP. However, the
project’s six (6) storey height is not in compliance with the four (4) storey height restriction policies
contained within the Town Centre Area Plan of the OCP. The applicant proposes 45 purpose built
rental apartments, which include seven adaptable units (15%), units for seniors, and up to five
discounted units (10%) via a rent cap for 30 years, in exchange for the additional height.
This development proposal satisfies some of the policy objectives of the Town Centre Area Plan and
Housing Action Plan, especially with respect to the rental housing amenities, and placing residential
uses in close proximity to transit and the services in the downtown core. In response to concerns that
this development proposal could contravene the form, character and viewscape policies of Town
Centre Area Plan, the applicant will be required to provide both a viewscape study and a shadow
study prior to second reading. The results of these studies, in light of the Town Centre Area Plan
policies, will help inform Council’s consideration of this application at second reading. The results of
these studies will also inform Council as to whether the trade-offs, as proposed by the applicant, are
acceptable when making a decision on this application.
In conclusion, it is recommended that Council grant first reading to this application subject to the
additional information being requested in this report be assessed prior to second reading.
“Original signed by Chee Chan”
_______________________________________________
Prepared by: Chee Chan, MUP, MCIP, RPP, BSc
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7365-2017
Appendix D – Proposed Site Plan
Appendix E – Proposed Building Elevations
DATE: Jun 16, 2017
FILE: 2017-247-RZ
11697 & 11715 224 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
117 AVE .
ST. ANNE AVE.
BRICKWO223 ST.NORTH AVENUE
NORTH LANE
CALLAGHAN AVE.224 ST.FRASER ST.NORTH AVE.RASER ST.LOUGHEED
CLOSE22375223662222347116642235222347/5122337224222232311784 11781
223742249011654 223342231811811
22363/11774/78
2241111 779
22362/64
2236822334/36223182233522489
1169522308 22466223511169022337 1169522326
1165722372 22425/272239022355/1177122315/2241022471/6522432 11770
11682
11672
11718
11742
11768
1169622328 2244422356/58
22488224462242811688
11697
2235722353 2236722346/48
11650
11641
11685
11759/61
11664
2248622345223401178322369/7311656
11777
11715
11710
22375116712237422325 /691176522366
2231111698
11763
116712234411746
223452236222303/224562233822320
2246111701-3922380 22464224902238111682
2232811740
22357 2235211767
11686
11743
1163022356SUBJECT PROPERTIES
´
Scale: 1:2,000 BY: PC
LOUGHEED HWY
APPENDIX A
DATE: Jun 16, 2017
FILE: 2017-247-RZ
11697 & 11715 224 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
117 AVE .
ST. ANNE AVE.
BRICKWO223 ST.NORTH AVENUE
NORTH LANE
CALLAGHAN AVE.224 ST.FRASER ST.NORTH AVE.RASER ST.LOUGHEED
CLOSE22375223662222347116642235222347/5122337224222232311784 11781
223742249011654 223342231811811
22363/11774/78
2241111 779
22362/64
2236822334/36223182233522489
1169522308 22466223511169022337 1169522326
1165722372 22425/272239022355/1177122315/2241022471/6522432 11770
11682
11672
11718
11742
11768
1169622328 2244422356/58
22488224462242811688
11697
2235722353 2236722346/48
11650
11641
11685
11759/61
11664
2248622345223401178322369/7311656
11777
11715
11710
22375116712237422325 /691176522366
2231111698
11763
116712234411746
223452236222303/224562233822320
2246111701-3922380 22464224902238111682
2232811740
22357 2235211767
11686
11743
1163022356SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: PC
LOUGHEED HWY
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7365-2017
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. 7365-2017."
2.Those parcels or tracts of land and premises known and described as:
Lot 18 Block 5 District Lot 398 Group 1 New Westminster District Plan 155;
Lot 19 Block 5 District Lot 398 Group 1 New Westminster District Plan 155;
and outlined in heavy black line on Map No. 1726 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to CRM (Commercial/Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
117 AVE.
ST. ANNE AVE.
BRICKWOOD
NORTH AVENUE
NORTH LANE
224 ST.FRASER ST.NORTH AVE.
CLOSE22366 11649116642235222347/5122337224222232311681
11784 11781
223741171122490
11654 22334116672231811774/78
2241111779
22362/64
2236822334/3622318223352
2
4
8
9
1169522308 22466223512249611690
1169522326
1165722372 22425/272239011771
2247122410/65
11770
11682
11672
11718
11742
11771
11683
11768
116962232822356/58
11767
11697
11688
11697
2235722353
22346/48
11650
11641
11685
11759/61
11664
22486
1171522345
2234011783
22369/7311656
11777
11715
11710
22375116712237422325 /691176522366
2231111698
11763
116712234411746
2234522362224562233822320
2246111701-3922380 1173522464
2238111682
2232811740
2249722357 2235211767
11686
11743
1167522356N
45
17
A
1
B 85
Rem
Rem
2
Pcl
Rem
11
Rem
3
10
C
48
10
26
A
94
PARK
D
44
1
Rem57
50
2
8
18
Pcl. A
3
A
13
Rem
16
68
ERem
44
Rem
6
22 Rem46T
E 106'
19Rem 4
52
1
4
49
Rem 3
33'
2
Rem
N 1/2 24920
12
N 1/2
Rem
3
C
'1'
148
of 3
1
13
19
21
2
8417Rem 4799
5
A
98
3
S
B
Rem
50
22
4
S 1/2
12
A
Rem
E
64
18
1
W
A
1
14
2
B
47
C
63
Rem
14
T
B
A
Rem.
25
Rem
Rem
91
49
74
76
'A'
C
62
3
83
LOT 1
Rem 105
48
53
20
1
C
27
7
21
46
A
92
69
86
9
LMS 715
P 8181
P 6645
P 8641
P 12239P 5194
P 41490LMP 30487
P 16464
P 41741
RP 5647
P 35742
*LMP 29154
RP 53523
RP 6192
P 155
RP 17417 EP11040
P 4143
P 41741P 155
*PP092
P 9800
EP 9742
P 6524P 2899
(EPS 1148)
P 50600
P 19374
*PP076*PP077P 5871
P 82887
BCS 4089
P 8658P 4202RP 68557P 28007
NWS 1811P 2899
P 155
LMP 1864LMS 2749P 34597LMP 39214BCS 1620RP 52214FP 2899P 16366RP 5637
P 155
EPP 52747
P 71022
P 8274
P30522P 8641P 6689
P 44960
P 9800
P 5871 P 8181P 24524
P 155 *LMP38099LMS 683
P 51411
P 19374P 155
NWS 8
BCP44158
RW 41952EP 84227
BCP 14057
BCP44160
EPP 52898
RW 41953LMP 9820
LMP 9307
EP 71539
BCP 17933
LMP 1859BCP49262
BCP49260
EP 77866EPP 52746 1.5BCP 14056
LMP 14886
224 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RM-3 (High Density Apartment Residential)C-3 (Town Centre Commercial)CRM (Commercial/Residential)
7365-20171726
APPENDIX D
APPENDIX E
-1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2015-021-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7406-2017; and
Second Reading
Zone Amending Bylaw No. 7142-2015;
24070 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24070 132 Avenue, from
RS-3 (One Family Rural Residential) to R-1 (Residential District), to permit a future subdivision of
approximately three single family residential lots. The minimum lot size for the proposed R-1
(Residential District) zone is 371 m². Ground-truthing on the site has established the developable
area, and as a result, an amendment to the Official Community Plan (OCP) is required to adjust the
Conservation boundary to fit the site conditions.
Council granted first reading to Zone Amending Bylaw No. 7142-2015 on April 28, 2015. Pursuant
with Council resolution, the application is subject to the Community Amenity Contribution (CAC)
Program at a rate of $5,100 per lot, for an estimated amount of $15,300.00.
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 Amending Bylaw
No. 7406-2017 on the municipal website, 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. 7406-2017 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. 7406-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7406-2017 be given first and second
readings and be forwarded to Public Hearing;
5)That Zone Amending Bylaw No. 7142-2015, as amended in this report, be given second reading,
and be forwarded to Public Hearing;
6)That the following terms and conditions be met prior to final reading:
i)Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 4 – Trails/Open Space
1104
- 2 -
ii) Road dedication as required;
iii) Park dedication as required, and removal of all debris and garbage from park land;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v) Registration of a Restrictive Covenant for Tree Protection;
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) Registration of a Restrictive Covenant for No-Build purposes on the existing house footprint,
should the current house be removed in the future. Any new house built on proposed lot 3
must adhere to current Zoning Bylaw regulations;
viii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
ix) That a voluntary contribution, in the amount of $15,300.00 be provided, in keeping with
the Council Policy on Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Shida Neshat-Behzadi
Legal Description: Lot 8 Section 27 Township 12 New Westminster District Plan
2622
OCP:
Existing: Conservation and Low Density Urban
Proposed: Conservation and Low Density Urban
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Park
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation and Low Density Urban
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation and Eco Cluster
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low Density Urban
Existing Use of Property: Single Family Residential
- 3 -
Site Area: 2.0 ha (5 acres)
Access: Shoesmith Loop
Servicing requirement: Urban Standard
2) Project Description:
The subject property, located at 24070 132 Avenue, is 2.0 ha (5 acres) in size and is bound by the
unopened 132 Avenue road allowance to the north, single family residential lots to the west and
residential acreage to the south and east (see Appendices A and B). Millionaire Creek is located on
the eastern portion of the subject property running north-south. The majority of the property has
steep slopes and is heavily vegetated, with the northwest corner providing the only potentially
developable area. The subject property is within walking distance of Red Alder Neighbourhood Park,
as well as equestrian trails that access the UBC Malcolm Knapp Research Forest and Golden Ears
Provincial Park.
The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to
R-1 (Residential District) to permit future subdivision into approximately three single family
residential lots, not less than 371 m² (3,994 ft²). The applicant intends to retain the existing house
on proposed lot 3 and create two additional lots to the north of the existing house. The remainder of
the subject property will be dedicated as park for conservation purposes. Access to the proposed
lots will be provided from Shoesmith Loop. The application will require a variance for the rear yard
setback in order to retain the existing house; however, in the future, if the existing house is to be
removed, the new home location would be required to adhere to the current Zoning Bylaw and not be
permitted to keep its original footprint. This will be achieved through a No-Build Restrictive Covenant
on proposed lot 3. A rear yard setback of 8 m (26 ft.) will be required for new construction on
propose lot 3.
The original application, which received first reading on April 28, 2015, had proposed to rezone the
subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential); however, in order to retain two significant trees located on the northern
property boundary, the developable area and the width requirement for the RS-1b (One Family Urban
(Medium Density) Residential) zone would not have been feasible. A revised proposal to the R-1
(Residential District) zone will allow the two significant trees to be retained, while also achieving the
original proposed lot yield of three lots. Proposed lot 1, with an area of 726 m² (7,815 ft²) and
proposed lot 3, with an area of 1,260 m² (13,563 ft²) will be significantly oversized R-1 (Residential
District) zoned lots.
3) Planning Analysis:
Official Community Plan:
The subject property is located within the Silver Valley Area Plan, north of the Horse Hamlet, and is
currently designated Conservation and Low Density Urban. The Low Density Urban designation
permits densities ranging between 8-15 units per hectare, which equates to a lot yield of 2-4 on the
subject property. The proposed development of three single family residential lots falls within the
yield described in the Silver Valley Area Plan. An OCP amendment is required to adjust the
Conservation boundaries to reflect the location of Millionaire Creek and the steep slopes located on
the subject property (see Appendix C).
- 4 -
Design features of the Silver Valley Area Plan include concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is, therefore, located in an area that is generally associated with
lower density residential development, as reflected by its current designation.
Zoning Bylaw:
Zone Amending Bylaw No. 7142-2015 has been amended to rezone the subject property from RS-3
(One Family Rural Residential) to R-1 (Residential District) (see Appendix D) to permit future
subdivision into approximately three single family residential lots (see Appendix E). The minimum lot
size for the current RS-3 (One Family Rural Residential) zone is 0.80 ha (2 acres), and the minimum
lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,994 ft²). Proposed lots 1 and 3
will be significantly larger in area than the minimum requirements for the R-1 (Residential District)
zone.
The original application, which received first reading on April 28, 2015, had proposed to rezone the
subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential); however, in order to retain two significant trees located on the northern
property boundary, the developable area and the width requirement for the RS-1b (One Family Urban
(Medium Density) Residential) zone would not have been feasible. A revised proposal to the R-1
(Residential District) zone will allow the two significant trees to be retained, while also achieving the
original proposed lot yield of three lots. Proposed lot 1, with an area of 726 m² (7,815 ft²) and
proposed lot 3, with an area of 1,260 m² (13,563 ft²) will be significantly oversized R-1 (Residential
District) zoned lots.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix E):
Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. Regulations For the Size, Shape and
Siting (11) Buildings and Structures for One Family Residential Use in the R-1 zone (c)(ii): To
reduce the rear lot line for lot 3 from 8.0 m (26 ft.) to 0.28 m (0.9 ft.) for the existing house;
Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B: To waive the
servicing requirements on 132 Avenue, as 132 Avenue is too steep and is not intended to be
constructed as a road.
The requested variances will be the subject of a future Council report.
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
- 5 -
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area
Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under the file reference 2016-374-DP for all development and subdivision activity identified in
wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and
property in designated areas that could be at risk for wildland fire; and where this risk may be
reasonably abated through implementation of appropriate precautionary measures. The subject
property is located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the
OCP.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is less than 5 dwelling units.
Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land is required to be dedicated as a condition of final reading.
4) Environmental Implications:
The subject property consists of steep slopes, a large ravine, Millionaire Creek, and a small
developable area located on a plateau in the northwest corner. Vegetation on the subject property is
mainly comprised of a mixed forest that is relatively undisturbed throughout the majority of the site,
with the exception of the plateau section. The plateau is made up of lawn, garden and ornamental
trees and shrubs. Invasive species, such as English Ivy and Himalayan Blackberry have been located
in some areas of the subject property and will be removed as part of the enhancement and
restoration works. The steep slopes, ravine and watercourse will be dedicated to the City as
Conservation. A tree protection covenant will be registered to retain the two significant trees located
on the proposed north-eastern property boundary of lot 1 (see Appendix E).
- 6 -
5) Interdepartmental Implications:
Engineering Department:
Road dedication is required at the north-west corner of the property on Shoesmith Loop. The
remainder of the servicing requirements will be a condition of the subdivision application.
6) School District No. 42 Comments:
The School District has noted that the subject property falls within the Yennadon Elementary and
Garibaldi Secondary school catchments. Actual numbers for the 2016 school year indicate that
Yennadon Elementary is at 105% utilization, with 573 students. For secondary school enrollment
capacity, actual numbers for the 2016 school year indicate that Garibaldi Secondary is at 71%
utilization, with 748 students.
7) Intergovernmental Issues:
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, to adjust the Conservation boundary,
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.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7406-2017,
that second reading be given to Zone Amending Bylaw No. 7142-2015, and that application
2015-021-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 Paul Gill”__________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7406-2017
Appendix D – Zone Amending Bylaw No. 7142-2015
Appendix E – Proposed Subdivision Plan
DATE: Feb 12, 2015 FILE: 2015-021-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
240 ST´
Scale: 1:2,000
24070 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 12, 2015 FILE: 2015-021-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
240 STDistrict of Maple Ridge´
Scale: 1:2,000
24070 132 AVENUE
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7406-2017
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 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. 7406-2017."
2.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 965, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 966, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
SHOESMITH CRES.SHOESMITH LOOP13171
1317513197
13081
13056
13
1
1
11318313147
13126
13166
13131
13156
13072
13062
2399713101
13050
13091
2398913141
13157 241501318613161
13136 13129
13116
13151
13106 1319313146 13139
13
1
0
3
13165
13
1
2
1 2407013176 1321013181
13071
13080
13186
13111
13191
13121
PARK
2
14
SL12
3
2
SL13
5
SL4
5
22
21
SL3
12
6
3
11
11
10
SL2
15
8
1317
15
8 7
13
10
9
SL1
7
SL18
14
6
9
PARK
5
16
SL15
SL17
16
1
PARK
SL16
1
16
4
17
18
SL14
12
20
4
18
19
BCP 37126
BCP 17359P 2622
BCP 19418
BCP 24019BCP 37126BCP 24019BCP 24019P 2622
BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2Low Density Residential and Conservation
Conservation Low Density Residential
7406-2017965
Low Density Residential
SHOESMITH CRES.SHOESMITH LOOP13171
1317513197
13081
13056
13
1
1
11318313147
13126
13166
13131
13156
13072
13062
2399713101
13050
13091
2398913141
13157 241501318613161
13136 13129
13116
13151
13106 1319313146 13139
13
1
0
3
13165
13
1
2
1 2407013176 1321013181
13071
13080
13186
13111
13191
13121
PARK
2
14
SL12
3
2
SL13
5
SL4
5
22
21
SL3
12
6
3
11
11
10
SL2
15
8
1317
15
8 7
13
10
9
SL1
7
SL18
14
6
9
PARK
5
16
SL15
SL17
16
1
PARK
SL16
1
16
4
17
18
SL14
12
20
4
18
19
BCP 37126
BCP 17359P 2622
BCP 19418
BCP 24019BCP 37126BCP 24019BCP 24019P 2622
BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Silver Valley Area Plan Figure 4 Trails/ Open Spaceas shown
To Add to Conservation To Remove from Conservation
7406-2017966
To Remove from Conservation
CITY OF MAPLE RIDGE
BYLAW NO. 7142-2015
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7142-2015."
2.That parcel or tract of land and premises known and described as:
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 1637 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 28th day of April, 2015.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
SHOESMITH CRES.SHOESMITH LOOP13171
1317513197
13081
13056
13
1
1
11318313147
13126
13166
13131
13156
13072
13062
2399713101
13050
13091
2398913141
13157 241501318613161
13136 13129
13116
13151
13106 1319313146 13139
13
1
0
3
13165
13
1
2
1 2407013176 1321013181
13071
13080
13186
13111
13191
13121
PARK
2
14
SL12
3
2
SL13
5
SL4
5
22
21
SL3
12
6
3
11
11
10
SL2
15
8
1317
15
8 7
13
10
9
SL1
7
SL18
14
6
9
PARK
5
16
SL15
SL17
16
1
PARK
SL16
1
16
4
17
18
SL14
12
20
4
18
19
BCP 37126
BCP 17359P 2622
BCP 19418
BCP 24019BCP 37126BCP 24019BCP 24019P 2622
BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7142-20151637RS-3 (One Family Rural Residential)
R-1 (Residential District)
APPENDIX E
-1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2015-069-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7207-2016;
10366 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 10366 240 Street (see
Appendix A and B) from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential
District) to permit a future subdivision of 13 lots. Council granted first reading to Zone Amending
Bylaw No. 7207-2016 and considered the early consultation requirements for the Official Community
Plan (OCP) amendment on February 9, 2016. The minimum lot size for the R-3 (Special Amenity
Residential District) current zone is 213 m2.
This application is in compliance with the OCP.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $66,300.
There is not sufficient suitable land for park dedication on the subject site and it is recommended
that Council require the developer to to pay to the City an amount that equals 5% of the market
value of the land required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7207-2016 be given second reading, and be forwarded to Public
Hearing;
2)That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local
Government Act; and,
3)That the following terms and conditions be met prior to final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Submission of a satisfactory traffic study;
iii.Road dedication on 240 Street as required;
iv. Registration of a Restrictive Covenant for the Geotechnical which addresses the suitability
of the subject property for the proposed development;
v.Registration of a Restrictive Covenant for selected corner lots preventing the construction
of detached garages and carports that obstruct visual clearance at intersections;
vi. Registration of a Restrictive Covenant for Stormwater Management;
1105
- 2 -
vii. Removal of existing building/s;
viii. In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site;
ix. That a voluntary contribution, in the amount of $5,100 per lot ($66,300 in total) is to be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Hub Engineering Inc. Mike Kompter
Legal Description: Lot “A” Section 3 Township 12 NWD Plan 13554
OCP:
Existing: Medium Density Residential
Proposed: Single-Family Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family and Vacant
Zone: RS-2 (One Family Suburban Residential) Subject to rezoning
application (2017-510-RZ) to RM-1(Townhouse Residential)
Designation: Medium Density Residential
South: Use: Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Townhouse
Zone RM-1(Townhouse Residential)
Designation: Medium Density Residential
West: Use: Townhouse
Zone: RM-1(Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: 13 lot subdivision
Site Area: 0.648 Ha.
Access: 240A Street and lanes
Servicing: Urban or Rural Standard
Companion Applications: 2015-069-DP (Intensive Residential)
- 3 -
2) Background:
The subject site is 0.649 Ha. (1.6 acres) in size, sparsely treed and slopes gently down toward 240
Street from east to west. The proposed subdivision continues the pattern established by the R-3
(Special Amenity Residential District) subdivision to the south. RS-2 (One Family Suburban
Residential) lots abut the subject site to the north subject to a recent rezoning application (2017-
510-RZ) for townhouses, there are existing townhouse development across 240 Street to the west
and east of the subject site.
3) Project Description:
The proposal to rezone the subject site from RS-2 (One Family Suburban Residential) to R-3 (Special
Amenity Residential District) would permit a subdivision of 13 lots with a minimum lot area of 213
square metres. The proposed layout, although not reviewed by the Approving Officer, is a
continuation of the established pattern to the south. The density of the project makes it subject to
an Intensive Residential Development Permit application being made and being considered for
issuance by Council together with final reading.
The project will also require a development variance permit. The variance is to allow the overhead
wiring along the frontage of 240 Street to remain and to permit a temporary narrower lane along a 5
metre segment near proposed Lot 10 until the adjacent lands to the north develop.
Pursuant to Council’s resolution, this application is subject to the Community Amenity Contribution
Program.
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Medium
Density Residential. The proposed R-3 (Special Amenity Residential District) is in compliance with
the current designation.
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 10366 240 Street from RS-2
(One Family Suburban Residential) to R-3 (Special Amenity Residential District) to permit a 13 lot
subdivision. The minimum lot size for the proposed zone is 213 square metres (Appendix D).
iii) Off-Street Parking And Loading Bylaw:
There will be two parking spaces provided in either two car garages or a one car garage with a
parking pad on each lot. The garages are detached and access is gained by way of lanes behind
each of the lots. Parking is in compliance with the Bylaw.
- 4 -
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities:
The requests are:
To waive the requirement to convert overhead utilities on 240 Street to underground
wiring, in accordance with Council Policy 9.05 – Conversion of Existing Overhead Utility
Wiring to Underground Wiring.
To wave the minimum lane width for a portion of the lane from 7.5 metres to 5.98
metres where there is an impingement along one of the lots to the north.
2. Maple Ridge Zoning Bylaw No. 3510 -1985:
Section 403 (7) of the Zoning Bylaw requires that there be a clear line of vision across the
corners of lots at street and lane intersections. This regulation reads:
Visual Clearance at Intersections
In any zoning district no fence, wall or structure other than a permitted building or any
hedge, bush, shrub, tree or other growth shall be erected or allowed to grow to a height
greater than 1 metre in the area bounded by:
(i) the intersection of lot lines at a street corner and a line joining points along the said lot
lines 7.5 metres from their point of intersection;
(ii) the intersection of lot lines at a lane corner and a line joining points along the said lot
lines 6 metres from their point of intersection. This requirement shall also apply to the
intersection of a lane with any other lane or with a street.
This regulation requires that the principal dwelling and any projections not intrude into a 7.5
metre triangular area at street corners. Thus a variance is required to allow the corners of
the front porch roof to project into the the visual clearance area for the corner lots. Allowing
this variance would suppport the proposed house designs and the porch element is high
enough not to interfere with the vision of drivers turning the corners.
Regarding the garage, this regulation means detached garages on corners with lanes need to
be carefully designed and sited to avoid intrude into a 6.0 metre triangular area at lane
corners. A two (2) car garage cannot be built on the proposed corner lots because the line of
vision at the lane intersections would be affected. Therefore, the variance is to allow a one
car garage with a pad for the second required parking space.
Each variance is supportable and more details will be provided in a future development variance
permit report to Council.
- 5 -
v) Development Permits:
Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is
required to ensure the current proposal provides emphasis on high standards in aesthetics and
quality of the built environment, while protecting important qualities of the natural environment.
The proposed single family dwellings will have a varied front façades to have a vibrant streetscape
created by the variety of styles, taking into consideration and completing the existing subdivisions to
the south and achieving neighbourhood cohesiveness.
The proposed building designs and landscaping are shown in Appendix E and F respectively.
Intensive Residential Development Permit applications are not subject to review by the Advisory
Design Panel. Staff reviews these applications based on evaluation of a project by the architect or
designer respecting the Key Concept Guidelines and Form and Character Guidelines contained in
Section 8.8 of the OCP. Issuance of an Intensive Residential Development Permit is delegated to the
Director of Planning under Maple Ridge Development Permit Delegation Bylaw No. 6478-2007 and
is coordinated with Final Adoption.
vi) Development Information Meeting:
A Development Information Meeting was held at Albion Elementary School on October 5, 2017.
There were three (3) attendees. The applicant reported that the biggest concerns seemed to be
traffic and open space as follows:
The public indicated the area has existing traffic congestion around the intersection of 103
Avenue and 240 Street. Concerns regarding possible vehicle re-routing onto 240A Street
from 103 Avenue were noted once 240A Street is pushed through by way of future
development to the north;
The public expressed concern with respect to green space and retention of trees; and
Furthermore, there were a few comments received regarding adequate parking especially
along 240 Street.
The following are provided in response to the issues raised by the public:
The applicant is required to undertake a traffic study to assess and consider necessary
measures;
The landscaping presentation alleviated some if not all of the public’s concerns; and
240 Street is being widened.
vii) Parkland Requirement:
For this project, there is no suitable land for park dedication on the subject property and it is
therefore recommended that Council require the developer to to pay to the City an amount that
equals the market value of 5% of the land required for parkland purposes. The amount payable to
the City in lieu of park dedication must be derived by an independent appraisal at the developer’s
expense. Council consideration of the cash-in-lieu amount will be the subject of a future Council
report.
- 6 -
5) Environmental Implications:
The project will need to comply with the usual 3-tiered stormwater management requirements for the
City.
6) Traffic Impact:
As the subject property is 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. At this
time, the Ministry has granted preliminary approval of the development application.
A traffic study will be required for this project.
7) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department advises there are adequate services to accommodate the proposal,
widening of about 3.0 metres is required along the frontage of 240 Street and the overhead power
lines along 240 Street may remain (see Development Variance Section of this report).
ii) License, Permits and Bylaws Department:
The License, Permits and Bylaws Department reviewed the proposed siting of the dwelling units and
detached garages. The applicant has addressed these comments by making modifications or by
seeking a variance from Council (see Development Variance Section of this report).
8) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on June 7, 2017 and in their reply dated June 23, 2017 advised:
This rezoning would affect the student population for the catchment areas currently served
by Albion Elementary and Samuel Robinson Technical Secondary Schools.
Albion Elementary has an operating capacity of 438 students. For the 2016-2017 school
year the student enrollment at Albion Elementary is 572 student (131% utilization) including
160 students from out of catchment.
Samuel Robinson Technical Secondary School has an operating capacity of 600 students.
For the 2016-2017 school year the student enrollment at Samuel Robinson Technical
Secondary School is 785 students (131% utilization) including 346 students from out of
catchment.
Planning staff comment: Council granted third reading to a proposal for a new elementary school on
November 28, 2017. This school should be ready for construction beginning in 2018 with
occupancy by the fall of 2019.
- 7 -
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7207-2016, and that
application 2015-069-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the City an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7207-2016
Appendix D –Subdivision Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Jan 8, 2016
2015-069-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
10366 240 Street
2011 Image
Legend
Stream
Edge of River
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Jan 8, 2016
2015-069-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
10366 240 Street
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7207-2016
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. 7207-2016."
2.That parcel or tract of land and premises known and described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 13554
and outlined in heavy black line on Map No. 1657 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 9th day of February, 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
APPENDIX C
10422
10406
2398610337
10322
10328
10340
10346
10358
10386
10420
2402710267 2410224136241562413724141103
2
0
10352
10366 2402210343
10336 2410824110241132411824123103
5
0
10380
10390
10309 10294 24028241242414010428
10270
10307
10319
10349
10355
241042409324122241252414410389
10331 240862410124107241112411610310
10456
10313
10337 2406024108241092411224121241292413210370 2396010316
10332
24103241052411410436
10410
10416
10325 240612410624117241202412824133104 AVE.240 ST.103 AVE.
102B AVE.240A ST.BCP 461621
P 22743
BCP 364076
B
6
10
NWP7139
P 14750
P 14750
39
30
4
43
PARK
P 20434
371
LMP
3
5
0
3
0
5
PARK
4
P 60014
5
9
P 8149
16
17
PARK
43
25
P 9393
P 10921
32
41
2
375
4
28
1
A
P 10921
12
18
8
LMP 48057
31 35
BCP 3139
BCP 10009
BCP 45800
BCP 8155
4
11
14
Rem 7
P 13554
P 13554
23
42 40 37
29
3
42
3
BCP 45801
A
8
P 11176
9
22
BCP 36407
24
P 10921
33
34
BCP 3139
BCP 1010
376 BCP 10009370
2
2
P 21769
A
PARK
7
19
28
34
373
Rem. Pcl. A
3
P 37992
Rem 1
3641
LMP 51757
26
38
4
27 37
44
45
K
1
374
(EPS 763)
A
7
13
15
Rem D B
21
PARK
36 35
36 33BCP 36408BCP 36409BCP 10010LMP 3936916.5BCP 10011BCP 52219
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
R-3 (Special Amenity Residential District)
7207-20161657
APPENDIX D
APPENDIX E
APPENDIX F
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2017-242-RZ
FROM: Chief Administrative Officer ATTN: Council
SUBJECT: Home Occupation Regulations
Second Reading: Maple Ridge Zone Amending Bylaw No. 7394-2017, as amended
EXECUTIVE SUMMARY:
Council directed that the City’s home occupation regulations be reviewed as an outcome of the
Commercial & Industrial Strategy. The intent of the review was to look at ways to update, modernize,
and improve regulations to better facilitate our existing licenced home based businesses and provide
greater opportunities for enabling home based businesses in the City while balancing the needs of
the neighbourhoods in which these businesses exist.
Taking into account Council’s comments at the October 24, 2017 Council Meeting, this report
provides a revised set of regulatory changes for the home occupation regulations for Council to
consider. While the intent of the new directions remain the same, the proposed home based
business program now creates a four-pronged set of regulations: one for multi-unit dwellings, one for
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac); another for one-family
and two-family residential zoned lots greater than 1,200m2 (0.3 ac); and one for larger properties
(1+ acres). The separate multi-unit classification allows for home occupations operating within such
dwelling units to be regulated differently than those occurring within detached single-family homes.
The new classification retains some of the earlier proposed new home occupation directions, but
does now propose to reduce the number of allowed client visitations, reverting the limits to those
found in the City’s existing home occupation regulations.
Along with the above noted revision, minor other clarifications are proposed for Bylaw No. 7394-
2017 from when it was presented for first reading. With such changes, the second reading of Bylaw
No. 7394-2017 is recommended and that the Bylaw be forwarded to the next public hearing.
RECOMMENDATION:
1.That Maple Ridge Zone Amending Bylaw No. 7394-2017, as amended, be given second
reading and be forwarded to the next public hearing.
BACKGROUND:
In 2015, following the Council resolution that the regulations for home based businesses be
reviewed, staff undertook a background review, held internal meetings with Economic Development
and Bylaw & Licencing Services Departments, and drafted a discussion paper on home based
business as a means of identifying the potential areas where regulatory revisions might occur.
In 2016, the Economic Development Committee established three task forces to reflect key
directions for the Economic Development Department: Tourism, Technology, and Home Based
Business. The Home Based Business Task Force (HBB Task Force) began meeting in the summer of
2016. Task Force meetings were attended by staff from Economic Development, Planning and
Bylaw & Licencing Services. Since that time, the HBB Task Force has identified three components to
address for home based business: regulations, communication, and process.
1106
2
In January 2017, staff reviewed current and possible new zoning regulations with the HBB Task
Force for feedback. Following that meeting, staff from Economic Development, Planning, and Bylaw
& Licencing Services prepared a draft set of possible new regulations for home based businesses.
On March 6, 2017, a number of possible home based business regulatory requirements were
presented for Council consideration. In the Council discussion that ensued, Council raised the issue
of whether the proposed revisions went far enough, given the economic opportunities home based
businesses are perceived to present to Maple Ridge residents. In addition, Council raised questions,
sought clarity on the possible new home based business zoning bylaw requirements and then
directed staff to bring the item back for further Council consideration.
From March through June 2017, building on the work undertaken to-date, Staff continued to
collaborate with the HBB Task Force to further explore opportunities to improve home based
business regulation in the City. These revised directions and the parameters that influenced their
further evolution were presented to Council on July 18, 2017. Council also endorsed the proposed
consultation program at this meeting.
Throughout September 2017, the community expressed broad levels of support for the Home Based
Business Update process and the proposed changes to the home occupation regulations. Se veral
outreach initiatives took place, including a public open house, presentations at local business
groups, a networking event hosted by the Home Based Business Task Force, and a community
survey (with over 115 received responses). Throughout the process , many residents indicated that it
was an appropriate time for this level of change to the home occupation regulations in Maple Ridge,
citing the changing nature of business and household needs. Members of local business groups also
expressed enthusiasm for the proposed changes to the home occupation regulations and were
pleased to see the City emphasizing the importance of local business development. Overall, clear
community support for the proposed new regulations was identified.
On October 17, 2017, staff presented the results of the community consultation and Council passed
a resolution that the bylaw to amend the home occupation regulations of the Zoning Bylaw be
forwarded to the next Council meeting for consideration of first reading.
On October 24, 2017, Bylaw No. 7394-2017 received first reading. In the Council discussion, Council
raised questions and sought clarity on the proposed changes to the amendments to the home
occupation regulations.
ZONE AMENDING BYLAW CONSIDERATIONS:
Maple Ridge Zone Amending Bylaw No. 7394-2017 is being presented for Council consideration for
second reading. If read a second time, it is requested that the bylaw be forwarded to the next
available Public Hearing. The full text of the revised Zone Amending Bylaw No. 7394-2017 is
available in Appendix A.
At the time of first reading, Council debated the proposed regulations in light of possible implications
stemming from the proposed level of customer and employees visitation should a home occupation
be operated from a multi-unit dwelling. As well, discussion was also held on the overall impacts of
home occupations upon on-street parking.
In response, staff has revisited the proposed regulations as well as existing zoning requirements,
and is now proposing a four-pronged approach: with a new Home Occupation category being
proposed specifically for multi-unit dwellings. That is, a new Type 1 Home Occupation category
permits home occupations in multi-unit dwellings, while Type 2 is for home occupations occurring on
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac). Type 3 Home
Occupations occur on one-family and two-family residential zoned lots greater than 1,200m2 (0.3
ac), and a Type 4 Home Occupation is for operations on larger properties (1+ acres).
3
Details regarding the new Type 1 classification are provided below, while s taff note, that aside from
the name change, the regulations proposed for Types 2, 3 and 4 Home Occupations remain
unchanged from the October 2017 reports.
a) Home Occupations in a Multi-Family Unit
Given the discussion that took place at the October 24, 2017 Council Meeting, it is now proposed to
largely maintain the current regulation regime for home occupations occurring in a multi-family unit,
as they relate to the number of employees and visitors permitted; namely:
to only permit 1 non-resident employee (subject to accommodating employee parking
on-site); and
to only permit visitation of clients for a Tutoring & Lesson use, limited to 2 classes per day
and no more than 6 client visits per day.
It is still proposed to expand the permitted size of a home occupation occurring in a multi -family unit
from the current 20% (up to 50m2) to 30% (up to 50m2) of the gross floor area. It is also still
proposed to expand the types of activities permitted as a home occupation occurring in a multi-
family unit, recognizing that many of these activities (e.g. health and personal services) would now
be restricted to off-site or mobile-based services only.
b) Number of Visitations per Home Occupation
Following up on a Council question regarding the number of home occupations that may be
permitted per dwelling under the proposed Zone Amending Bylaw, and the ensuing number of
potentially combined employees and client visits that may occur, Bylaw & Licencing Services staff
identify that there is not currently (or proposed) a limit to the number of business licences that may
be issued to a particular dwelling unit. This is consistent with the practice for commercial spaces.
Acknowledging that, Planning staff also proposes a further refinement to Zone Amending Bylaw No.
7394-2017 to include wording that the number of client visits permitted, regardless of classification,
should be tied to the lot on which the home occupation activities take place. Said differently, as per
our Business Licencing and Regulation Bylaw, should someone be granted more than one business
licence to operate different home occupations from a property, the number of visitations to that lot
would now be fixed (e.g. at 10 for a Type 2 Home Occupation) and not be cumulative.
c) Parking Considerations
Under the proposed new Home Occupation regulations, parking related to non-resident employees
under all types of home occupations are envisioned to be dealt with on-site, similar to the existing
zoning requirements. However, it was noted during the recent Council dialogue that there may be an
interest in seeing all parking generated by a home occupation (i.e. visitors and employees)
accommodated on the subject property. As such, staff re-visited the work undertaken early in the
review process and specifically, re-examined the approaches undertaken by neighbouring
municipalities with regards to home occupation parking.
From the research staff observed that some communities do include off-street parking requirements
for home occupations; with many such requirements focused on accommodating the associated
employee parking. However, the majority of home occupation regulations for those communities
reviewed were found to be silent on the issue of accommodating visitor parking. Table 1 in Appendix
B summarizes the various parking requirements associated with home occupations from several
surrounding communities.
Based on the background research and the inputs received through the recent community
engagement process, staff continues to recommend that additional on -site parking for visiting clients
not be required. Staff also notes for Council the inherent challenges associated with accommodating
4
such parking on–site, especially in light of competing interests on such properties stemming from
the accommodation of parking for secondary suites and detached garden suites. In addition, as
proposed above, the number of permitted visits has been reduced for home occupations occurring in
multi-family and single family units with an accessory dwelling unit resulting in reduced potential
impacts. Further, the inclusion of provision 402(10)(j)(viii) regarding parking shortages in the
amending bylaw provides additional enforcement oversight. Staff also notes that not all home
occupation uses will require visits by clients to be viable.
Should the proposed amendments be adopted, Bylaw & Licencing Services have agreed to monitor
and report back on any resulting neighbourhood impacts from increasing the number of visiting
clients. That said, should Council remain concerned about parking spill-over resulting from the
proposed home occupation regulations, Planning and Bylaw & Licencing Services staff offer as an
alternative approach that, rather than a focus on parking, that staff be instructed to re -assess the
proposed number of potential visitations permitted under each home occupation type.
d) Summary of Home Occupation Classifications:
In summary, subject to further discussion, the proposed home based business program now creates
a four-pronged set of regulations:
Creates a new Type 1 Home Occupations for home occupations occurring in multi-unit
dwellings;
Renamed Type 2 Home Occupations, this category covers home occupations occurring on
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac);
Renamed Type 3 Home Occupations, this category covers one-family and two-family
residential zoned lots greater than 1,200m2 (0.3 ac); and
Maintains a category for larger properties (1+ acres), now called Type 4 Home Occupations.
OTHER CONSIDERATIONS: STRATA COUNCILS & LANDLORD NOTIFICATION
Having confirmed with the Residential Tenancy Branch that the Residential Tenancy Act does not
prohibit home occupation uses, it is therefore at the discretion of strata councils or landlord to make
known any limitations on home occupations as conditions to a tenancy. That is, strata councils and
landlords (property owners) can opt not to permit home occupations or decide the extent to which a
home occupation use can occur so long as home occupations are permitted under the City’s zoning.
Zone Amending Bylaw No. 7394-2017 is premised on the expectation that each strata council
and/or landlord would implement the bylaw relative to their own interests.
Noting the above, in response to Council’s interests that local strata councils be effectively informed
of the proposed amendments to the Zoning bylaw, and afforded sufficient time to alter their bylaws
or tenancy agreements as appropriate, Staff intend to notify local strata associations (including the
Condominium Home Owners Association of BC) as part of the Public Hearing notification, should the
Zone Amending Bylaw be referred. Further, should the Bylaw receive third reading, staff will again
notify local strata councils of the proposed changes in order to provide strata councils an opportunity
to make any necessary changes to their own bylaws.
HOME BASED BUSINESS TASK FORCE:
Staff provided an update to the Home Based Business Task Force at the November 28, 2017
meeting, and outlined the suggested changes related to home occupations in multi-unit dwellings.
Task Force members acknowledge Council’s considerations and re-affirmed their support for the
proposed changes to the Home Occupation regulations. They continue to express interest in a
broader approach for home based businesses provided neighbourhood needs can be balanced.
5
INTERGOVERNMENTAL IMPLICATIONS:
a) Agricultural Land Commission
As the Agricultural Land Commission (ALC) allows home occupation on parcels in the Agricultural
Land Reserve (ALR) and this Bylaw regulates land use within the ALR, Zone Amending Bylaw No.
7394-2017, was referred to the ALC for comment.
The ALC raised no comments with the Zone Amending Bylaw and specifically identified its full
support for the City’s inclusion of provision 402(4)(i) which ensures that applicants are aware that
any home occupation use within the ALR must comply with the Agriculture Land Commission Act
(ALCA) and Regulation.
The ALC does request that they be consulted when any Type 4 Home Occupation uses are proposed
for ALR properties, particularly if new site-specific zoning is proposed, so that they can assist with
ensuring that any bylaw changes fully align with the ALCA and Regulation.
INTERDEPARTMENTAL IMPLICATIONS:
a) Bylaw & Licencing Services Department
The Bylaw & Licencing Services Department has been working in collaboration with both the
Planning and Economic Development Departments. Recognizable challenges have been raised over
a number of the proposed amendments. Bylaw & Licencing Services staff are interested in using the
home based business regulatory review process as an opportunity to align several bylaws, including
the Business Licencing and Regulation Bylaw. It would also be an opportunity to refine and
potentially address some of the previously identified issues with the home based business licencing
process. Should the proposed changes be adopted, changes to the Business Licencing and
Regulation Bylaw would be required and would follow in a separate report. This may include
requirements that applicants for a licence to undertake a Type 1 Home Occupation (multi-unit
dwellings) provide evidence that the associated strata bylaws permit home occupations, as well as
outline possible implementation steps for business licence conditions and for mobile business
licences.
b) Economic Development Department
As the organizers of the HBB Task Force, the Economic Development Department has been involved
with the home based businesses review. The Economic Development Department supports and
encourages the expansion of home occupations within the City as they are considered an essential
step in creating businesses within the community. Additional reports to Council regarding the work of
the HBB Task Force in regards to the communication and process components will be forthcoming
through the Economic Development Department.
6
CONCLUSION:
The intent of the home based business review was to look at ways to update, modernize and
improve regulations to better facilitate existing home occupations and to provide greater
opportunities for expanding home occupations in the City while balancing the needs of the
residential communities in which these operations exist. Taking into account Council’s comments at
the October 24, 2017 Council Meeting, this report provides a revised set of regulatory changes for
the home occupation regulations for Council to consider. With the new changes, it is requested that
Zone Amending Bylaw No. 7394-2017, as amended, be read by Council for a second time and then
be forwarded to the next available public hearing.
“Original signed by Amanda Grochowich”
______________________________________________
Prepared by: Amanda Grochowich, MCIP, RPP
Planner 1
“Original signed by Lino Siracusa”
______________________________________________
Concurrence: Lino Siracusa
Manager of Economic Development
“Original signed by Christine Carter”
______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
______________________________________________
Approved by: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendix is attached hereto:
Appendix A – Zoning Bylaw Amendment Bylaw No. 7394 – 2017
Appendix B – Municipal Comparison of Home Occupation Parking Requirements
CITY OF MAPLE RIDGE
BYLAW NO. 7394-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. No Bylaw 7394-2017”.
2.That PART 2 INTERPRETATION is amended by inserting the following between “Animal
Shelter” and “Apartment”:
ANIMAL SERVICES means a use providing individualized services to an animal recipient.
Typical services include walking, grooming, dog day care, aqua or physical therapy, and
training. Does not include commercial kennels, breeding, and dog boarding.
3.That PART 2 INTERPRETATION is amended by inserting the following between “Boarding” and
“Body Rub Studio”:
BODY MODIFICATION means altering a person’s body for nonmedical purposes, and includes
but is not limited to piercing, tattooing and micro-pigmentation services.
4.That Part 2 INTERPRETATION definition of “Business Services” is deleted and replaced with:
BUSINESS SERVICES means a use providing services to a business including, but not limited
to, information technology and support, desktop publishing, data processing, bookkeeping,
internet access, copying and printing services, mailing services, telephone reception and
consulting services.
5.That PART 2 INTERPRETATION is amended by inserting the following between “Habitable
Room” and “Height”:
HEALTH SERVICES means a use providing medical services to the general public where the
practitioner is subject to a College or Association that has been delegated the authority,
under provincial legislation, to govern the practice of their members in the public interest,
and includes, but is not limited to, audiologists, chiropractors, dentists, nurses, massage
therapists, optometrists, physicians and traditional Chinese medicine practitioners.
6.That PART 2 INTERPRETATION is amended by inserting the following between “Home
Occupation” and “Housing Agreement”:
HOMECRAFT means a use providing for the small scale production of goods intended for
sale, consumption or use by another. Typical uses include, but not limited to, art,
photography, jewelry, food, bath and beauty products, clothing and toys.
7.That PART 2 INTERPRETATION is amended by inserting the following between “Net Density”
and “Office Use”:
NON-RESIDENT EMPLOYEE means a person receiving or entitled to receive wages or other
compensation for work performed for an employer operating a home occupation but is not a
resident on the lot. It also includes a person being trained by an employer for an employer’s
home occupation.
APPENDIX A
8. That Part 2 INTERPRETATION definition of “Personal Service” is deleted and replaced with:
PERSONAL SERVICES means a use providing individualized services to a recipient. Including,
but not limited to, animal services, barbering, beauty salons, hairdressing, personal wellness,
tailoring, shoemaking, dry-cleaning, personal trainers, nutritionists, and weight loss clinics,
but excluding overnight boarding of dogs, kennels, adult entertainment and pawnshop use.
9. That Part 2 INTERPRETATION definition of “Professional Services” is deleted and replaced
with:
PROFESSIONAL SERVICES means a use providing services to the general public in which the
provider of the service is required to be licensed or certified by a self-regulating professional
association or by Federal, Provincial, or Municipal authorities and may include, but not be
limited to, accountants, architects, engineers, health service providers, insurance and
employment agencies, lawyers, planners, real estate agents, and veterinarians.
10. That Part 4, GENERAL REGULATIONS, 402 REGULATIONS FOR PERMITTED USES OF LAND,
BUILDINGS & STRUCTURES (4) Home Occupation Use be amended by deleting the existing
regulation under Section 402 (4) in their entirety, and inserting the following:
Where permitted, a Home Occupation shall:
(a) Be entirely enclosed within:
(i) A dwelling unit; or
(ii) An accessory building.
(b) Be considered for Agricultural, Residential and CD (Comprehensive Development) zones:
(i) A Type 1 Home Occupation where the operation occurs in a multi-family dwelling
unit, unless otherwise prohibited by this Bylaw; or
(ii) A Type 2 Home Occupation where the operation occurs on a lot less than 1,200.0
m2; or
(iii) A Type 3 Home Occupation where the operation occurs on a lot equal to or
greater than 1,200.0 m2; or
(iv) A Type 4 Home Occupation where the operation occurs on a lot equal to or
greater than 0.4 ha, as expressly permitted by this Bylaw.
(c) Occupy not more than:
(i) 30% of the gross floor area of the dwelling unit in which the home occupation is
located, up to maximum of 50.0 m2 in total for Type 1 Home Occupations; or
(ii) 30% of the gross floor area of the dwelling unit and accessory building in which
the home occupation is located, up to maximum of 50.0 m2 in total for Type 2
Home Occupations; or
(iii) 45% of the gross floor area of the dwelling unit and accessory building in which
the home occupation is located, up to a maximum of 100.0m2 in total for Type 3
Home Occupations;
(d) Be conducted by the resident of the dwelling unit and, provided that non-resident
employee parking is accommodated on-site, be permitted up to a maximum of:
(i) 1 non-resident employee per dwelling unit for Type 1 Home Occupations; or
(ii) 2 non-resident employees per dwelling unit for Type 2 Home Occupations; or
(iii) 3 non-resident employees per dwelling unit for Type 3 Home Occupations.
(e) Be permitted on-site client visits, only by appointment scheduled in advance, up to a
maximum of:
(i) 6 clients per day per dwelling unit for Type 1 Home Occupations, limited to
Tutoring & Lesson uses only;
(ii) 10 clients per day per lot for Type 2 Home Occupations; or
(iii) 16 clients per day per lot for Type 3 Home Occupations.
(f) Be permitted, subject to Section 402.4 (e), group sessions up to a maximum of:
(i) 2 group sessions per day for Type 1 Home Occupations, limited to Tutoring &
Lessons use only; and
(ii) 6 clients at any one time for Type 2 Home Occupations; and
(iii) 8 clients at any one time for Type 3 Home Occupations.
(g) Be permitted for the following uses:
(i) Animal Services, excluding dog day care and for Type 1 and Type 2 Home
Occupations, restricted to off-site or mobile-based services only;
(ii) Business Services;
(iii) Office uses;
(iv) Health Services, for Type 1 Home Occupations, restricted to off-site or mobile-
based services only;
(v) Homecraft;
(vi) Personal Services, excluding dry cleaning and for Type 1 Home Occupations,
restricted to off-site or mobile-based services only;
(vii) Professional Services;
(viii) Tutoring & Lessons;
(ix) Family Day Care, unless otherwise expressly prohibited by this Bylaw. For
Neighbourhood Day Care requirements refer to Section 402.10 of this Bylaw; and
(x) Off-site, online and mobile-based sales.
(h) Be permitted the storage on the lot of not more than one vehicle provided that it is used
in connection with the home occupation and that such vehicle not be in excess of
3,630.0 kilograms licenced gross vehicle weight and be subject to Section 402.6 of this
Bylaw.
(i) Comply with Agricultural Land Reserve Use, Subdivision and Procedure Regulation (BC
Reg. 171/2002), Section 3(1)(c) and ALC Policy L-07 Home Occupation Use in the ALR.
(j) Be prohibited for the following uses and/or activities:
(i) Body modification;
(ii) Assembly use;
(iii) Orchestra and band training;
(iv) A family daycare use within a dwelling unit in the RM -2 (Medium Density
Apartment Residential), RM-3 (Medium/High Density Apartment Residential), an
apartment use within RM-4 (Multiple Family Residential), RM-5 (Low Density
Apartment Residential), RM-6 (High Density Apartment Residential), C and CS
zones;
(v) The unenclosed storage or display of raw materials, components, or stock-in-
trade;
(vi) The retail sale of goods or products where customers enter the premises to
inspect purchase or take possession of goods without making an appointment in
advance;
(vii) The discharge or emit odorous, noxious or toxic matter or vapours, heat, glare,
noise or radiation, or recurrently generated ground vibrations;
(viii) The generation of parking shortages, traffic congestion, electrical interference,
fire hazards or health hazards;
(ix) The use of mechanical or electrical equipment except as is ordinarily employed in
purely domestic and household use, or recreational hobbies, or office uses; and
(x) The external structural alteration to the principal building, ensuring that there
shall be no exterior indication that the building is used for a purpose other than a
residential use, except for signage permitted in accordance with Maple Ridge
Sign Bylaw No. 6830-2011.
11. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the day of , 2017.
READ a second time the day of , 2017.
READ a third time the day of , 2017.
ADOPTED the day of , 2017.
PRESIDING MEMBER CORPORATE OFFICER
Table 1: Municipal Comparison of Home Occupation Parking Requirements
Municipality Permitted Client
Daily Visits
Permitted
Employee(s)
Client + Employee
Parking Requirements
Abbotsford Level 1: No Visits.
Level 2: Shall not generate
significant vehicular traffic
impacts.
Level 3: Same as Level 2.
Level 1: Resident only.
Level 2: Resident & 1 non-
resident employee.
Level 3: Resident & 2 non-
resident employees.
Level 1: 0.
Level 2: 1 additional
parking space for a non-
resident employee.
Level 3: 2 additional
parking spaces for non-
resident employees.
Burnaby Silent No non-resident employees
unless a home occupation
child care facility.
Silent
Coquitlam Silent No more than 1 non-resident
employee.
Silent
Delta Silent Resident/Family members
no more than
2 persons/resident.
Silent
Langley
Township
1 commercial vehicle visit
per day & shall not create
demand for client parking.
Big Rural: max 3 non-
residents.
Small Rural: max 2 non-
residents.
Urban: max 1 non resident.
CD: no non-resident.
1 space per non-resident
employee.
Langley City Silent One resident. One non-
resident.
Silent
Mission 10 patrons/students at
one time.
Big Rural: max 5 employees;
4 non-resident.
Rural: max 4 employees;
3 non-resident.
Urban: max 3 employees; 2
non-resident.
1 for each non-resident
employee.
2 off-street parking spaces
for uses involving
patrons/students.
APPENDIX B
Richmond Max 3 clients on the
premises at any one time.
Only by resident. Silent
Pitt
Meadows
Max of 2 clients on
premise at any one time.
Not more than 2 employees
and 1
must reside in DU.
Silent
Port
Coquitlam
Tutoring: 3 at once; 10 per
day.
Animal: 4 pets per day.
Other: 5 business visitors
(including deliveries) per
day.
A/RS/RD Zones: max 3
employees; 1 non-resident.
If tutoring or animal, 1
employee.
RTh/RRh/RA/CD/C Zones:
no more than 2, both must
be residents.
A/RS/RD: 2 off-street
parking spaces.
Silent for all other zones.
Port Moody Silent 2 employees. Silent
Surrey Silent Immediate family members
only.
Silent
Vancouver Not permitted. Not permitted (unless both
live at same address).
Silent
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 11-5255-70-112
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Award of Contract ITT-EN17-65: 270A Street Reservoir & Pump Station
EXECUTIVE SUMMARY:
The replacement of the 270A Street Pump Station and construction of an additional reservoir to
increase water storage capacity at the site is recommended in the City’s 2016 Water Distribution
Master Plan. The project will provide additional pumping capacity and water storage volumes to
serve and meet the ultimate demands of their respective service areas, in accordance with the City’s
Official Community Plan. The project is in the current Financial Plan and is planned for construction
in 2018.
The construction of the new 270A Street Reservoir & Pump Station includes site clearing; foundation
preparation and installations; water main tie-in, a new bolted glass-fused-to-steel tank, a new
building to house the pump room, electrical and instrumentation room and chemical room for the
chlorine generation system; a standby generator and new electrical connection, site drainage,
security measures around the new building and upgrades to the existing sites’ security including
cameras, motion sensors and chain link fencing.
An Invitation to Tender was issued on October 16, 2017, and closed on November 27, 2017. The
lowest compliant tender price was submitted by Westpro, A Division of Pomerleau Inc. in the amount
of $4,196,710.92 excluding taxes. The project is largely funded through Development Cost Charges
(DCC) and the Water Capital Fund (WCF) and additional funds are required to cover the site
construction supervision services and a contingency amount which may or may not be used.
Stantec Consulting Ltd. (Stantec) is the City’s engineering consultant for the project. In awarding the
construction contract, additional services are required of Stantec Consulting Ltd., including
construction reviews, environmental and geotechnical monitoring. This report recommends
increasing their contract by $150,000.00.
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
THAT Contract ITT-EN17-65: 270A Street Reservoir & Pump Station Replacement be awarded to
Westpro, A Division of Pomerleau Inc. in the amount of $4,196,710.92 excluding taxes; and
THAT a contract contingency of $200,000.00 be approved to address potential variations in field
conditions; and
THAT the Corporate Officer be authorized to execute the contract; and
THAT the Financial Plan be amended to fund this project from Development Cost Charges and Water
Capital Fund as identified in this report, and further
THAT the existing Stantec Consulting Ltd. contract for Engineering Design Services for 270A Street
Reservoir and Pump Station be increased by $150,000.00. 1107
DISCUSSION:
a) Background Context:
The replacement of the 270A Street Pump Station and construction of an additional
reservoir to increase water storage capacity at the site is recommended in the City’s 2016
Water Distribution Master Plan. The project will provide additional pumping capacity and
water storage volumes to serve and meet the ultimate demands of their respective
service areas, in accordance with the City’s Official Community Plan. The project is in the
current Financial Plan and is planned for construction in 2018.
The construction of the new 270A Street Reservoir & Pump Station includes site clearing;
foundation preparation and installations; water main tie-in, a new bolted glass-fused-to-
steel tank, a new building to house the pump room, electrical and instrumentation room
and chemical room for the chlorine generation system; a standby generator and new
electrical connection, site drainage, security measures around the new building and
upgrades to the existing sites’ security including cameras, motion sensors and chain link
fencing.
Tender Evaluation
An Invitation to Tender was issued on October 16, 2017 and closed on November 27,
2017. Ten compliant tenders were submitted as noted below:
A detailed review of the tenders was completed and the lowest compliant bid is
$4,196,710.92 from Westpro, A Division of Pomerleau Inc. (Westpro). Westpro has
completed a number of projects with a similar scope as the 270A Street Reservoir &
Pump Station and is qualified to complete the works. Reference checks with other
municipalities and Stantec confirmed that Westpro is suitably capable of completing the
project successfully.
Consultant Construction Services
City staff will be providing a full-time site representative responsible for the day-to-day
quality assurance of the contractor’s work and coordination of all site issues. However,
given the complex nature of the project, the expertise of the design consultant, Stantec,
is required to support City staff with on-site field reviews and monitoring as well as to
satisfy Engineer of Record requirements. This includes geotechnical support for the
foundation placement of the pump station as well as sign-offs and reviews of the
structural, mechanical, electrical and environmental elements of the project. The
increase in the Stantec contract value is $150,000.00 for these services during
construction.
Tender Price
(excluding taxes)
Westpro, A Division of Pomerleau Inc. $4,196,710.92
HRC Construction (2012) Ltd. $4,271,351.00
GCL Contracting & Engineering Inc. $4,320,000.00
Tri Tech Group Ltd.
Westport ConstructionGroup Inc.
Tybo Contracting Ltd.
MRC Total Build LP
$4,411,123.91
$4,725.340.00
$4,558,900.00
$4,646,187.55
Stuart Olson Water
Kingston Construction Ltd.
$4,960,764.76
$5,281,160.78
Cewe Infrastructure Ltd. $5,927,568.90
b) Desired Outcome:
The construction of a new reservoir and replacement of the 270A street pump station will
provide the system water volumes and pressures needed to meet the demands of the
land use within the respective water pressure zones in accordance with the City’s Official
Community Plan.
c) Strategic Alignment:
The Corporate Strategic Plan provides direction to manage municipal infrastructure
under various initiatives such the Water Distribution Master Plan, the DCC Bylaw and
Smart Managed Growth.
The need for the 270A Street Reservoir & Pump Station project was originally identified
in the 2011 Water Master Plan and reconfirmed in the 2016 Update. The new reservoir
and pump station will help meet water demands in their water pressure zones as set out
in the Water Distribution Master Plan.
d) Citizen/Customer Implications:
The construction duration is estimated at 10 months, commencing promptly after the
contract is awarded and expected to be completed by November 2018. The impact to
traffic and residents in the neighbourhood will be minimal as the site is located in a rural
residential cul-de-sac. The only work in the roadway will be for a connection to the
existing water main and road closures are not expected.
Water service to the area will not be impacted as the existing 270A Reservoir and Pump
Station will remain in service during construction of the new reservoir and pump station.
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 and Operations Departments have provided input during the design
stage and the project makes use of City resources (site survey, photo databases, plan of
record drawings) where possible in the interests of cost effectiveness and efficiencies.
f) Business Plan/Financial Implications:
The original budget of $4.60 Million as contained in the approved Financial Plan was
based on the construction cost estimate in the 2016 Water Distribution Master Plan.
Now that tenders have closed, the estimated overall project construction cost is
$4,870,848.09 including all third party utility (BC Hydro) relocates, water utility
connections, field reviews and monitoring by professional consultants, construction costs
and contingencies. The projected costs and funding breakdown is as follows:
Project Costs
Expenditures to Date
$
274,137.17
Construction $ 4,196,710.92
Additional Consultant Services $ 150,000.00
Water Tie-ins by City Forces $ 50,000.00
Contract Contingency $ 200,000.00
Grand Total $ 4,870,848.09
The project expenditures include a $200,000.00 contract contingency that will only be
utilized if required to address unforeseen issues throughout all aspects of construction.
Existing Funding
2016 Water Capital Fund
2017 Water Capital Fund
2016 Development Cost Charges
$
$
$
23,997.00
480,000.00
2,376,003.00
2017 Development Cost Charges $ 1,720,000.00
Total Existing Funding $ 4,600,000.00
Note: the project is funded over two years to reflect the actual construction
timing and duration.
Additional Funding Required
Water Capital Fund $ 32,501.78
Development Cost Charges $ 238,346.31
Total Required Funding $ 270,848.09
This project is largely funded by Development Cost Charges (approx. 88%) with the
balance funded through the Water Capital Fund (12%).
CONCLUSIONS:
The tender price of $4,196,710.92 excluding taxes by Westpro for the 270A Street Reservoir &
Pump Station project is the lowest compliant tendered price. It is recommended that Council
approve the award of the contract to Westpro. It is recommended that Council approve an increase
to the existing Stantec Consulting Ltd. contract for Engineering Design Services for 270A Street
Reservoir & Water Pump Station in the amount of $150,000.00 for geotechnical and environmental
monitoring and construction reviews and services. It is further recommended that the Financial Plan
be amended to fund this project from DCC’s and Water Capital Fund to the amount of $270,848.09.
“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 Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
Townshipof Langley District of MissionCity of PittMeadows
FRASER R.
´ 270 A S tre et R es ervo ir & Pu mp St atio n
Department: Engineering Date: Nov 27, 2017Scale: 1:1,000
The C ity of Maple R idge mak es no gu arant eeregarding t he ac c urac y or present status ofthe inf orm at ion sh own o n this m ap .
0 30 60 90 12015 ft
0 10 20 30 405 m
1
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read and
Members of Council
MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: December 5, 2017
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: Council
SUBJECT:SUBJECT:SUBJECT:SUBJECT: 2018-2022 Financial Plan Bylaw
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
At the November 28, 2017 Council meeting, Council directed that the Financial Plan Bylaw be
brought forward at the next Council meeting and that it include the incremental requests which were
first introduced at the November 14, 2017 Audit & Finance Committee meeting. This report is in line
with that request.
Council adopted Financial Plan guidelines earlier this year and provided direction to include
revenues to fund the operating costs and debt payments associated with a number of Parks &
Recreation capital projects. These items are also included in this Financial Plan; appropriate
adjustments will be made following the completion of the public approval process.
The Capital Program for 2018-2022 forms a significant part of the Financial Plan and was also
presented at the November 14, 2017 Audit & Finance Committee meeting. A detailed listing of the
capital projects is included in the Capital Works Program business plan which can be found on our
website and was also attached to the November 14, 2017 staff report.
The Financial Plan Bylaw is a consolidated plan that includes the General Revenue Fund, the Sewer
and Water utility funds and the Capital Program. It is in a format that follows the prescribed
legislative requirements. In addition to the information that we are required to provide, we produce
the 2018-2022 Financial Plan Overview Report which was provided to Council on November 28,
2017. This report provides additional context, recapitulates key information and itemizes changes to
the budget since it was adopted by Council last May. The report is designed to aid the public and
other interested parties to better understand what goes into the City’s decision making processes
and the resulting financial resource allocations.
Council has the authority to amend the Financial Plan Bylaw at any time. Typically, the first
amendment is in late April once the property tax revenue due to new construction is known and the
projects that were previously approved in 2017 and are still underway are included in the 2018
budget.
This Financial Plan meets the guidelines established by Council and staff are recommending
approval of the associated bylaw.
1131
2
RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):
That Maple Ridge 201That Maple Ridge 201That Maple Ridge 201That Maple Ridge 2018888----2022022022022222 Financial PlanFinancial PlanFinancial PlanFinancial Plan Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7405740574057405 ---- 2012012012017777 be given firstbe given firstbe given firstbe given first, , , , second second second second and third and third and third and third
readings.readings.readings.readings.
DISCUSSDISCUSSDISCUSSDISCUSSION:ION:ION:ION:
a)a)a)a) Background ContextBackground ContextBackground ContextBackground Context
Earlier this year, Council provided direction for the Financial Plan that is now being presented to
Council in the form of a bylaw. The Financial Plan provides for revenues to fund the operating
costs and debt payments associated with a number of Park and Recreation capital projects.
Appropriate adjustments will be made following the completion of the public approval process.
We have about $1.6 billion invested in our infrastructure and it is important that we protect this
investment. This Financial Plan includes a funding strategy for sustaining this investment.
Council has received details on the changes to the current Financial Plan. In addition, staff are
recommending some incremental adjustments which were largely funded through a reallocation
of existing resources. Council accepted these incrementals at the November 28, 2017 meeting
and these incrementals are included in this bylaw.
The Financial Plan has been prepared in accordance with statutory requirements and Municipal
financial policies. There are several requirements in the Community Charter for the Financial
Plan Bylaw, including: 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. Explicit policies and objectives in each of these areas are also
required. The attached bylaw includes this information.
Public consultation is an important and legislated component of financial plan preparation.
Regular feedback and interaction with the public is also considered when business plans are
developed including Financial Plan Guidelines. A separate approval process is also in progress
for the debt required to fund Parks & Leisure investments.
In the event that this bylaw is not adopted, the City is not authorized to make any expenditures
other than those identified in the existing 2017-2021 Financial Plan Bylaw. This will require
departments to curtail or delay expenditures and only proceed with capital projects that were
identified in the previous Financial Plan.
3
CONCLUSIONSCONCLUSIONSCONCLUSIONSCONCLUSIONS::::
The Financial Plan is a multi-year planning, reviewing and reporting tool that represents Council’s
priorities and commitment to providing quality services to the residents of Maple Ridge. This plan is
in line with the direction set by Council and we recommend approval.
“Original Signed by Trevor Thompson”
Prepared Prepared Prepared Prepared by:by:by:by: Trevor Thompson Trevor Thompson Trevor Thompson Trevor Thompson
Manager of Manager of Manager of Manager of Financial PlanFinancial PlanFinancial PlanFinancial Planningningningning
“Original Signed by Catherine Nolan”
Approved by:Approved by:Approved by:Approved by: Catherine Nolan Catherine Nolan Catherine Nolan Catherine Nolan
InterimInterimInterimInterim Director of FinanceDirector of FinanceDirector of FinanceDirector of Finance
“Original Signed by Frank Quinn”
ApprApprApprApproved by:oved by:oved by:oved by: Frank Quinn, Frank Quinn, Frank Quinn, Frank Quinn, General Manager,General Manager,General Manager,General Manager,
Public Works & DevelopmentPublic Works & DevelopmentPublic Works & DevelopmentPublic Works & Development ServicesServicesServicesServices
“Original Signed by Kelly Swift”
Approved by:Approved by:Approved by:Approved by: Kelly Swift, Kelly Swift, Kelly Swift, Kelly Swift, General Manager,General Manager,General Manager,General Manager,
Parks, Recreation & CulturParks, Recreation & CulturParks, Recreation & CulturParks, Recreation & Cultural Servicesal Servicesal Servicesal Services
“Original Signed by Paul Gill”
Approved by:Approved by:Approved by:Approved by: Paul Gill Paul Gill Paul Gill Paul Gill
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO.BYLAW NO.BYLAW NO.BYLAW NO. 7405740574057405----2017201720172017
A bylaw to establish the five year financial plan for the years 2018 through 2022
____________________________________________________________________________________
WHEREASWHEREASWHEREASWHEREAS, a public process in open meetings the financial plan overview was presented;
AND WHERASAND WHERASAND WHERASAND WHERAS, the public had an opportunity to provide feedback on the 2018-2022 Financial Plan
Guidelines.
AND WHEREASAND WHEREASAND WHEREASAND WHEREAS, the public will have the opportunity to provide comments or suggestions with respect
to the financial plan;
AND WHEREASAND WHEREASAND WHEREASAND WHEREAS, Council deems this to be a process of public consultation under Section 166 of the
Community Charter;
NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, the Council for the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as “Maple Ridge 2018-2022 Financial Plan Bylaw No. 7405-2017”.
2. Statement 1 attached to and forming part of this bylaw is hereby declared to be the Consolidated
Financial Plan of the City of Maple Ridge for the years 2018 through 2022.
3. Statement 2 attached to and forming part of the bylaw is hereby declared to be the Revenue and
Property Tax Policy Disclosure for the City of Maple Ridge.
4. Statement 3 attached to and forming part of the bylaw is hereby declared to be the Capital
Expenditure Disclosure for the City of Maple Ridge.
READREADREADREAD a first time the day of .
READREADREADREAD a second time the day of .
READREADREADREAD a third time the day of .
PUBLIC CONSULTATIONPUBLIC CONSULTATIONPUBLIC CONSULTATIONPUBLIC CONSULTATION completed on the day of .
ADOPTEDADOPTEDADOPTEDADOPTED the day of .
________________________________
PRESIDING MEMBER
________________________________
CORPORATE OFFICER
ATTACHMENT: Statement 1, Statement 2 and Statement 3
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7405-2017
Statement 1Statement 1Statement 1Statement 1
Consolidated Financial Plan 2018-2022 (in $ thousands)
2018201820182018 2019201920192019 2020202020202020 2021202120212021 2022202220222022
REVENUESREVENUESREVENUESREVENUES
Revenues
Development Fees
Developer Contributed Assets 20,000 20,000 20,000 20,000 20,000
Developer Cost Charges 4,575 9,868 7,918 5,310 3,323
Developer Specified Projects - - - - -
Parkland Acquisition 200 200 200 200 200
Contribution from Others 1,572 1,296 1,399 1,291 1,298
Development Fees Total 26,347 31,364 29,517 26,801 24,821
Property Taxes 82,924 87,434 92,200 97,236 102,558
Parcel Charges 3,110 3,208 3,309 3,413 3,521
Fees & Charges 42,075 43,732 45,350 47,055 48,853
Interest 1,883 1,898 1,913 1,928 1,943
Grants 6,505 3,904 4,324 4,535 3,896
Property Sales 1,583 1,500 2,500 - -
Total Revenues 164,427 173,040 179,113 180,968 185,592
EXPENDITURESEXPENDITURESEXPENDITURESEXPENDITURES
Operating Expenditures
Debt & Interest Payments 2,550 2,805 2,677 3,287 3,115
Amortization 19,780 19,780 19,780 19,780 19,780
Other Expenditures 106,600 111,517 115,528 119,603 123,576
Total Expenditures 128,930 134,102 137,985 142,670 146,471
ANNUAL SURPLUSANNUAL SURPLUSANNUAL SURPLUSANNUAL SURPLUS 35,49735,49735,49735,497 38,93838,93838,93838,938 41,12841,12841,12841,128 38,29838,29838,29838,298 39,12139,12139,12139,121
Add Back: Amortization Expense (Surplus) 19,780 19,780 19,780 19,780 19,780
Less: Capital Expenditures 62,907 52,015 26,154 25,179 19,706
Less: Developer Contributed Capital 20,000 20,000 20,000 20,000 20,000
CHANGE IN FINANCIAL POSITIONCHANGE IN FINANCIAL POSITIONCHANGE IN FINANCIAL POSITIONCHANGE IN FINANCIAL POSITION (27,630)(27,630)(27,630)(27,630) (13,297)(13,297)(13,297)(13,297) 14,75414,75414,75414,754 12,89912,89912,89912,899 19,19519,19519,19519,195
OTHER REVENUESOTHER REVENUESOTHER REVENUESOTHER REVENUES
Add: Borrowing Proceeds 27,500 19,000 - - -
OTHER EXPENDITURESOTHER EXPENDITURESOTHER EXPENDITURESOTHER EXPENDITURES
Less: Principal Payments on Debt 3,724 3,804 3,886 4,990 5,113
TOTAL REVENUES LESS EXPENSESTOTAL REVENUES LESS EXPENSESTOTAL REVENUES LESS EXPENSESTOTAL REVENUES LESS EXPENSES (3,854)(3,854)(3,854)(3,854) 1,8991,8991,8991,899 10,86810,86810,86810,868 7,9097,9097,9097,909 14,08214,08214,08214,082
INTERNAL TRANSFERSINTERNAL TRANSFERSINTERNAL TRANSFERSINTERNAL TRANSFERS
Transfer From Reserve Funds
Capital Works Reserve 150 150 150 150 150
Equipment Replacement Reserve 3,461 2,187 1,395 1,963 2,183
Fire Department Capital Reserve 692 - - - -
Land Reserve - - - - -
Local Area Service Reserve - - - - -
Sanitary Sewer Reserve 1,651 - - - -
Total Transfer From Reserve Funds 5,954 2,337 1,545 2,113 2,333
Less :Transfer To Reserve Funds
Capital Works Reserve 2,921 2,820 4,197 1,746 4,236
Equipment Replacement Reserve 2,924 3,061 3,295 3,465 3,712
Fire Department Capital Reserve 863 999 1,141 1,288 1,441
Land Reserve 5 5 5 5 5
Local Area Service Reserve - - - - -
Sanitary Sewer Reserve - - - - -
Total Transfer To Reserve Funds 6,713 6,885 8,638 6,504 9,394
Transfer From (To) Own Reserves 2,948 830 (1,164) 86 (799)
Transfer From (To) Surplus 1,665 1,819 (2,611) (3,604) (6,222)
Transfer From (To) Surplus & Own Reserves 4,613 2,649 (3,775) (3,518) (7,021)
TOTAL INTERNAL TRANSFERSTOTAL INTERNAL TRANSFERSTOTAL INTERNAL TRANSFERSTOTAL INTERNAL TRANSFERS 3,8543,8543,8543,854 (1,899)(1,899)(1,899)(1,899) (10,868)(10,868)(10,868)(10,868) (7,909)(7,909)(7,909)(7,909) (14,082)(14,082)(14,082)(14,082)
BALANCED BUDGETBALANCED BUDGETBALANCED BUDGETBALANCED BUDGET ---- ---- ---- ---- ----
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7405-2017
Statement Statement Statement Statement 2222
Revenue and Property Tax Policy Disclosure
REVENUE DISCLOSUREREVENUE DISCLOSUREREVENUE DISCLOSUREREVENUE DISCLOSURE
Revenue Proportions 2018201820182018 2019201920192019 2020202020202020 2021202120212021 2022202220222022
$ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) %
Revenues Revenues Revenues Revenues
Property Taxes 82,924 43.2 87,434 45.5 92,200 51.5 97,236 53.7 102,558 55.3
Parcel Charges 3,110 1.6 3,208 1.7 3,309 1.8 3,413 1.9 3,521 1.9
Fees & Charges 42,075 21.9 43,732 22.8 45,350 25.3 47,055 26.0 48,853 26.3
Borrowing Proceeds 27,500 14.3 19,000 9.9 - - - - - -
Other Sources 36,318 18.9 38,666 20.1 38,254 21.4 33,264 18.4 30,660 16.5
Total Revenues 191,927 100 192,040 100 179,113 100 180,968 100 185,592 100
Other Sources include:
Development Fees Total 26,347 13.7 31,364 16.3 29,517 16.5 26,801 14.8 24,821 13.4
Interest 1,883 1.0 1,898 1.0 1,913 1.1 1,928 1.1 1,943 1.0
Grants (Other Govts) 6,505 3.4 3,904 2.0 4,324 2.4 4,535 2.5 3,896 2.1
Property Sales 1,583 0.8 1,500 0.8 2,500 1.4 - - - -
36,318 18.9 38,666 20.1 38,254 21.4 33,264 18.4 30,660 16.5
OBJECTIVES & POLICIESOBJECTIVES & POLICIESOBJECTIVES & POLICIESOBJECTIVES & 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:
2018201820182018 2019201920192019 2020202020202020 2021202120212021 2022202220222022
General Purpose 1.90% 2.00% 2.00% 2.00% 2.00%
Infrastructure Replacement 0.70% 0.70% 0.70% 0.70% 0.70%
Parks & Recreation 0.60% 0.60% 0.60% 0.60% 0.60%
Drainage 0.30% 0.30% 0.30% 0.30% 0.30%
Total Property Tax Increase 3.50% 3.60% 3.60% 3.60% 3.60%
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 2018-2022 Financial Plan Bylaw 7405-2017
Statement 2Statement 2Statement 2Statement 2 (con’t)(con’t)(con’t)(con’t)
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 DISCLOSUREPROPERTY TAX DISCLOSUREPROPERTY TAX DISCLOSUREPROPERTY TAX DISCLOSURE
The 2018 property tax revenue and updated rates will be included in a Financial Plan Amending
Bylaw that proceeds the Property Tax Rate Bylaw, as the 2018 property assessed values are not yet
finalized. For information purposes the 2017 distribution is included.
Property Tax Revenue Distribution
Property Class Taxation Revenue Assessed Value Tax Rate Multiple
('000s) ('000s) ($/1000) (Rate/Res.Rate)
1 Residential 59,827 78.4%
17,905,528 92.6%
3.3412
1.0
2 Utility 570 0.8%
14,247 0.1%
40.0000
12.0
4 Major Industry 610 0.8%
23,311 0.1%
26.1634
7.8
5 Light Industry 2,852 3.7%
260,886 1.4%
10.9322
3.3
6 Business/Other 12,256 16.1%
1,121,144 5.8%
10.9322
3.3
8 Rec./ Non-Profit 47 0.1%
3,484 0.0%
13.5955
4.1
9 Farm 158 0.2%
4,643 0.0%
34.0412
10.2
Total 76,320 100%
19,333,243 100%
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7405-2017
Statement 2Statement 2Statement 2Statement 2 (con’t)(con’t)(con’t)(con’t)
Revenue and Property Tax Policy Disclosure
PROPERTY TAX DISCLOSURE PROPERTY TAX DISCLOSURE PROPERTY TAX DISCLOSURE PROPERTY TAX DISCLOSURE
Objectives & Policies
Property taxes are the City’s largest source of revenue and are contained by efficient business
practices. Annual business planning practices are the mechanism for resource allocation decisions.
The City’s Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax
base. Development of employment-related properties is one method of diversification; therefore a
key performance measurement in Strategic Economic Initiatives tracks the increased investment
and development of non-residential properties.
A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the
annual increase early in the prior year in the Business Planning Guidelines provides citizens with a
more stable and predictable set of cost increases. In some cases costs are phased in over multiple
years to stay within the set tax increases.
Property Tax Rates
It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market
values of properties. Tax rates are reduced to negate the market increases. Property tax increases
are then applied at the same relative increase for all classes, unless legislation restricts the rates, as
with Class 2, Utility.
The Business Class and Light Industry Class properties have the same tax rate and are treated as a
composite class when setting the tax rates, as the types of businesses in each class are similar. 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 2018-2022 Financial Plan Bylaw 7405-2017
Statement 3Statement 3Statement 3Statement 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 2037 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
2023 through 2037. Projects in these years typically exceed likely funding available.
Capital Works Program for 2023 Capital Works Program for 2023 Capital Works Program for 2023 Capital Works Program for 2023 –––– 2037203720372037
(in $ thousands)
Capital Works ProgramCapital Works ProgramCapital Works ProgramCapital Works Program 341,499341,499341,499341,499
Source of FundingSource of FundingSource of FundingSource of Funding
Development Fees
Development Cost Charges 154,753
Parkland Acquisition Reserve -
Contribution from Others 3,224
157,977
Borrowing Proceeds -
Grants 38,130
Transfer from Reserve Funds 19,175
Revenue Funds 126,216
183,521
341,499341,499341,499341,499
1 of 3
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: 5-December-2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: 2017 Community Grant – Seniors Network
EXECUTIVE SUMMARY:
At the September 12, 2017 Council meeting, Council approved allocating grants for 2017 totaling
$23,460, leaving $21,140 available to support other requests received this year.
The Maple Ridge, Pitt Meadows, Katzie Seniors Network has submitted an application for a
community grant in the amount of $20,000 in support of their Dementia-friendly Community
Project. The project has an estimated cost of $27,000. The Seniors Network is also submitting a
grant application for $5,000 to the Province for this project in addition to committing an in-kind
contribution of $2,000. A funding commitment from the City may help to leverage the additional
funding.
The project is eligible for support under Council’s Community Grant policy.
While the project is unlikely to be completed in 2017, staff is recommending Council consider
awarding the grant using the capacity available in the current year budget as a way of maximizing
the community benefit of the 2017 funding envelope.
RECOMMENDATION:
That a Community Grant of $20,000 be awarded to Maple Ridge, Pitt Meadows, Katzie Seniors
Network
DISCUSSION:
a)Background Context:
The Community Grants Program helps support organizations providing services to our
community. Many of these organizations are struggling to find sustainable funding. The
funding provided by the City provides some assistance.
At the September 12, 2017 Council meeting, Council approved allocating grants for 2017
totalling $23,460. This allocation left $21,140 available to address other requests received
in the year.
Policy No. 5.56 “Community Grants” identifies the following as eligible requests for funding
under the program:
requests to fund one-time items or events, or
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2 of 3
requests for bridge funding while an organization works to secure long-term stable
funding, or
requests that will allow a community group to leverage additional funding from other
agencies, or
organizations denied a permissive tax exemption will be eligible to apply for a
community grant or
requests for services that are not duplicated in the private sector
The City has received an application for a Community Grant from the Maple Ridge, Pitt
Meadows, Katzie Seniors Network (Seniors Network). The Seniors Network was established
nine years ago with an objective of strengthening the availability and quality of services,
programs and resources for seniors in the community.
The Seniors Network is seeking funds in support of a dementia-friendly community project. The
project will build on the Age-Friendly Action Plan with a goal of making Maple Ridge a more
inclusive, respectful and understanding community for individuals living with dementia. Th e
total cost of the project is estimated to be $27,000. In additional to the requested contribution
of $20,000 from the City, the Seniors Network is applying for a $5,000 grant from the Province
and is committing in-kind resources valued at $2,000. A funding commitment from the City
may help to leverage the additional funding being sought from the Province.
The project is eligible for one-time support under Council’s Community Grant policy.
b) Desired Outcome:
To support the Seniors Network’s advancement of the City’s Age Friendly Action Plan.
c) Business Plan/Financial Implications:
The amount requested by the Seniors Network can be provided within the remaining 2017
budget envelope for Community Grants.
d) Alternatives:
As the Seniors Network’s project is unlikely to be completed in 2017, Council could opt to
consider funding for the project as part of the 2018 Community Grants allocation
discussion. There is no way to predict the volume of requests that will be received in 2018
and committing funding from the 2017 budget maximizes the community benefit of the
program this year.
Council could also opt to provide a grant of a lesser amount. This is not recommended as
the scope of the project and related outcomes will need to be reduced.
3 of 3
CONCLUSIONS:
The Community Grants budget for 2017 is $44,600. On September 12, Council approved an
allocation of $23,460, leaving $21,140 available to support future requests. The request from the
Seniors Network for $20,000 can be accommodated within the available budget envelope and is
within Council’s policy guidelines. A commitment from the City for the Dementia-friendly project
may help the Seniors Network leverage funding from other levels of government.
“Original signed by Catherine Nolan”
Prepared by: Catherine Nolan, CPA, CGA
Interim Director of Finance
“Original signed by Tony Cotroneo”
Prepared by: Tony Cotroneo
Manager of Community Services
“Original signed by Kelly Swift”
Approved by: Kelly Swift
GM, Parks, Recreation & Culture
”Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
1 1840110
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 01-0530-01
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Street Naming: Jim Robson Way
EXECUTIVE SUMMARY:
The City of Maple Ridge would like to honour a ‘Home Town Hero’ and nationally acclaimed
broadcaster Jim Robson by renaming the section of 105 Avenue from Lougheed Highway to the
traffic circle at Tamarack Lane as Jim Robson Way.
In 2014 Mr. Robson’s daughter contacted the City of Maple Ridge requesting that we consider
naming a street for her father, who is now in his 70s. Staff members have been looking for an
appropriate street to bring forward to honour this request. Since the 2014 request there has not
been a ‘significant’ street that would recognize Mr. Robson in a way that reflects his significant
presence and admiration in BC’s broadcast community and his ambassadorship for our community.
This street is the road to the City’s Arena complex, Albion Sport Fields and Albion Fairgrounds. On
Saturday, January 27, 2018 the Ridge Meadows Minor Hockey Association (RMMHA) will be holding
a daylong celebration to celebrate the 50th year of their organization. It is also important to note that
this also marks the 50th Anniversary of the completion of the ‘Centennial Arena,’ which was the first
ice sheet to serve our community. The construction of that facility resulted in the formation of the
RMMHA.
With the endorsement of Council to proceed with the name change, the name dedication ceremony
will be part of the RMMHA 50th Anniversary celebration.
RECOMMENDATION(S):
That the renaming of the section of 105 Avenue from Lougheed Highway to the traffic circle at
Tamarack Lane as “Jim Robson Way” be approved; and further
That staff advise the post office, emergency services and the owners of all properties affected by this
change and take all other necessary steps to formalize the road name changes effective January 27,
2018.
DISCUSSION:
a)Background Context:
Jim Robson is a member of the NHL Hockey Hall of Fame, the BC Sports Hall of Fame and
the Canadian Association of Broadcasters Hall of Fame. He is known throughout BC and
Canada as the voice of the Vancouver Canucks. Jim moved to Maple Ridge as an 8 year old
and attended Maple Ridge Secondary School. He started his broadcasting career at the age
of 17 and went on to his ‘Hall of Fame’ career.
1133
2 1840110
Jim was one of the first inductees to the Maple Ridge Home Town Heroes and at the event
honouring this recognition he shared many stories of growing up in the community and young
people that he saw emerge from Maple Ridge to make their mark on the national stage. He is
a beloved citizen of our province and an excellent ambassador for Maple Ridge. In his role as
the play-by-play announcer for the Vancouver Canucks he was always promoting the
community by mentioning Maple Ridge as the home of Cam Neely and Brendan Morrison. His
enthusiasm to promote the community created a special bond with local residents and
instilled a sense of pride in the community and the local hockey association.
The celebration of this name change as part of the 50th Anniversary of the RMMHA is a fitting
connection of a local Home Town Hero and a volunteer organization that has helped
thousands of area youth follow their passion for Canada’s national sport.
b) Desired Outcome:
That the street be dedicated as ‘Jim Robson Way’ and that the street naming celebration
coincide with the RMMHA 50th Anniversary celebration.
c) Strategic Alignment:
In 2017 Council endorsed the Maple Ridge Sport & Physical Activity Strategy. Priority Goal #7
addresses the desire to ‘raise awareness and promote the many sports and physical
opportunities that are available in the communities of Maple Ridge and Pitt Meadows.’
This street naming, combined with the 50th Anniversary of the RMMHA provides an opportunity to
highlight the legacy of minor hockey in the promotion of physical activity and the benefits of
volunteerism to support the participation of future generations.
d) Citizen/Customer Implications:
The roadway only has two public addresses, both agricultural properties. The remaining
addresses for this section of road are all City owned properties. The balance of 105 Avenue
beyond the traffic Circle at Tamarack Lane would remain as 105 Avenue as there are
approximately 30 residential addresses on this section. City staff will contact the post office,
emergency services and the owners of all properties that have the address that will be affected
by these changes and to take all other necessary to formalize the road name changes effective
January 27, 2018.
e) Interdepartmental Implications:
The request has been reviewed by the Fire, Engineering and Planning departments and they
have indicated that there are no issues for them on a renaming of this section of road other than
the required formal notification processes.
f) Business Plan/Financial Implications:
There are no significant financial implications to the renaming. The new signs can be
accommodated within the existing budget.
3 1840110
g) Policy Implications:
There are no policy implications
h) Alternatives:
The renaming of this existing roadway which is not intuitively part of the ‘grid’ allows us to move
forward with a high profile location tied to sports and recreation. There are no other significant
roadways that would allow for the profile to honour Jim Robson.
CONCLUSIONS:
With Council’s approval we will proceed with the notifications and preparations for the naming
celebration in conjunction with the RMMHA.
“Original signed by Darrell Denton”
Prepared by: Darrell Denton
Property & Risk Manager
“Original signed by Fred Armstrong”
Prepared by: Fred Armstrong
Manager Corporate Communications
“Original signed by Laurie Darcus”
Approved by: Laurie Darcus,
Manager of Legislative Services
“Original signed by Frank Quinn”
Approved by: Frank Quinn,
General Manager Community Development & Public Works
“Original signed by Kelly Swift” for
Concurrence: Paul Gill
Chief Administrative Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Golden Ears Dog Off-leash Area – Licence of Occupation
EXECUTIVE SUMMARY:
As a result of growing community demand, a number of locations for dog off-leash areas were
identified and confirmed as suitable through a public consultation process. Four permanent dog off-
leash areas including Albion Fairgrounds, Jerry Sulina, Westview and Upper Maple Ridge parks, were
established and provide safe opportunities for dog owners to enjoy outings where their dogs are able
to socialize, play and run off-leash.
An opportunity to provide a fifth dog off-leash area within the Hammond neighbourhood was
identified through the consultation process. Tolmie Park was initially identified as being a potential
off-leash site, however there were concerns raised by residents immediately adjacent to the site. An
alternate location, under the Golden Ears Bridge, was suggested by a resident in the area as a more
appropriate site for this purpose. The site is owned by Translink as part of the road allowance for the
Golden Ears Bridge and Staff inquired about obtaining a long term lease or a license of occupation
on the lands for the proposed dog off-leash area. The request was received positively and a License
of Occupation agreement has been drafted, reviewed by our legal advisors and attached for
Council’s consideration.
RECOMMENDATION:
That the Corporate Officer be authorized to sign the Golden Ears Dog Off-leash License of Occupation
with TransLink for the purpose of developing a dog off-leash area.
DISCUSSION:
a)Background Context:
In response to growing demand for dog off-leash areas expressed through multiple requests
made to staff and members of Council, a number of locations were identified for the creation
of trial dog off-leash areas and public input was sought regarding the suitability of each of
the proposed sites. Through this process, along with the previously established dog off-leash
areas at Albion Fairgrounds and Jerry Sulina Park, two additional areas, at Upper Maple
Ridge Park and Westview Park, were approved as permanent off-leash areas and a fifth site
was identified for the Hammond neighbourhood area and was proposed for Tolmie Park. An
alternate opportunity to Tolmie Park within this neighbourhood, under the Golden Ears
Bridge, was suggested and advanced as a more suitable location, although on property that
is not owned by the City. A concept plan was created to enable discussions with the property
owner, British Columbia Transportation Authority (Translink/BCTA), as attached (Attachment
1).
1151
Staff inquired about obtaining a long term lease or license of occupation on the lands for a
dog off-leash area which was received positively. Staff has worked with Translink and their
concessionaire to address a number of concerns. Discussions with Translink have been
successfully concluded and a License of Occupation agreement was drafted, reviewed by the
City’s legal advisors, and is attached for Council’s consideration (Attachment 2).
Dog owners within the community would appreciate another dog off-leash area within this
part of the community and have been anticipating the development for some time now,
however without tenure over the land, the City is not able to proceed. The desired outcome
would be to move forward with the development of this dog off-leash area, based on the
attached concept noting that neighbourhood consultation did not occur regarding this
alternative location, as we had not secured tenure on the land. Staff suggests that an
information meeting may be more appropriate in this case, as the site is not close to
residences.
b) Desired Outcome:
To provide suitable, safe dog off-leash areas across our community where dogs can exercise
and socialize and where this activity does not detract from the enjoyment of other park
users.
c) Strategic Alignment:
This recommendation is consistent with the Parks, Recreation & Culture Master Plan (2010)
strategic objective to “increase the number of dog off-leash areas, and place them
strategically to serve as many people as possible.”
d) Citizen/Customer Implications:
There will likely be a significant benefit to the community with the provision of a fifth dog off-
leash area within a part of the community lacking this opportunity.
e) Business Plan/Financial Implications:
A budget of $60,000 is identified in the City’s current five- year capital for the development
of this dog off-leash area.
f) Alternatives:
The alternative would be to decline the offer of a License of Occupation with TransLink, and
direct staff to reconsider other nearby lands that may be suitable for this type of amenity.
Staff is not recommending this as other sites were considered through the community
consultation process, and this site was deemed to be the best option and is superior in many
ways to the Tolmie Park option.
CONCLUSIONS:
The Golden Ears bridge location was identified to provide a suitable distribution of dog off-leash
areas within the City’s parks and open space system. In combination with the City’s other four dog
off-leash areas, dog owners across our community will be able to enjoy safe outings where their dogs
are able to socialize, play and run off-leash. The British Columbia Transportation Authority, the
current property owner, has reviewed the concept plan and provided the draft License of Occupation
to support the use.
“Original signed by Valoree Richmond”
Prepared by: Valoree Richmond, BLA, MBCSLA
Manager of Parks Planning & Operations
“Original signed by David Boag”
Reviewed by: David Boag, Director Parks & Facilities
“Original signed by Kelly Swift”
Approved by: Kelly Swift, MBA, BGS
General Manager: Parks, Recreation & Culture
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
:vr
Attachment 1: Golden Ears Dog Off-leash Area Concept Plan
Attachment 2: DRAFT License of Occupation
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 20, 2016
FILE: Untitled
BY: CN
PARKS & LEISURE SERVICES DEPT.
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The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
´
Scale: 1:1,500
GEB Dog Off Leash Ortho
Aerial Imagery from the Spring of 20112001219982199662002820048Wharf Street
1 2
Small Dogs
Large Dogs
Proposed off leash area
approx. 5,000 m2
(1.24 acres)
ex. ditch
Ex. Habitat
Compensation
Pond
Two vehicle
maintenance gates
(12' double swing)
Sally port with
three gates
305 lin. m of
log and wire
farm fence
Ex. road for
entry access
Concrete "No Post"
barriers on parking
edge
F.H.
Hydro
Gravel
8 9
one way
15mEnv. Setback55.57 m
ROW and Covenant
Construction
45.54
91.26115.3332.5210m
3 4 5 6 7
Pedestrian
CirculationGolden Ears BridgeCopyright reserved. This drawing is the
property of the City of Maple Ridge and
may not be used without the City's
written permission.
Contractors shall verify and be
responsible for all
dimensions on the job and this office
shall be informed of any changes made
on site.
N
DATE: Oct 6, 2015
FILE: Untitled
geb
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PARKS & LEISURE SERVICES DEPT.´
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GOLDEN EARS WAYGOLDEN EARS WAYGOLDEN EARS WAYCity of Maple Ridge
The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
Scale: 1:5,000 BY: SP
CONTEXT N.T.S.
Attachment 2
LICENSE AGREEMENT
THIS AGREEMENT dated for reference the ____ day of _____________, 2017,
BETWEEN:
SOUTH COAST BRITISH COLUMBIA TRANSPORTATION
AUTHORITY, having an address at 400 - 287 Nelson’s Court,
New Westminster, B.C. V3L 0E7
(the “Licensor”)
AND:
THE CORPORATION OF THE CITY OF MAPLE RIDGE,
having an address at 11995 Haney Place, Maple Ridge, B.C.
V2X 6A9
(the “Licensee”)
WHEREAS:
A. The Licensee wishes to use portions of those lands owned by the Licensor and legally
described as:
PID: 028-855-485, Lot 1 District Lot 280 and 281 Group 1 New Westminster District
Plan BCP50883 (the “Lands”); and
B. The Licensor wishes to permit the Licensee to use a portion of the Lands, upon and
subject to the terms and conditions set out herein;
NOW THEREFORE in consideration of the premises, the mutual covenants and
agreements contained herein and the sum of one dollar ($1.00) and other good and valuable
consideration (the receipt and sufficiency of which are hereby acknowledged), the parties hereto
agree as follows:
1. Grant of License
The Licensor hereby grants to the Licensee a non-exclusive right and license for the
Licensee to use and access those portions of the Lands comprising approximately 5,900 square
metres, the area of which is shown outlined shaded and labelled “Proposed off leash area” on the
plan attached as Schedule “A” (the “Licensed Area”), upon and subject to the terms of this
Agreement.
- 2 -
2. Term
The license granted herein shall be for a term of five (5) years commencing on November
1, 2017 (the “Commencement Date”) and expiring on the day immediately preceding the fifth
(5th) anniversary of the Commencement Date (the “Term”), subject to earlier termination as
provided herein.
3. Renewal
The Licensee shall have the right to renew this Agreement for up to three (3) consecutive
renewal terms of five (5) years each (each such renewal term being herein called a “Renewal
Term”), subject to earlier termination of this Agreement as provided herein. The first Renewal
Term shall commence at the expiration of the Term of this Agreement, the second Renewal Term
shall commence at the expiration of the first Renewal Term and the third Renewal Term shall
commence at the expiration of the second Renewal Term, but no such Renewal Term shall
commence unless immediately prior to the time for commencement thereof this Agreement is in
force and effect and the Licensee is not in default hereunder beyond any period of time allowed
herein for the curing of such default. Each such Renewal Term shall otherwise be upon and
subject to the same terms and conditions as are contained in this Agreement, except that the
Licensee’s options to renew as set out in this Section 3 shall be reduced by one. The Licensee
may indicate its intention to renew this Agreement for the first, second or third Renewal Term by
giving to the Licensor written notice of its intention to renew this Agreement not later than one
(1) year before the last day of the then current Term or Renewal Term, as applicable.
4. Permitted Use
(a) The Licensed Area may be used and occupied by the Licensee solely for the
purpose of the operation of an off-leash dog park (the “Permitted Use”) and for
no other purpose without the prior written consent of the Licensor, which consent
may be arbitrarily withheld by the Licensor in its sole discretion.
(b) In making use of the Licensed Area as outlined in Section 4(a), the Licensee shall,
at its sole cost and expense, no later than 60 days from the Commencement Date,
erect a log wire farm fence (the “Fence”), along the perimeter of the Licensed
Area, including, as part of the Fence, a sally port with three gates (the “Pedestrian
Gates”) and two vehicle maintenance gates (the “Vehicle Gates”) through the
Fence at the south-westerly corner of the Fence in the locations labeled on
Schedule “A” attached hereto. Prior to erecting the Fence, the Licensee shall
obtain the Licensor’s prior written approval as to the specific form and position of
the Fence. The Licensee shall ensure that the Fence: (i) adequately connects with
any existing fencing surrounding the Licensed Area, (ii) is erected within the
boundaries of the Lands, and (iii) does not encroach upon any other third party
property. Once the Fence is erected, the Licensee shall comply with all instruction
from the Licensor with respect to any adjustments to be made to the position of
the Fence.
- 3 -
5. Operation of the Off-Leash Dog Park
The Licensee shall ensure that the off leash dog park is operated in a prudent and safe
manner. At all times while on the Licensed Area the Licensee shall, and shall cause its directors,
officers, employees, agents, contractors, licensees and invitees to, observe, abide by and comply
with:
(a) all reasonable written instruction and direction from the Licensor;
(b) any policies or procedures of the Licensor that are delivered in writing to the
Licensee;
(c) the Maple Ridge Animal Control and Licensing Bylaw No. 6908-2012, as
amended or replaced from time to time;
(d) all applicable laws, bylaws, orders, directions, ordinances and regulations of any
competent Government Authority (as defined in Section 12 (d)) in any way
affecting the Licensed Area, or its use and occupation; and
(e) the provisions of this Agreement.
6. Prohibited Activities
In using and occupying the Licensed Area the Licensee shall not:
(a) park or store any motor vehicles on the Licensed Area or place any chattels or
personal property on any portion of the Lands other than the Licensed Area;
(b) cause any damage to the Licensed Area or any fixtures or improvements thereon;
(c) install or display any signs other than park information signs, or advertising,
media, lettering, lighting, appurtenances or decorations without the prior written
consent of the Licensor, which consent may be arbitrarily withheld by the
Licensor in its sole discretion, and in no event shall the Licensee be permitted to
allow third party signage or other advertising;
(d) cause annoyance, nuisance, grievance, damage or any disturbance to the Licensor
or to the owners or occupiers of adjoining lands or properties;
(e) except as expressly permitted in this Agreement, remove, alter, or add any fixture
or improvements to the Licensed Area without the prior written consent of the
Licensor, which consent may be arbitrarily withheld by the Licensor in its sole
discretion; or
(f) park or store any combustible or explosive material on the Licensed Area
including, without limitation, fuel trucks, flammable solvents, fertilizer,
pressurized natural gas and fuels outside of parked vehicles.
- 4 -
7. Licensor’s Access
(a) The Licensee hereby acknowledges that the Licensee’s rights under this
Agreement are at all times subject to the rights and interests of the Licensor as
owner of the Lands, and that the Licensor may use the Licensed Area at any time
for any purpose relating to (i) the conduct of the Licensor’s business; and (ii) the
construction, operation, maintenance, repair and replacement of the Licensor’s
works and facilities on the Lands or on adjacent lands, if applicable; provided that
in so doing the Licensor shall not materially interfere with use of the Licensed
Area by the Licensee as provided in this Agreement. The Licensee acknowledges
and agrees with the Licensor that any interference with the rights of the Licensee
under this Agreement by virtue of the exercise or operation of the rights,
privileges or interests in accordance with this Section 7(a) will not constitute a
breach of the Licensor’s obligations hereunder and the Licensee releases and
discharges the Licensor and its directors, officers, employees, agents, contractors,
licensees and invitees of and from any claim for loss or damage arising directly or
indirectly out of any such interference.
(b) The Licensor and its authorized representatives shall have the right at any time
and from time to time to inspect the Licensed Area.
8. Risk
All motor vehicles, equipment and all other property at any time brought, placed or being
on or within the Licensed Area by the Licensee or any of its directors, officers, employees,
agents, contractors, licensees or invitees, shall be entirely at the risk of the Licensee in respect of
loss, damage, destruction or accident from any cause whatsoever.
9. Maintenance and Accumulation of Waste
The Licensee shall at all times during the Term, at its own cost and expense, maintain and
keep the Licensed Area in a clean and tidy condition. The Licensee shall not permit any portion
of the Licensed Area to become untidy or unsightly, or permit waste or refuse to accumulate
therein, as a result of the Licensee’s use thereof, except that the Licensee will not be responsible
for maintenance and cleaning required as a result of the Licensor’s use of the Licensed Area.
10. Security
The Licensee shall be responsible for safety and security within the Licensed Area
required as a result of the Licensee’s use of the Licensed Area.
11. Acceptance of Licensed Area
The Licensee accepts the Licensed Area in its condition as at the Commencement Date on
an “as is, where is” basis and hereby acknowledges that:
- 5 -
(a) it has inspected the Licensed Area and undertaken such investigations and reviews
as the Licensee considers necessary and is satisfied: (i) with the condition of the
Licensed Area and (ii) that the Licensed Area is fit for the Permitted Use;
(b) the Licensor has given no representations or warranties to the Licensee, express or
implied, collateral or otherwise, as to the state or condition of the Licensed Area
and that the Licensor shall have no obligation to incur any expenses in respect of
the Licensed Area or to provide or upgrade any utilities, services, improvements
or other work or equipment of any kind whatsoever upon the Licensed Area; and
(c) no water, sewer, gas, electricity or other utilities are available on the Licensed
Area and the Licensee may not install, connect or otherwise have made available
any water, sewer, gas, electricity or other utilities to or on the Licensed Area
without the prior written consent of the Licensor, which consent may be arbitrarily
withheld by the Licensor in its sole discretion.
12. Environmental Definitions
In this Agreement the following terms have the following meanings:
(a) “Contaminants” means pollutants, contaminants, deleterious substances,
underground or aboveground tanks, lead, asbestos, asbestos-containing materials,
hazardous, corrosive, or toxic substances, hazardous waste, waste, polychlorinated
biphenyls (“PCBs”), PCB-containing equipment or materials, pesticides,
defoliants, fungi (including mould and spores arising from fungi), or any other
solid, liquid, gas, vapour, odour, heat, sound, vibration, radiation, or combination
of any of them, which is now or hereafter prohibited, controlled, or regulated
under Environmental Laws or may necessitate, invite or permit a Government
Authority to require remedial or investigatory action under any Environmental
Laws;
(b) “Environmental Damage” means any environmental loss, injury or damage done
to the Licensed Area or the property of others (including to air, water,
groundwater, soil, sediment, animal and plant life) resulting from the use of the
Licensed Area by the Licensee, its directors, officers, employees, agents,
contractors, licensees and invitees or any others for whom the Licensee is
responsible at law, including the release or disturbance of any Contaminants that
exceed standards established by Environmental Laws, an adverse effect on the
health of any person, loss of enjoyment or normal use of property, or interference
with the normal conduct of business;
(c) “Environmental Laws” means any statutes, laws, regulations, orders, bylaws,
standards, guidelines, protocols, criteria, permits, codes of practice and other
lawful requirements of any Government Authority having jurisdiction over the
Lands now or hereafter in force relating in any way to the environment,
environmental assessment, Contaminants (including the use, manufacture,
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handling, transportation, production, disposal, discharge, storage or emission of
Contaminants), occupational health and safety, protection of any form of plant or
animal life or transportation of dangerous goods, including the principles of
common law and equity;
(d) “Government Authority” means any federal, provincial, state, municipal,
regional or local government or government authority, domestic or foreign, and
includes any department, commission, bureau, board, administrative agency,
regulatory body, minister, director, approving officer, manager, or other person of
similar authority of any of the foregoing; and
(e) “Release” means any release, spill, leak, pumping, pouring, emission, emptying,
discharge, injection, escape, leaching, migration, disposal or dumping.
13. Environmental Representations and Warranties
The Licensee represents and warrants to the Licensor that except as otherwise disclosed
to and approved in writing by the Licensor, the Licensee’s operations on the Licensed Area do
not and will not involve the sale, storage, manufacture, handling, disposal, treatment, generation,
use, transport, refinement, processing, production, remediation, Release into the environment of,
or any other dealing with, any Contaminants.
14. Environmental Covenants
The Licensee covenants and agrees with the Licensor that the Licensee will:
(a) promptly and strictly comply with all Environmental Laws regarding the use and
occupancy of the Licensed Area under this Agreement;
(b) accept responsibility for any Environmental Damage caused by the use of the
Licensed Area by the Licensee or any of its directors, officers, employees, agents,
contractors, licensees and invitees, whether authorized or unauthorized;
(c) not use or authorize to be used during the Term all or any part of the Licensed
Area for the sale, storage, manufacture, disposal, handling, treatment, generation,
use, transport, refinement, processing, production, remediation, Release into the
environment of, or any other dealing with, any Contaminants, without the prior
written consent of the Licensor, which consent may be arbitrarily withheld by the
Licensor in its sole discretion;
(d) promptly remove and remediate, upon the written request of the Licensor, any
Contaminants from the Licensed Area or other Environmental Damage
attributable to the use of the Licensed Area by the Licensee or any of its directors,
officers, employees, agents, contractors, licensees and invitees, whether
authorized or unauthorized, and in a manner which conforms to Environmental
Laws governing such removal; and
- 7 -
(e) promptly notify the Licensor if the Licensee has knowledge, or has reasonable
cause to believe that:
(i) any Contaminants have been Released on, or have otherwise come to be
located on, under or about any part of the Licensed Area during the Term;
or
(ii) any charge, order, investigation, or notice of violation or non-compliance
has been issued against the Licensee or relating to the operations on the
Licensed Area under any Environmental Laws, or of any notice, claim,
action or other proceeding by any third party against the Licensee or in
respect of the Licensed Area concerning any Contaminant allegedly
Released from or related to the Licensed Area during the Term.
15. Insurance
The Licensee shall, at its sole cost and expense, provide and maintain in force during the
Term and any extension or renewal thereof:
(a) all risk direct physical loss or damage insurance upon all of the Licensee’s chattels
and personal property on the Licensed Area in an amount equal to the full
replacement value thereof;
(b) commercial general liability insurance in an amount of not less than Five Million
Dollars ($5,000,000.00) per occurrence, against loss or damage to property
including property of the Licensee and its employees, agents, contractors, guests
and invitees and against any injury or death to any person or persons occurring on
the Licensed Area, and such policy shall name the Licensor as an additional
insured and contain a cross liability and severability of interest clause; and
(c) any other form of insurance that the Licensor, acting reasonably, requires from
time to time in form, in amounts and for insurance risks against which a prudent
licensee comparable to the Licensee would insure.
16. Additional Insurance Requirements
(a) All insurance policies referred to in Section 15 will be effected with insurers and
brokers and upon terms and conditions satisfactory to the Licensor, acting
reasonably, including without limitation, that all insurance policies will contain an
undertaking by the insurer to notify the Licensor thirty (30) days prior to the
change to or termination of the insurance policy.
(b) Concurrently with the execution of this Agreement, and thereafter upon the
Licensor’s request from time to time, the Licensee shall deliver certificates of
insurance to the Licensor, evidencing compliance with the insurance provisions of
this Agreement.
- 8 -
(c) The Licensee agrees to waive any rights of subrogation against the Licensor for
property damage and to cause its insurer to include such waiver in any of its first
party policies.
(d) The Licensee shall not do or knowingly permit to be done any act or thing that
may render void or voidable or conflict with the requirements of any policy or
policies of insurance, including any regulations of fire insurance underwriters
applicable to such policy or policies, whereby the Licensed Area is insured or
which may cause any increase in premium to be paid in respect of any such policy
or policies. If any such policy is cancelled or threatened to be cancelled by reason
of any act or omission of the Licensee, the Licensor may immediately terminate
this Agreement with written notice to the Licensee.
17. Limitation of Liability
Except for the negligence or willful misconduct of the Licensor, the Licensor shall not be
liable or responsible in any way for any loss, damage or injury to any person in or upon the
Licensed Area or to any animals, or motor vehicles or other property belonging to the Licensee or
any of its directors, officers, employees, agents, contractors, licensees and invitees or to any other
person who may be in or upon the Licensed Area, whether direct or indirect.
18. Indemnity and Release
(a) The Licensee will indemnify and hold harmless the Licensor and its directors,
officers, employees, agents, contractors, licensees and invitees from and against
any and all claims, demands, actions and causes of action, proceedings, losses,
costs (including legal, consulting or other professional fees), fines, orders,
expenses, damages (including Environmental Damage), liabilities, injuries
(including injuries causing death), property damage and any other matter of
whatsoever nature or kind (“Losses”) at any time suffered or incurred by or made
against the Licensor or any of its directors, officers, employees, agents,
contractors, licensees and invitees, directly or indirectly, caused by, resulting from
or arising in connection with:
(i) any breach by the Licensee of any term or condition of this Agreement;
(ii) any negligence or willful misconduct of the Licensee or any of its
directors, officers, employees, agents, contractors, licensees and invitees
on or about the Licensed Area; or
(iii) any occurrence on the Licensed Area during the Term, save and except to
the extent caused by the negligence or willful misconduct of the Licensor
or any of its directors, officers, employees, agents, contractors, licensees
and invitees.
(b) The Licensee hereby releases the Licensor and its directors, officers, employees,
agents, contractors, licensees and invitees of and from any and all Losses arising
- 9 -
in connection with any exercise of the rights granted to the Licensee under this
Agreement.
(c) The indemnity and release contained in this Section 18 will survive the expiry or
sooner termination of this Agreement.
19. Termination for Default
The Licensor may, with written notice to the Licensee, terminate this Agreement with
immediate effect if:
(a) the License Fee or any part thereof is not paid when due and such default in
payment continues for 5 days after written notice thereof to the Licensee by the
Licensor;
(b) the Licensee fails to observe, abide by and comply with the provisions of this
Agreement (other than payment of the License Fee), and the Licensee’s default or
failure continues for 10 days after the Licensor gives written notice of the default
or failure to the Licensee (or if such breach, non-performance or non-observance
cannot be cured within 10 days, such longer period of time as is necessary to cure
such breach, non-performance or non-observance so long as the Licensee shall
promptly commence and diligently pursue the curing thereof);
(c) a receiver or receiver-manager is appointed to administer or carry on the
Licensee’s business or this Agreement is taken in execution or attachment by any
person or the Licensee commits an act of bankruptcy, becomes insolvent or is
petitioned into bankruptcy or voluntarily enters into an arrangement with its
creditors; or
(d) an order is made, a resolution passed or a petition filed for the Licensee’s
liquidation or winding up.
20. Termination for Convenience
The Licensor may terminate this Agreement at any time with not less than 60 days’ prior
written notice to the Licensee. If this Agreement is terminated by the Licensor for convenience
pursuant to this Section 20, the License Fee plus goods and services tax shall be apportioned and
paid by the Licensee up to the date of termination and any payment by the Licensee on account of
the License Fee or goods and services tax for any period of time after the effective date of
termination shall be refunded to the Licensee.
21. Liability
The Licensee shall have no recourse against the Licensor for any damages associated with
the termination of this Agreement pursuant to the terms of this Agreement.
- 10 -
22. Licensee’s Obligations on Expiry or Termination
Upon expiry or sooner termination of this Agreement pursuant to the terms of this
Agreement, the Licensee shall at its sole cost and expense:
(a) peaceably vacate the Licensed Area and cease all use of and access to the
Licensed Area as permitted by this Agreement;
(b) remove all of its materials, property and equipment from the Licensed Area;
(c) leave the Licensed Area in a clean and tidy condition, free from any refuse; and
(d) if required by TransLink, restore the Licensed Area to substantially the same
condition as the Licensed Area was in at the Commencement Date, including,
without limitation, removing the Fence erected by the Licensee pursuant to
Section 4(b).
In addition, the Licensee shall be solely responsible for any and all damage occasioned to the
Licensed Area caused by the Licensee or its directors, officers, employees, agents, contractors,
subcontractors, licensees, invitees, or any party for whom the Licensee is responsible at law
during the Term and the Licensee shall repair any and all such damage forthwith at its own
expense and restore those areas of the Licensed Area that have been so damaged to their previous
condition, utilizing materials at least equivalent in quality and design to that existing prior to
such damage, as applicable, all to the reasonable satisfaction of the Licensor. If the Licensee
fails to repair such damage as required herein, the Licensor shall be entitled to attend to such
repair on the Licensee’s behalf, at the sole cost and expense of the Licensee.
23. Compliance with Laws
The Licensee shall, at its sole cost and expense, comply with and observe all federal and
provincial laws (including Environmental Laws), all bylaws, and all ordinances, regulations and
orders of all municipal authorities having jurisdiction including, without limitation, any and all
zoning laws, bylaws, ordinances, regulations, or orders.
24. Force Majeure
Neither party will be liable for, nor will either party be considered in breach of this
Agreement due to any failure to perform its obligations under this Agreement as a result of a
cause beyond its control, including any act of God or a public enemy, act of any military, civil or
regulatory authority, change in any law or regulation, fire, flood, earthquake, storm or other like
event, disruption of outage of communications, power or other utility, labour problem,
unavailability of supplies, or any other cause, whether similar or dissimilar to any of the
foregoing, which could not have been prevented with reasonable care.
- 11 -
25. Notices
All notices, documents or communications required or permitted to be given under this
Agreement must be in writing and will be deemed to have been given if delivered by hand,
courier or facsimile to the party to whom it is to be given as follows:
if to the Licensor: South Coast British Columbia Transportation Authority
400-287 Nelson’s Court,
New Westminster, B.C. V3L 0E7
Attention: Manager, Real Estate
Facsimile Number: (778) 375-6630
if to the Licensee:
The Corporation of the City of Maple Ridge
11995 Haney Place
Maple Ridge, B.C. V2X 6A9
Attention: Director of Parks & Facilities
Facsimile Number: (604) 467-7393
provided, however, that a party may, by notice in writing to the other, specify another address or
facsimile number for service of notices under this Agreement and, where another address or
facsimile number is specified under this section, notice must be delivered to that address or
facsimile number in accordance with this section. Any such notice shall be deemed to have been
received if delivered by hand or courier as aforesaid, when delivered, and if sent by facsimile as
aforesaid, on the next business day following the date of confirmed transmission.
26. Approvals
The Licensee shall be solely responsible for obtaining any and all permits, licenses and
approvals that may be required with respect to the Licensee’s use of the Licensed Area.
27. Entire Agreement
Except as otherwise agreed in writing by the parties, this Agreement constitutes the entire
agreement between the parties with respect to the subject matter of this Agreement, and
supersedes all previous expectations, understandings, communications, representations and
agreements with respect to the subject matter of this Agreement, whether verbal or written.
28. Amendments
This Agreement may not be modified or amended in whole or in part, unless such an
amendment is in writing and executed by both parties.
29. Assignment
The Licensee may not sublicense the Licensed Area in whole or in part, or assign or
transfer this Agreement or any of its rights hereunder, by operation of law or otherwise, without
the prior written consent of the Licensor, which consent may be arbitrarily withheld by the
- 12 -
Licensor in its sole discretion. The Licensee acknowledges and agrees that the Licensor may
assign its interest in this Agreement with written notice to the Licensee.
30. Binding Effect
This Agreement will enure to the benefit of and be binding upon the permitted successors
and permitted assigns of the parties, as applicable.
31. Relationship
Nothing in this Agreement will be deemed or construed to create any relationship
between the parties except that of licensor and licensee. This Agreement creates contractual
rights only between the parties and does not create any equitable or legal interest in land or any
legal demise.
32. Obligations and Liabilities Joint and Several
If either party is comprised of more than one person or legal entity, the obligations and
liabilities of such party under this Agreement shall be the joint and several obligations and
liabilities of each person or legal entity comprising such party.
33. Further Assurances
Each of the parties shall, upon the request of the other party, do, execute, acknowledge or
deliver or cause to be done, executed, acknowledged or delivered all such further acts, deeds,
documents, and assurances as may be reasonably necessary or desirable to carry out the purpose
and intent of, and to complete the transactions contemplated by, this Agreement.
34. Holding Over
If, after the termination of this Agreement, the Licensor permits the Licensee to use and
access the Licensed Area and whether or not the Licensor accepts money from the Licensee in
respect of such use and access, a license from year to year will not be created and the Licensee
will be a monthly licensee only, and subject to all of the provisions of this Agreement, except as
to duration, in the absence of a written agreement to the contrary, and either party shall be
permitted to terminate such monthly license with 30 days’ prior written notice to the other party.
35. Time
Time is of the essence in this Agreement.
36. Pro Rata
All payments due hereunder shall accrue from day to day, and if for any reason it shall
become necessary to calculate any payment for irregular periods of less than one calendar month
an appropriate pro-rata adjustment shall be made on a daily basis.
- 13 -
37. Schedules
The schedules attached to this Agreement are incorporated into and form part of this
Agreement as fully as if they were included in the main body of this Agreement.
38. Privacy
The Licensee acknowledges that this Agreement and all information provided by the
Licensee to the Licensor is subject to the Freedom of Information and Protection of Privacy Act
of British Columbia and agrees that the Licensor may, in accordance with such Act, disclose this
Agreement and other information and records provided by the Licensee to the Licensor, to any
party without the consent of the Licensee.
39. Waiver
No party is to be deemed to have waived the exercise of any right that it holds under this
Agreement unless such waiver is made in writing, and any such written waiver will apply only to
the matter so waived and not to any additional, continuing or subsequent matter of the same or
different kind.
40. Interpretation
For the purposes of this Agreement, except as otherwise expressly provided:
(a) “person” includes a corporation, firm or association and wherever the singular or
masculine form is used in this Agreement it will be construed as the plural or
feminine or neuter form, as the case may be, and vice versa where the context or
parties so require;
(b) the headings in this Agreement are for convenience only and do not form a part of
this Agreement and are not intended to interpret, define or limit the scope, extent
or intent of this Agreement or any provision hereof;
(c) this Agreement will be governed by and interpreted in accordance with the laws of
the Province of British Columbia and the laws of Canada applicable therein and
each party expressly submits to the exclusive jurisdiction of the courts of British
Columbia and all courts competent to hear appeals therefrom;
(d) where there is a reference in this Agreement to an enactment of the Province of
British Columbia or of Canada, that reference will include a reference to any prior
or subsequent enactment of the Province of British Columbia or Canada, as the
case may be, of like effect and, unless the context otherwise requires, all statutes
referred to in this Agreement are enactments of the Province of British Columbia;
(e) the words “herein”, “hereof”, “hereunder”, “hereto” and other words of similar
import refer to this Agreement as a whole and not to any particular Article,
Section, subsection or other subdivision or Schedule;
- 14 -
(f) all references to currency refer to lawful money of Canada and all amounts to be
calculated or paid pursuant to this Agreement are to be calculated and paid in
lawful money of Canada;
(g) any reference to a corporate entity includes and is also a reference to any corporate
entity that is a successor to such entity;
(h) any action to be taken pursuant to this Agreement on a day that is not a business
day shall be taken on the next succeeding business day, and for the purposes of
this Agreement any reference to “business day” means any day that is not a
Saturday, Sunday or statutory holiday in British Columbia; and
(i) if any section of this Agreement or any part of a section is found to be illegal or
unenforceable, that part or section as the case may be, will be considered separate
and severable and the remaining parts or sections as the case may be, will not be
affected and will be enforceable to the fullest extent permitted by law.
41. Counterparts and Electronic Transmission
This Agreement may be executed in counterparts each of which will be deemed to be an
original and both of which together will constitute one and the same agreement. A counterpart
signed by a party and transmitted by facsimile or electronically in PDF format will have the same
effect as a counterpart originally signed by such party.
IN WITNESS WHEREOF the parties hereto have executed this Agreement on the day and year
first above written.
SOUTH COAST BRITISH COLUMBIA
TRANSPORTATION AUTHORITY, by its
authorized signatory(ies):
________________________________
Name:
Title:
_______________________________
Name:
Title:
THE CORPORATION OF THE CITY OF
MAPLE RIDGE, by its authorized
signatory(ies):
________________________________
Name:
Title:
________________________________
Name:
Title:
SCHEDULE “A”
Plan of Licensed Area
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Youth Wellness Centre Concept and Funding Estimate
EXECUTIVE SUMMARY:
At the July 11, 2017 Council meeting, Council directed staff to investigate the possibility and cost of
constructing a Youth Wellness Centre adjacent to the Greg Moore Youth Centre.
Staff secured the services of HCMA Architects to develop a Youth Wellness Centre concept drawing
and a class “D” cost estimate.
HCMA Architects consulted with the partners in this project, Maple Ridge and Pitt Meadows
Community Services (CS), The Youth Wellness Centre Steering Committee and the Foundry and has
confirmed; the building site adjacent to the Greg Moore Youth Centre and Maple Ridge Leisure
Centre is suitable and can accommodate a 9,000 ft2 Youth Wellness Centre (with some shared
space) at an estimated cost of $4.2M to $4.6M.
At this time a capital funding model has not been identified, however, the local Foundry Centre (The
Youth Wellness Centre) will receive $500,000 annually in provincial funding for operations as well as
approximately $400,000 through government and philanthropic funds for initial establishment costs.
RECOMMENDATION:
That staff be directed to work with Maple Ridge and Pitt Meadows Community Services and the
Foundry to explore a funding model for the Youth Wellness Centre Concept referenced in the report
dated December 5, 2017.
DISCUSSION:
a)Background Context:
In 2016, surveys were conducted with youth, emerging adults, parents and other adults
through the Strong Kids Team and the Maple Ridge Youth Strategy Project. Information
gathered from these surveys indicated that substance use and mental health concerns
among youth ranked highest by both the adult and youth respondents. Consequently,
recommendations in the Youth Strategy identified the creation of a Youth Wellness Centre as
a priority.
1152
2
As noted in a May 16, 2016 report to Council, the Ridge Meadows Child and Youth Mental
Health Substance Use Collaborative (the Collaborative), supported by the Division of Family
Practice and CS, has been working towards the development of such a centre. On May 16,
2016 Council approved the allocation of $10,000 in seed money to the Collaborative to
complete the funding needs necessary to begin the pilot phase of the Youth Wellness Centre.
Currently, a Youth Wellness Centre pilot is operating out of the Greg Moore Youth Centre for a
total of 20 hours/week under a two year lease with the City of Maple Ridge.
Recently, the Collaborative, under the umbrella of CS, secured ongoing funding of $500,000
to operate as a Foundry site as well as approximately $400,000 through government and
philanthropic funds for initial establishment costs.
At the July 11, 2017 Council meeting, staff was directed to investigate the possibility and
cost of constructing a Youth Wellness Centre adjacent to the Greg Moore Youth Centre. Staff
secured the services of HCMA Architects to determine the feasibility of an addition to the
Greg Moore Youth Centre and to develop a building concept and costing estimates.
HCMA Architects and their costing consultants have confirmed the building site adjacent to
the Greg Moore Youth Centre and Maple Ridge Leisure Centre can accommodate a 9,000 ft2
(which includes shared space) Youth Wellness Centre at an estimated cost of $4.2M to
$4.6M based on a Class “D” costing estimate (page 12 of the report) which includes:
contingency funding;
pricing based on Q4 2017 lower mainland dollars with a two-year escalation; and
a presumed standard project delivery system.
HCMA provided two options that support the feedback received from stakeholder groups
(City staff, CS staff, the Youth Wellness Centre staff/Board Members, Maple Ridge Youth
Council and Foundry staff). Based on this consultation and site constraints, staff and HCMA
Architects have selected Option #1A as the preferred option (see drawings attached).
b) Desired Outcome:
The desired outcome is that Council is fully informed to consider a purpose built youth
wellness facility adjacent to the Greg Moore Youth Centre and that youth and families get
access to life-changing health care, mental health and addictions services as part of a one
stop youth services continuum.
c) Strategic Alignment:
This project aligns with recommendations in the Maple Ridge Youth Strategy and with the
City’s support to date towards the development of a Youth Wellness Centre.
d) Citizen/Customer Implications:
Children, youth and their families would have increased and timely access to services in the
areas of mental health and substance use. A full service permanent Youth Wellness Centre
will provide local support and treatment options for residents of Maple Ridge. It will also
provide opportunities to build resiliency in children, youth and their families.
e) Interdepartmental Implications:
Various departments work with the Parks, Recreation & Culture department on new facility
projects including Planning, Engineering, Building, Clerks, Communications and Finance.
3
f) Business Plan/Financial Implications:
If this project moves forward, a funding source and the City’s contribution will need to be
confirmed. The total capital costs are $4.2M to $4.6M.
g) Alternatives:
That the City gives direction to Community Services to find an alternate location.
CONCLUSIONS:
There is a demonstrated need for enhanced mental health and addiction services for children and
youth in the community. The achievement of the Maple Ridge Youth Wellness Centre (Foundry) pilot
project has been a significant community success to date. The continued community collaboration
will assist in evolving the Youth Wellness Centre into a sustainable full time model.
“Original signed by Don Cramb”
Prepared by: Don Cramb, Sr. Recreation Manager
“Original signed by David Boag for Wendy McCormick”
Reviewed by: Wendy McCormick, Director Recreation & Community Services
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager: Parks, Recreation & Culture
“Original signed by Frank Quinn for Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
:dc
Attachments:
Drawings of Option 1A and Aerial View
Youth Wellness Centre Concept Design Full Report, November 2017
4
Proposed Concept – Aerial View
(See Page 10 of the Maple Ridge Youth Wellness Centre Concept Design Report)
Concept Layout Ground Level
(See Page 8 of the Maple Ridge Youth Wellness Centre Concept Design Report)
CONCEPT DESIGN REPORT
November 6, 2017
CONCEPT DESIGN | NOVEMBER 2017
MAPLE RIDGE YOUTH WELLNESS CENTRE
7
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 2
VISION STATEMENT
"The new Maple Ridge Youth Wellness Centre will expand
upon the Greg Moore Youth Centre to support and
empower Maple Ridge's Youth in developing tools they
need to live a healthy and balanced life. The expanded
program, enhanced landscape, and connection to the
existing youth centre will help create a safe environment for
young people and their families to seek the assistance they
need, create connections, and foster community."
CONCEPT DESIGN | NOVEMBER 2017 p. 3
Council have directed city staff and independent consultants to investigate the
feasibility of a new Maple Ridge Youth Wellness Centre adjacent to the existing Youth
Centre.
This study includes:
• Determining program spaces to support anticipated activities
• Site planning and integration
• Concept design and vision for the site layout
• Preliminary costing estimate
The following key stakeholders were consulted during this study:
• Foundry staff
• Youth Wellness Centre Staff and Board Members
• Youth Wellness Centre Steering Committee
• Youth Wellness Centre Fund Development and Direct Partners Committee
• Greg Moore Youth Centre Staff
• Greg Moore Youth Council
• Parks Recreation and Culture Staff
• Community Services Staff
• The wider community through the recent community facilities consultation process
PROJECT BACKGROUND
N
Above: Context Plan
Haney Place Mall
Walmart
Greg
Moore
Youth
Centre
Maple Ridge
Leisure Centre
SITE
Haney Place
McIntosh Ave
224 StreetDewdney Trunk Road
Lougheed Highway 226 StreetEdge StreetMaple
Ridge
Public
Library
City of
Maple
Ridge
Work BC
The ACT
Arts CentreHaney PlaceProject BackgroundMaple Ridge Youth Wellness Centre7
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 4
The ACT Arts Centre
Maple Ridge Public Library
Haney Place Mall
Maple Ridge Leisure Centre
Greg Moore Youth Centre
Outdoor Courtyard adjacent to Youth Centre
EXISTING NEIGHBOURSADJACENT YOUTH CENTRE
EXISTING SITE CONSIDERATIONS
Above: Existing Site Constraints
Above: Proposed Site Location
Proposed Youth Wellness
Centre Location
Greg Moore Indoor Skate Park
• The proposed facility location is located adjacent to and will take
advantage of programmatic sharing with the Greg Moore Youth Centre
• Existing users adjacent to the site include Maple Ridge Leisure Centre,
Walmart, Haney Place Mall. Surrounding neighbours include The ACT
Arts Centre, Maple Ridge Public Library, WorkBC and the City of Maple
Ridge.
• Civil review indicates that water line and or storm/sanitary lines may
need to be re-routed in order to accommodate the new facility. A civil
survey should be conducted to determine exact location of services.
Further studies required at next stage include:
• A transportation and parking study will be required to determine parking
demand and whether existing underground parking will be sufficient.
• Seismic study is needed to determine any requirements.
• A contractor should be consulted to investigate sequencing to ensure
continued operation of the existing leisure centre throughout construction.
CONCEPT DESIGN | NOVEMBER 2017 p. 5 Site StrategyMaple Ridge Youth Wellness CentreSITE LAYOUT OPTIONS
Two main site layout options were developed to take into consideration the major site constraints
including underground civil services, existing emergency exits from adjacent buildings, and
connection to the existing Greg Moore Youth Centre.
Option 1
Option 1A and 1B re-route existing fire exits from the Maple Ridge Leisure Centre to the west
along the building's south wall, to allow the new building to internally connect to the existing Youth
Centre. Option 1A is the most optimal layout, while Option 1B is set back from underground civil
services to prevent the need for relocation.
Pros
• Strong internal connection to the existing Greg Moore Youth Centre allows for shared and
integrated program use as well as sight lines from reception into both youth centres
• Increased outdoor area to the west will allow for outdoor programming
• Need for fire rating emergency exiting on one side of building only
Cons
• Increased length of emergency exit route means more buildable area is required
Option 2
Option 2A and 2B re-route existing fire exits from the existing Maple Ridge Leisure Centre using
the shortest route possible. Option 2A is the most optimal layout, while Option 2B is set back from
underground civil services to prevent the need for relocation.
Pros
• Decreased length of emergency exit route increases buildable area
Cons
• Internal connection to the existing Greg Moore Youth Centre is not possible
• Decreased internal sight lines from reception into both youth centres
• Courtyard space between youth centres creates both fire rating challenges as well as CPTED
safety concerns; this space is not programmable as it serves as emergency egress.
The Preferred Option
Site layout Option 1A was chosen as the favored option. This option reduces the complexity of fire
rating emergency exiting; allows for an interior connection to and shared programmatic use with
the existing Youth Centre; and offers the most functional programmatic layout.
Above: Site Layout Option 2A and 2B
Above: Site Layout Option 1A and 1B
7
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 6
PROGRAM
The program was developed in consultation with
City and Foundry staff. A baseline program list
was provided by the Foundry and HCMA worked
with city staff to refine program and determine
program sharing opportunities between the new
Youth Wellness Centre and the Greg Moore Youth
Centre. The Youth Centre has a demonstration
kitchen and multipurpose room, as well as office
spaces that can be repurposed as two meeting
rooms to the needs of the Youth Wellness Centre.
These spaces will be shared between the centres,
but will need renovation.
The diagram on this page illustrate the key
program components and the full area schedule
can be found in the appendix.
Parking
A parking study will be required to determine
demand and whether existing underground
parking is sufficient to meet the Youth Wellness
Centre needs.
Client Areas
3,070 sq.ft / 285 sq.m
• Reception / General office
• Waiting Area
• Peer Youth & Family Support Office
• Counselling / Talking Rooms
• Meeting / Activity Room
(Repurposed)
• Multipurpose Room (Renovated,
Shared)
• Demonstration Kitchen (Renovated)
Clinical Support Spaces
1,915 sq.ft / 180 sq.m
• Medical Exam Rooms
• Medical Support
Staff Support Spaces
1,475 sq.ft / 135 sq.m
• Open Plan Workstations
• Staff Lounge / Lunchroom
• Staff Washroom & Shower
Service Spaces
450 sq.ft / 40 sq.m
• Janitors Closet
• Laundry
• Waste Holding Room
• General Storage
Gross Up
2,075 sq.ft / 190 sq.m
• Circulation
• Walls / Structure
• Washrooms
• Mechanical / Electrical Rooms
CONCEPT DESIGN | NOVEMBER 2017 p. 7 Maple Ridge Youth Wellness CentrePRECEDENT EXAMPLES
Reception & Waiting Staff Support Spaces
Ponderosa Commons, UBC
Hamilton Community Centre, Richmond
Chan Gunn Sports Medicine, UBC
Errington Learning Centre, Richmond
Ponderosa Commons, UBC
Royal Bay Secondary School, Victoria
HCMA Office, Vancouver
Island Medical Program, Nanimo
UBC Faculty of Medicine Clinical Skills
HCMA Office, Vancouver
HCMA Office, Vancouver
HCMA Office, Vancouver
UniverCity Childcare Centre, UBC
Chan Gunn Sports Medicine, UBC
Multipurpose Spaces &
Kitchen
Character Client Exam, Meeting &
Talking Rooms
Program 7
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 8
WATER LINE
STORM
SANITARY
PROPERTY LINE
The Concept Layout is a further development of site layout option 1A. It
transforms what is currently vacant and unprogrammed pedestrian lane into
an active and friendly frontage with high levels of transparency, programmable
outdoor spaces, and new landscaping towards the west and the south. The
building entry is oriented toward the west, allowing youth a discreet and separate
entrance from the Greg Moore Youth Centre.
Foundry provided precedent plans for youth wellness centres which were
referenced for typical layout planning. The reception, washrooms, client storage,
family meeting rooms and vertical circulation are centrally located around the
client waiting area. This space will meet a variety of seating and social needs. The
waiting area is also internally connected to the Greg More Youth Centre to take
advantage of shared program opportunities, such as meeting rooms (repurposed
from office/client rooms) and a multipurpose room and kitchen that will be
renovated.
Staff workstations are located in an open-plan office behind the reception on
the west side of the building. This active frontage will address existing CPETD
safety issues in the pedestrian lane, which is currently un-monitored. A patio
surrounded by enhanced landscaping is accessed from the staff work area,
allowing the programming of the space to extend to the outdoors. Client talking
and counseling rooms are located at the back for privacy and share circulation
with the staff work area, increasing layout efficiency and functionality.
Enhanced exterior lighting will be required to ensure the entrance to the centre
is identifiable and well-lit. Additionally, the lighting along the entire length of the
pedestrian corridor between Haney Place Mall and Greg Moore Youth Centre
and the Maple Ridge Youth Wellness Centre will need to be upgraded to
enhance CPETD safety.
The existing water line running east-west will either need to be re-routed or
modified to allow for future maintenance. The same applies to the storm and
sanitary supply to the existing leisure centre. The existing gas line and meter will
also need to be relocated. A civil engineer will need to be consulted to determine
the full extent of the works.
Coordination will also be required with the Leisure Centre; retro-fit vents are
planned for the south wall and modifications may be required to accommodate
the Youth Wellness Centre.
CONCEPT LAYOUT GROUND LEVEL
Above: Ground Level Plan
Level 1 Area = 3820 sq. ft. New Build [includes 715 sq. ft. for new exit corridor]
+ 1360 sq. ft. Refurbished Area
5180 sq. ft.
Haney Place Mall
Maple Ridge
Leisure Centre
Greg Moore
Youth Centre
Multipurpose
Room
Meeting
Meeting
Client
WaitingReception
Family
MeetingW/C
W/CSto.
Client
Rooms
Service Leisure Centre:
New Exit Corridorup
up
Staff Workstations
Entry
Patio
CONCEPT DESIGN | NOVEMBER 2017 p. 9
CONCEPT LAYOUT LEVEL 2
Above: Level 2 Plan
Level 1 Area 5180 sq. ft.
Level 2 Area + 3820 sq. ft.
Project Total 9000 sq. ft. Maple Ridge Youth Wellness CentreConcept LayoutClient Waiting /
Breakout Space
Haney Place Mall
Maple Ridge
Leisure Centre
Greg Moore
Youth Centre
Client
Rooms
Service
dn
Staff Workstations
exam
exam exam
W/C
Records
Soiled
Utility
Cleaning
Medica-
tion
Lunchroom
dnRoof Below
Roof BelowStaff
Lounge
Staff
W/C
Sto.Sto.
Client areas that require a higher level of privacy are located at the second
level. Clinical exam rooms and support spaces are adjacent to the stair and
elevator, easily accessed from the waiting room below, but are oriented
towards the rear of the building to provide clients with increased privacy.
A second client waiting area doubles as a breakout multipurpose space.
Additional staff workstations are located along the south edge of the
building similar to level 1. Further client counseling / talking rooms that
may require more privacy are located adjacent to the open staff work area.
An additional stair located at the west side of the building serves as both
emergency egress and a secondary circulation route for staff.
Client Areas
Clinical Support Areas
Staff Support Areas
Service
Landscaping
Plaza
Existing: Greg Moore Youth Centre
Existing Buildings
Existing Building Extents
Civil Services
Property Line
Entry
Legend
7
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 10
Walmart
Greg Moore
Youth Centre
new plaza and
landscaping
proposed Maple
Ridge Youth
Wellness Centre
PROPOSED CONCEPT - AERIAL VIEW
Haney Place
Maple Ridge Leisure Centre
Mall Parking
Haney Place Mall
CONCEPT DESIGN | NOVEMBER 2017 p. 11
CONCEPT RENDER Massing & Character Maple Ridge Youth Wellness CentreView Key
7
Client Area $ 882,000
Clinical Support Spaces $ 646,900
Staff Support Space $ 500,200
Service Spaces $ 139,100
Gross Up (30%) $ 674,100
Total: Built Works $2,842,300
Landscaping & Site Works $ 118,400
Exterior Lighting Upgrades $ 100,000
Total Hard Costs $3,060,700
Contingency (21%) $ 686,500
Soft Costs (30%) $1,124,200
Total Project Budget $4.2 million
Notes:
• 21% Contingency includes 10% Design Contingency, 6% Escalation Contingency, and 5% Construction
Contingency and is calculated as a percentage of Total Hard Costs.
• Gross up includes extra area required for new emergency exit corridor from existing leisure centre.
• Exterior lighting upgrades amount is provided as an allowance only.
• All priced in Q4 2017 Lower Mainland dollars [$], includes for 2 years escalation and assume a standard
project delivery system. These costs are based on unit costs derived from recently completed projects of a
similar nature in the Lower Mainland and BC. They are not based on specific site conditions and do not allow
for any geotechnical measures or site development. Unless otherwise stated, off-site infrastructure upgrades,
utility charges, hazmat abatement are excluded.
• Exclusions: Land costs, legal and accounting fees, loose FF&E, HazMat abatement (if any) are all excluded.
• Cost of renovation to existing 50 sq. m. kitchen is approximately equal to cost of constructing a new 30 sq. m.
kitchen.
COSTING
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIES
CONCEPT DESIGN | NOVEMBER 2017
Appendix
A
MAPLE RIDGE COMMUNITY & RECREATIONAL FACILITIESp. 14
CONCEPT DESIGN | NOVEMBER 2017 p. 15 Areas ScheduleMAPLE RIDGE - YOUTH WELLNESS CENTREHCMA Architecture + DesignNovember 1, 2017LEC GroupFacility TypeGeneral DescriptionBuilding Area (ft² )Building Area(m2)Construction Costs ($/m²)Building Cost ($)Client AreaReception / General Office43140$3,700$148,000Waiting Areawith refreshment station & children's area59255$3,700$203,500storage area (prams, pets etc.)545$3,300$16,500Peer Youth & Family Support Office16115$3,500$52,500Meeting/Mulitpurpose/Activity Roomsmall16115$3,700$55,500medium21520$3,700$74,000Multipurpose Room (shared)renovation of existing large room -shared with youth centre91585$2,200$187,000Demonstration Kitchenpartial renovation/modification tbc53850$2,900$145,000Subtotal3,068285$3,095$882,000Clinical Support SpacesMedical Exam Roomsstandard12912$4,100$49,200large16115$4,100$61,500office/exam room16115$3,800$57,000Counselling/Talking Rooms8 individual rooms that each accommodate 2- 4 ppl91585$3,500$297,500Medical SupportMedication979$4,300$38,700Cleaning Supplies11811$3,400$37,400Soiled Utility/Holding12912$3,300$39,600Medical Records15114$3,500$49,000Photocopy/Workroom545$3,400$17,000Subtotal1,916178$3,634$646,900Staff Support SpacesOpen Plan Workstationslocated adjacent to clinical support spaces91585$3,400$289,000Staff Lounge/Lunchroomkitchenette, lounge & locker area43140$3,600$144,000Staff Washrooms & Showerincluding accessible12912$5,600$67,200Subtotal1,475137$3,651$500,200Service SpacesJanitors Closet656$3,300$19,800Laundry545$3,400$17,000Waste Holding Room11811$3,300$36,300General Storage21520$3,300$66,000Subtotal45242$3,312$139,100BUILT WORKS - SUBTOTAL6,911642$3,377$2,168,200Gross-up0.3 multiplication factor for walls, circulation, universal washrooms, mechanical, electrical and other back-of-house areas2,073192.6$3,500$674,100BUILT WORKS - TOTAL8,984835$3,406$2,842,300Note: includes renovated areasSite - Bike racksallow for 8 spaces$2,400Site - Streetscape96990$250$22,500Site - Soft & hard landscaping (west)1,991185$100$18,500Site - Exterior lighting upgrades Allowance$100,000Site - Civil works: reroute sanitary (& water line?)Allow for re-location (or access pipe) around existing water & sanitary lines + relocation of gasline meter. Further civil input required to determine full extent of works.$75,000SITE WORKS - TOTAL 2,960275$218,400Total Hard CostsBuilt Works Total + Site Works Total$3,060,700Contingency$686,500Design Contingency10% of Total Hard Costs$306,100Escalation Contingency6% of Total Hard Costs$202,000Construction Contingency5% of Total Hard Costs$178,400Total Soft Costs30% of Total Hard Costs and Contingency$1,124,200Total Project BudgetTotal Hard Costs + Total Soft Costs$4,184,900Cost OptionsAdditional Teaching Kitchen30028$4,800$134,400Note regarding Budget Costs: Notes:Approximate areas only based on 'Foundary Centre Sq Ft Requirement' and email description dated 17 Aug 2017Assumes no additional parking required/ utilisation of exisitng MR civic centre parkadeAll priced in Q4 2017 Lower Mainland dollars [$], includes for 2 years escalation and assume a standard project delivery system. These costs are based on unit costs derived from recently completed projects of a similar nature in the Lower Mainlaind and BC. They are not based on specific site conditions and do not allow for any geotechnical measures or site development. All off-site infrastructure upgrades, utility charges, hazmat abatement are excluded. 7Maple Ridge Youth Wellness Centre