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HomeMy WebLinkAbout2020-04-21 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA April 21, 2020 1:30 p.m. Council Chambers Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. The meeting is live streamed and recorded by the City of Maple Ridge. 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of Committee of the Whole Meeting of April 7, 2020 3. DELEGATIONS/STAFF PRESENTATIONS 4. PUBLIC WORKS & DEVELOPMENT SERVICES Note: • Owners and/or Agents of development applications on this agenda may be permitted to speak to their item with a time limit of 10 minutes. • The following items have been numbered to correspond with the Council Agenda where further debate and voting will take place, upon Council decision to forward them to that venue. 1101 2020-010-RZ, 12386 Dawson Place and 12397 Laity Street, RS-1 to R-1 and RS-1b Staff report dated April 21, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7617-2020 to rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District) and RS-1b (One Family Urban [Medium Density] Residential) to permit a future subdivision of approximately nine single family 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 information required for a Subdivision application. 1102 2015-318-DP/DVP, 11650 224 Street Staff report dated April 21, 2020 recommending that the Corporate Officer be authorized to sign and seal 2015-318-DVP to provide property line and building height variances and that the Corporate Officer be authorized to sign and seal 2015-318-DP to permit construction of a six-storey residential apartment building. Committee of the Whole Agenda April 21, 2020 Council Chambers Page 2 of 3 1103 2017-572-DP/DVP, 11703 Fraser Street Staff report dated April 21, 2020 recommending that the Corporate Officer be authorized to sign and seal 2017-572-DVP to provide property line, building height and retaining wall height variances and that the Corporate Officer be authorized to sign and seal 2017-572-DP to permit construction of a five-storey residential apartment building. 5. CORPORATE SERVICES 6. PARKS, RECREATION & CULTURE 1151 Albion Community Centre Project and Grant Funding Update Staff report dated April 21, 2020 recommending that detailed pricing for the construction of Phase Two of the Albion Community Centre be obtained for final consideration. 1152 Thomas Haney Secondary School Tennis Courts Renovation -Construction Agreement Staff report dated April 21, 2020 recommending that the draft Construction Agreement for Thomas Haney Secondary School Tennis Courts be approved in principle and that the Corporate Officer be authorized to execute the finalized agreement. 1153 Thomas Haney Tennis Court Surface Restoration -Award of Contract Staff report dated April 21, 2020 recommending that Contract ITT-PL20-12: Tennis Court Surface Restoration at Thomas Haney Secondary School be awarded to Action Holdings T/A Custom Blacktop Co., that a contingency be authorized and that the Corporate Officer be authorized to execute the contract. 1154 Southwest Haney Park: Neighbourhood Park Construction -Award of Contract Staff report dated April 21, 2020 recommending that Contract ITI-PL20-09: SW Haney Park: Neighbourhood Park Construction be awarded to Cedar Crest Lands (BC) Ltd. that a contingency be authorized, that the next Financial Plan be amended to include remaining site remediation costs, and that the Corporate Officer be authorized to execute the contract. 7. ADMINISTRATION Committee of the Whole Agenda April 21, 2020 Council Chambers Page 3 of 3 8. OTHER COMMITIEE ISSUES 9. ADJOURNMENT 10. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing bylaws that have not yet reached conclusion. During the COVID-19 health emergency it is important to ensure that our democratic processes continue to function and that the work of the City remains transparent for all citizens. We are doing business a bit differently during this time by having Council members attend remotely and having only necessary staff present i.n person to administer the meetings. Balancing the health and safety of citizens and our democratic processes is first and foremost in our approach during this health emergency. If you have a question or comment that you would normally ask as part of Community Forum, you can email clerks@mapleridge.ca before 3:00 p.m. on the day of the meeting and your questions oLcomments-wilLbe shared with Council. If you miss this deadline staff will respond to you in writing as soon as possible. As noted, during the COVID-19 health emergency, we will be using new virtual tools to ensure that citizens voices are being heard as part of our meetings. We thank citizens for their support as we try innovative approaches to keep us all connected even as we separate to stop the spread of COVID-19. For more information contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca APPROVED BY: DATE: CHECKED BY: CHECKED BY: DATE: DATE: Qr,ltS/2.t; --------j MAPLE RIDGE British Columbia maple ridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: April 21, 2020 FILE NO: 2020-010-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: First Reading Zone Amending Bylaw No. 7617-2020 12386 Dawson Place and 12397 Laity Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties, located at 12386 Dawson Place and 12397 Laity Street, from RS-1 (One Family Urban Residential) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential), to permit a future subdivision of approximately nine single family lots. To proceed further with this application additional information is required, as outlined below. As per Council Policy 6.31, which was updated December 12, 2017, this application is subject to the Community Amenity Contribution (CAC) Program, at a rate of $5,100 per lot, for an estimated amount of $45,900.00. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7617-2020 be given first reading; and 2. 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: Legal Descriptions: OCP: Existing: Proposed: Zoning: Existing: Proposed: 2020-010-RZ Aplin & Martin Consultants Lot 303 District Lot 243 Group 1 New Westminster District Plan 56039 Lot 322 District Lot 243 Group 1 New Westminster District Plan 56039 Urban Residential Urban Residential RS-1 (One Family Urban Residential) R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) 1101 Page 1 of 4 Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1a (One Family Amenity Residential) and RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Single Family Residential 0.43 ha (1.1 acres) Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Laity Street and Dawson Place Urban Standard The subject properties are a combined 0.43 ha (1.1 acres) in area and are bound by single family residential lots on all sides (see Appendices A and B). The subject properties are relatively flat with minor grade changes running north-west across the central portion of 12397 Laity Street. There are trees and vegetation located throughout the subject properties. There is an existing house on 12397 Laity Street that will require removal as a condition of final reading, while 12386 Dawson Place is currently vacant. c) Project Description: The applicant proposes to rezone the subject properties from RS-1 (One Family Urban Residential) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into nine single family residential lots (see Appendix C). Five of the lots are proposed as R-1 (Residential District) with a minimum size of 371 m2 and will be accessed from Laity Street; while the other four lots are proposed as RS-1b (One Family Urban (Medium Density) Residential with a minimum size of 557 m2 and will be accessed from Dawson Place. 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 further reports 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. 2020-010-RZ Page 2 of 4 d) Planning Analysis: Official Community Plan: The OCP designates the subject properties as Urban Residential, and development of the properties are subject to the Major Corridor Residential policies of the OCP along Laity Street, and Neighbourhood Residential Infill policies along Dawson Place. 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 R-1 (Residential District) zone will allow smaller lots, averaging 379 m2, than the surrounding RS-1 zoned properties along Laity Street, which average 686 m2 in area. However, the future single family dwellings on these five lots would not significantly alter the character of the surrounding neighbourhood. Therefore, the proposed rezoning to R-1 (Residential District) along Laity Street and RS-1b (One Family Urban (Medium Density) Residential) along Dawson Place comply with the Urban Residential Major Corridor Residential and Neighbourhood Residential designation and infill policies. Zoning Bylaw: The current application proposes to rezone the subject properties from RS-1 (One Family Urban Residential) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into approximately nine single family residential lots. The minimum lot size for the current RS-1 (One Family Urban Residential) zoning is 668 m2. The minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 and RS-ib (One Family Urban (Medium Density) Residential) zone is 557 m2. Any variations from the requirements of the proposed zones will require a Development Variance Permit application. Advisory Design Panel: This application does not need to be reviewed by the Advisory Design Panel because a Form and Character Development Permit is not required for single family development. 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) Operations Department; c) Fire Department; d) Building Department; e) Parks Department; f) School District; 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. 2020-010-RZ Page 3 of 4 This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing and site access requirements have 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); and 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. 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 Approving Officer. "Original signed by Mark McMullen" for Prepared by: Adam Rieu Planning Technician "Original signed by Chuck Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Al Horsman" Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7617-2020 Appendix D -Subdivision Sketch Plan 2020-010-RZ Page 4 of 4 12420 12415 0 "' § ~ ~ ;;; "' ;;; N Scale: 1 :2,500 APPENDIX A I '~ I 12540 I I 12528 12530 I \ 12524 I 12520 I \----.----~ 12510 I 12500 !/ 12 12501 ,_ 12494 l 12490 12495 ,-.: 1 U) ,_ 12457 12480 \ I I 12474 z 0 12485 !:; 12 j ,_ 12472 12477 12 --0, 0, 0, 0, .,, " ~ ~ ~ ~ "' "' "' "' "' "' " ~ (') " 0, ;;; ~ ~ "' t:l 12451 "' 12452 "' (') ~ ~ 0, ~ .!..._ ~ 12439 12405 DOUGLAS AVE. 0 12411 0 ~ "' 12407 12404 12401 "' "' "' "' "' r: 0 t:l "' ~ J SUBJE/CT PROPERTIES I ~ 0 \ 12403 ~ V f----.-'--~r'--~'--l'-----'--_j---12399 12398 0 12395 ~ 12355 ~ "' 12387 ~ I . 12397 121377 ',-~--.--~-~"''"""'-·--·12·3·8 .. 3 ~ <P 12375 J~ 12357 ~ e ~ ~ ,,:,.1,1,\ i------1 L"''--L--N..:.J.._..C"c.:...J..:.:"C/ 12355 12392 12391 ~ 12388 12385 N 1'i 12380 12379 12372 12371 124AVE 0 " ~ "' ,-.: (/) ~ X X :3 X }< )( -)( ~-X X ., XX X 0) ~ 0 "' 8 ~ :;; ~ 0, "' "' ~ ~ "' "' 2013~03~'D~<~xx):..----~ --XIX XXVV •N )< )<) V'J::X')(){)()(lC'\tY 12359 ,-.: U) 21229 21228 12343 McCALLUM CT. 12358 z 0 !:; 12353 12353 ll'. < () 12331 12350 12341 12343 12323 12329 12335 12323/25 ;;; 12310 ;;; 12324 123 AVE. "' <o ~ ~ "' "' 12291 <c <c 0) <o "' ;: e ~ ;;; ~ ;;; 0 ;;; "' ~ "' "' "' ~ "' 8 "' " 1;c..xxxxx 201s:301:Rz 12277 ~ 2018-301-SD 201s-3o~~ l~p ,__ _____ 12_2_57_. 112282 I ~ ~ Legend Stream 12397 LAITY STREET & 12386 DAWSON PLACE Ditch Centreline Indefinite Creek -Lake or Reservoir ~ Active Applications (RZ/SD/DP/VP) PLANNING DEPARTMENT FILE: 2020-010-RZ "' .,, ~ "' 0) ~ "' 12370 12350 12330 12322 DATE: Jan 20, 2020 BY: PC ;:: ~ ~ -._ / -l--,:c{ ~- N Scale: 1 :2,500 APPENDIX B 12397 LAITY STREET & 12386 DAWSON PLACE PLANNING DEPARTMENT ---=~.,WS'li,·~·:::. ••·• FILE: 2020-010-RZ DATE: Jan 20, 2020 mapleridge.ca BY: PC ,. ' ~ ' ,. ' ' ' ' c. ' ' F r ~ -~ f r ~ r r t f I ~ I I I ! L : r I : -l ~ i I ! ! I [ I [. r I CITY OF MAPLE RIDGE BYLAW NO. 7617-2020 APPENDIXC 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. 7617-2020." 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 303 District Lot 243 Group 1 New Westminster District Plan 56039 Lot 322 District Lot 243 Group 1 New Westminster District Plan 56039 and outlined in heavy black line on Map No. 1830 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and RS-1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER ,20 , 20 , 20 ,20 ,20 CORPORATE OFFICER _j a. " 0 0 0:: m s: 0 Cl "' w ::, ~/354 358 ~ ;;; 12420 12446 12444 359 360 "' ill N N 324 325 326 PE 6039 263 262 '-~ "' N N 264 12439 8 265 r.lJ I{) 12405 261 260 259 258 lll 8l 0, ~ C N N ~ ~ DOUGLAS AVE. C 12411 al 294 295 "' 12407 293 12404 296 12401 2571 .,,1 ~ ~ _j a. z 0 EP 60007 \ 12467 ,IT EP 57057 r --. -------1256 PE 6039 255 254 253 I '-'-~ ~ 0, "' 12461 N N N ;;; ~ 0 305 ~ 306 "' 12404 304 307 12403 ro 12416 0) 327 u. 266 292 12398 12399 267 291 ~~:95 ' ~~ i-==~----f--2-1:-:7--j 3 ~~ 12392 12391 268 >-' 290 U) 12388 12385 N '" 289 :,,, ~~~ P62286 323 PARK EP 46486 60736 , 35194 P 65631 269 12379 270 12371 271 12365 272 12353 OJ 273 8 12341 I{) 274 DL 12329 ~ 275 ~--12380 288 ~ ............._ I 12333 300 § \ 30~ 308 301 12375 12372 309 287 286 "' "' ~ ~ 1, .. /i <-----i ~ "' 285 -21~~~ 3~g67 '-'----'---'-'--"'~;;;~ 282 12355 311 21229 McCALLUM CT. 276 321 12310 21228 P56C39 320 319 318 317 316 315 12343 312 12331 313 12323 314 ' EP46260 LMP 35158 LMP 35282 LMP 35019 LMP 35291 "' ~ 12291 "' o g ~; m ~II ~ ~ ~ LO ~ ~ ! ~ ~ r,i N N ~ ~,. N "' Rem 34 N E ~ ~ 5 ~ 1 N 2 N 2 3 I OLA I 1 2 Ql "" Rem4 Rem5 ~ P5330 ~ 2: P 3122 3 0:: 'St j BCP D620! ICC!; 1>_7.:_5=-0=-+-D --<e'°>'-1 +-_J--+'--_P_6~9...L3_:5..,.2~_,__ -~ ~ --I{) ~ rl El 7308 -o EP 7 895 I'-~ r--6 [l_ BCF 755 2 OJ p 73'°94 DL ~ ~I 1 2 3 g ,.., .,,= l{) ..... _ '"' CT, r-,... 1 io (") 2 3.,_ 0) 4 ~ 0.. ~ 5 1 11>80424 12277 2 12267 [l_ :a ...J MAPLE RIDGE ZONE AMENDING 7617-2020 1830 12500 12501 12494 12490 I I 11 I I ~ DL 175 9 12495 P81769 12480 215 10 ~-12485 ~st 2 I RW51181 -2~ ~ P69491 / I 214 12472 !;:;: ~ 12477 1 DL u P 51 80 210 1--;::: ' 12462 Cl "' 208 209 _,.. ;::: 211 212 213 O'.l l{) (") (") 1-~ 207 ~ ~ ~ 1 I ~ ~ ~ ~ P 51180 P 511 ~o f-' U) z 0 ':; 0:: "' u I{) ...... 0:: DL . 191 192 193 194 195 196 197 198 124 AVE. "' ~ "' "' i "' ;;;1 2 "' C B LMP 1193 F1'2 730 I p~ ,735 EPP 55965 .,,1 -2 -',j ~ ~ ~ 4l{) "' " "' EPP 55957 .; ~~-~~--~L___;;; 123B AVE. I 12358 112 113 P37928 12350 P157 134 6 7 5 N 12336 8 ...... '-'" gi ~ '" ;;; "' N 4 DL 12324 123 AVE. "' "' C g '" ;;; ;;; "' N gJ 3 gi N " ~ '" "' 8 ~ ;;; C f:l ;;; 19 12369 18 ...... ...... I'-~ DL 12353 17 12343 16 12323/25 N 24 '"'" N~ ;; ~ "' "' ~ "' "' ;1i ;;; N I{) ro A ;2 & f-' 20;:: U) I'-z 12370 ~ 0 DL ':; 0:: "' 21 u 12350 12330 22 12322 23 RW 17412 J.,, -12 124 -~ J!_, '-~ 1 -N st 0) N -DL 1 2: _J V ...... ...... I'-~ I< 11 3! ;;; 9 "' -13 12 st 14 2 ...... DL 11 10 35 r.D ~ 3 12294 p 15 B4 ___1li_ c.;::.:::.::...:.._ __ _,___-.--Jc___.-L--.L...,---L--_,__---l DL L P 11173 ,/ _J 3 1 2;;; 23 4" 5 6 12282 ~ ~ -~,ff> 21297 Bylaw No. Map No. From: RS-1 (One Family Urban Residential) To: c::::J RS-1b (One Family Urban (Medium Density) Residential) ~ R-1 (Residential District) MAPLE RIDGE Br1t1sh Columbia D N SCALE 1 :2,500 APPENDIX D SKETCH PLAN OF A PROPOSED 9 LOT SUBDIVISION 12397 Laity Street and 12386 Dawson Place Maple Ridge, BC 304 307 l----------~L..-.L-..--------:~-----1 ··········· •'19.81· ......... . Storm Easement 39·45 ~ J1.oo ----, 4 Area=674.8 m2 1----------------18 39.47 ~ "V ........ .. "~ ...... . '-' . .. <:::) ---·· 3 lrj Area=592.2 m2 -8 § 1-------~~.4~9-------t~ 5 Area=J75.2 m2 31.00 ....... (l) ~ ....... 6 · Area=372.0 m2 31.00 V) .b ·-7 Area=372.0 m2 0 -.J ~ ~ ::s;;: ~ Cl 2 l-----3=1.-00-----1 ............ ·19.81· ·····•···· 0 200 ~ ~ · · · · · : · · ·Area=562.9 m2 --.J ~ 4.12 : . c,J ~ : ~ f . 33.40 ~f 104"33' 8 Area=372.0 m2 31.00 ~;..-..--:: -·~ -;-,,,.,: "'· . "' 9 c:::) v§ V1t.-•V ·;-.z.~ .... L..... 1 C), -~ •.••.•• ?!,.14 Area=406.2 m2 ""ii Are<J=-598.() m2 · · · .. · · · · · · 18.23 · · · · · · · ·: ...... ~t ...... ·27.83 ...... .-:·~·:·:~··:·:·:-:· .. ~--"~__;. ___ ...;;3;.;.;5·;;;;;58;_-----1 · · .. · · ... · -18.23 · · · · · · · · .. ·00 !102"33' : : 302 NOTE· RS-1(b} Zoning Lots 1-4 R-1 Zoning Lots 5-9 .Land Surveying Ltd 0 22371 St. Anne Avenue, Maple Ridge1 BC Phone: 604-463-2509 Fax: 604-463-4501 308 SCALE 1 : 500 25 Paper Size: 11" x 8.5" Date: December 5, 2019 File: MR19-440sk_sub 50 m TO: FROM: SUBJECT: MAPLE RIDGE -------------~ --------British Columbia City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: Development Permit and Development Variance Permit 11650 224 Street April 21, 2020 2015-318-DP/DVP cow EXECUTIVE SUMMARY: Development Variance Permit (2015-318-DVP) has been received in conjunction with Development Permit application (2015-318-DP) to permit the construction of a six-storey residential apartment building with approximately 125 residential units with a density of 1.80 Floor Space Ratio (FSR) at 11650 224 Street (Appendix A and B). The proposed building, as submitted, requires variances to Maple Ridge Zoning Bylaw No. 3510-1985. The requested variances to Maple Ridge Zoning Bylaw No. 3510-1985 RM-2 (Medium Density Apartment Residential District) zone are as follows: Section 604 RM-2 (Medium Density Aparment Residential District): a. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 4.0 metres for the eastern property line along Fraser Street; b. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 2.48 metres from the property line along Fraser Street to allow the balconies on the eastern fac;:ade of the building to project 5.02 metres into the setback; c. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 5.7 metres from the north and south interior ~ide property lines to allow the balconies on the south and north fac;:ades of the building to project 1.8 metres into these setbacks; d. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 5.7 metres from the western property line along 224 Street to allow the balconies on the western fac;:ade of the building to project 1.8 metres into this setback; and e. Section 604 (7) is proposed to be varied from all apartment buildings shall not exceed 15 metres nor 4 storeys in height to a maximum of 18.1 metres in height and a maximum of 6 storeys in height. The proposed variances will contribute to the overall design of the project given the topography of the site and surrounding area; therefore, staff can support the proposed variances. Council considered rezoning application 2015-318-RZ and granted first reading for Zone Amending Bylaw No.7198-2015 on January 12, 2016. Council granted first and second reading for Official Community Plan Amending Bylaw No. 7329-2017 and second reading for Zone Amending Bylaw No. 7329-2017 on May 8, 2018. This application was presented at a Public Hearing on June 19, 2018, and Council granted third reading to both bylaws on June 26, 2018. 1102 2015-318-DP/VP Page 1 of 8 The Director of Planning provided a preliminary approval for the one-time, six-month rezoning application extension per Maple Ridge Development Procedures Bylaw No. 5879-1999, which will expire on May 22, 2020. Rezoning application 2015-318-RZ is proposed to be forwarded to Council for consideration of final reading on April 28, 2020. RECOMMENDATION: 1. That the Corporate Officer be authorized to sign and seal 2015-318-DVP respecting the property located at 11650 224 Street; and 2. That the Corporate Officer be authorized to sign and seal 2015-318-DP respecting property located at 11650 224 Street. DISCUSSION: a) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: 2015-318-DP /VP Bissky Architecture and Urban Design Inc. Wayne Bissky Parcel "One" (L60023E) of Parcel 'T' (Plan with Fee Deposited 52214F), Lot 4 Block 2 District Lot 398 Group 1 New Westminster District Plan 155 Ground-Oriented Multi-Family, Town Centre Commercial and Low-Rise Apartment Low-Rise Apartment RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) RM-2 (Medium Density Apartment Residential) Apartment RM-2 (Medium Density Apartment Residential) Low Rise Apartment Apartment RM-3 (High Density Apartment Residential) and C-3 (Town Centre Commercial) Low-Rise Apartment Single Family Land Use Contract Ground Oriented Multi-Family Single Family Lot and Vacant Lot C-3 (Town Centre Commercial) Port Haney Multi-Family, Commercial and Mixed-Use Page 2 of 8 Existing Use of Property: Proposed Use of Property: Site Area: Servicing requirement: b) Project Description: Vacant Mix of Ground-Oriented, Medium-Density and High-Density Residential Uses 0.547 HA. (1.35 acres) Urban Standard This proposal is for a stepped building form fronting Fraser Street, which will be extended along the eastern side of the site with this development. The building will include ground-oriented units at the street front, rising up to six storeys to the western portion of the property. The "U" shaped building design allows for a central courtyard with a landscape plan that encourages resident interaction and physical activity. Materials used will appear in natural shades of wood and stone. Steep topography will be softened with terracing and landscape plantings (See Appendix C). c) Planning Analysis: Development Permit The subject property has been assessed against the Town Centre Development Permit Guidelines, Section 8.11 as detailed in the OCP. Key Guidelines: The subject property is within the South View precinct of the Town Centre Development Permit Area. The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Precinct With a Mix of Housing Types at Varying Densities • Consistent: Yes a. Does the proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? The proposed development will add housing, if approved, in an apartment form to an area that already containing a variety of housing types. These housing types include the following: • single family; • townhomes; and • apartments. This proposed development at a FSR of 1.80 aids in establishing the precinct as a residential area with a variety of densities and housing types as illustrated through the ortho photo of the area below. 2015-318-DP/VP Page 3 of 8 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community • Consistent: Yes b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. The proposed design of the building follows a strong pedestrian-oriented urban realm with townhomes that include front entries related to Fraser Street in a lower, three-storey form that relates to the single family housing form that is located on the east side of Fraser Street. The proposed development also is in an apartment building form stepping up from Fraser Street west towards 224th Street in a podium style. 2015-318-DP/VP Page 4 of 8 ' ' , __ _ , __ , __ I -t 3. Maintain Cohesive Building Styles • Consistent: Yes c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? The proposed building design creates a consistency of form and massing relating to the two existing 30-year old apartment buildings to the south and north of the site shown in the pictures below. North Building In addition, the lower townhome component of the development will be facing the single-family homes across Fraser Street. The remainder of the building's character and style is more contemporary with more colour and variety of expression than the existing buildings. 4. Capitalize on Important Views • Consistent: Yes d. Does proposed new development capitalize on mountain and/or river views? The project has good view corridors to the south and east overlooking the Fraser River and the valley towards Mount Baker beyond. The proposed design will facilitate view corridors from many points for residents. These view corridors and the raised interior common courtyard will allow all residents an opportunity to enjoy the views; therefore, the view corridors are not just limited to private spaces within the building. • Consistent: Not Applicable e. Have the important views of existing buildings been considered in relation to the proposed development? Important views from existing buildings have been considered and no important views of existing buildings either to or from this site have been impacted in any way. In light of this, the design of the proposed building did not need to accommodate important views from existing buildings. 2015-318-DP/VP Page 5 of 8 ' ' ' -C- 5. Provide Private and Semi-Private Green Space • Consistent: Yes f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? The design includes one main interior west-facing courtyard, oriented to the main public street facing the development, Fraser Street. The courtyard helps to clearly delineate between the public street front and this semi-private, resident-related space. Universal access is gained through an upper floor on the same level as the courtyard. This space, and the other spaces around the perimeter of the building, will have site lighting and clear views into this area, discouraging unwanted visitors and activity at night. The main entrance to the building is on-grade with an elevator inside the lobby to provide full accessibility throughout the building. 6. Provide Climate Appropriate Landscaping and Green Features • Consistent: Yes g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building? The site design includes a pathway around the entire perimeter of the site for the use of the residents. In addition, the raised interior courtyard includes spaces that have been designed to be used by the residents for a variety of pedestrian activities. The courtyard is sheltered by the two arms of the building, creating a European style piazza yet open on the east end to the views of the area. A rain garden is designed along the south of the building to help with storm water management. 7. Maintain Street Interconnectivity • Consistent: Yes h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? There is no lane adjacent to this site, however, the design of the building has recessed the accesses to the underground parkade around the north and south sides of the development so that the service areas are not presented to Fraser Street and the public. Through doing this, the architect has created internal onsite lanes that meet the objectives of the above-noted guideline. While vehicles will be accessing the site here, pedestrians will also gain access to the walkways that are located along the north and south of the building. i. Is required parking provided underground? • Consistent: Yes The design provided two levels of underground parking. 2015-318-DP /VP Page 6 of 8 Advisory Design Panel: The Development Permit application was reviewed by the Advisory Design Panel on January 17, 2018. All comments (Appendix D) were addressed. The form and character of the proposal complies with the Town Centre Development Permit Area Guidelines of the OCP. d) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for multi-family development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances to Maple Ridge Zoning Bylaw No. 3510-1985, and rationale for support are described below: a. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 4.0 metres for the eastern property line along Fraser Street; b. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 2.48 metres from the property line along Fraser Street to allow the balconies on the eastern fa9ade of the building to project 5.02 metres into the setback. c. Section 604 (6) (a) is proposed to be varied from all apartment residentai buildings shall be sited not less than 7.5 metres from all property lines to 5.7 metres from the north and south interior side property lines to allow the balconies on the south and north fa9ades of the building to project 1.8 metres into these setbacks; d. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 5.7 metres from the western property line along 224 Street to allow the balconies on the western fa9ade of the building fronting to project 1.8 metres into this setback; and e. Section 604 (7) (a) is proposed to be varied from all apartment buildings shall not exceed 15 metres nor 4 storeys in height to a maximum of 18.1 metres in height and a maximum of 6 storeys in height. The proposed variances will contribute to the overall design of the project and aid in the incorporation of the building into the topography of the site. In addition, adding the townhouse-style units at the front closer to the street will improve place making on Fraser Street. Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on the estimated landscape cost, the security will be $407,598.00. 2015-318-DP /VP Page 7 of 8 Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit and a Development Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: A Development Variance Permit application and a Town Centre Development Permit application have been received for the subject property, to construct a residential apartment building with approximatley 125 residential units with a density of 1.80 FSR. The form and character of the proposed development is in keeping with the Town Centre Development Permit Area Guidelines and the associated proposed variance are supportable as the development provides a sense of place making with the street. It is therefore recommended that these applications be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2015-318-DVP and Development Permit 2015-318-DP. "Original signed by Mark McMullen" for Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner 1 "Original signed by Mark McMullen" for Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Al Horsman" Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Building Elevations and Landscape Plans Appendix D -Advisory Design Panel Appendix E -Proposed Variance 2015-318-DP/VP Page 8 of 8 22356/58 11 65 22357 "' 8 .. ~ NORTH AVE. <o N 11743 "' N ~ N "' ;ii; g: ~ 117 AVE. ., ., .. <o <o ~ ;; "' ~ ~ <o N Kl g: ~ ~ N N ~ "-"-~ ~ ~ ~ ~ <o ~ g: N N ~ N N ST. ANNE AVE. ., Q N N "' N .. "' <o "-Kl Kl Kl ~ ~ "' "' "' CALLAGHAN AVE. N Scale: 1 :2,500 Legend Stream Ditch Centreline Indefinite Creek River Centreline Major Rivers & Lakes NORTH AVENUE 11701-39 11695 11682 11685 11688 <( Q'. u.. 11671 2015-318-RZ <o <o ~ DATE: Oct 16, 2015 11735 11715 11711 11697 11683 11681 11675 11667 11649 <o 0, ~ 11579 APPENDIX A ... .,....,,.,,-,,.,;:, ROYALCRES. 11742 11724 >-' (/) "' N N 11602 11650 224 Street BY: JV N Scale: 1 :2,500 Legend ---Stream ---Ditch Centreline Indefinite Creek ---River Centreline Major Rivers & Lakes APPENDIX B 11650 224 St PLANNING DEPARTMENT 2015-318-RZ DATE: Oct 16, 2015 BY:JV I I I I I I L-1 I { :I 'I .... ______ / o.,-:~17,Mardl21 11:32:4aAt.4 FilfMM0:1502201Nl3-<18Atchhlm,.a . .,... PRELIMINARY ONLY NOT FOR CONSTRUCTION ~------""7'1'. . y . . -----..- ftU!!I(:: 1llllii1 :1f lt•jHe11 1i l 1•11 ,, i11,1t!l .11'1' 'I' •rfj l i i!ll:, •1 t ' 't 1~·111 i Hl.i1!1 11 g (I) :2 -:il f &. :i: J ~ g> l i ·en fl ! e ~ t u ~ I Exterior Ma terials I I J j l East Elevation • ~ " : °"""""''o_a-.1.,., .... -.,. -siili:118 •IQ :l o.-bl·G-Hol rwno Cf.) ,~------C & Rool-ll"°"""'dw:Z.1H -0 IW..·:l>rlO---:+:, : :::===--:,-~ . -·-------~ 10 w ... --...i;1,1-.--W 1, ___ , __ _ ~ ••• ---;:-;-:---r )> -c -c rn z 0 >< C") I ;u jn Exterior Materials 1 """"·1'10----~ ,_ .. __ ,..,._ ·-·---"-J __ .,,..__1"1H- . --------$311 I§ w•------~ ··-·----,, _____ _ U-----11 -·~f.._ ... ,,.. O.lo:2017,l.l llldl21 11:32;.1 9 1,M FM-:15022017~AldlllK:tllral . ..,.. PRELIMINARY ONLY NOT FOR CONSTRUCTION I ~'i ; ~ 1 -=-==-m-_1~-.~!~·t · 3 1.6\'.lm Fl0014 . -· .. 141 : ~ I ~ I -. --@]--3 3~°';~ 0-.f.8:2_7~ I ~ I 1.,,..1.;:;ll. -.•. [I_ --· ,:~;~---~'-'--~ I ~ ! • • I ----~------·· ~-·~· ~----~ F:t;-~--~2:?y~ ! ~ i ·---------P;;-~,~,f ~-1996 m o:a .:.,ii :•,· West El eva tion ...•. $C81-:iM·· .. ·irq-· North Elevation &.ii.:1/il··l .o' ..... h tuNlor~ rw•1r Fi ,. tJ 1lJ!l!ii:1t 1t•flh ifl , 11•!1 f ' t111t!l 1'I J !f JJIH!Jlj ! 1'•! •1 I i1lirt,i111 ' ,,!. !l ~ C: (1) ~ -:fl I &_ ~ i : g, f 1 ·en : ! e ~ i ': ~ I ~ I I ~ t ! II) C: 0 ~ ~ iii .c t:: 0 z .., 1n ~ ,..~ mG Z ~file> al o~ mh il:~~ . ! ~:-M ii1 liit ;:~ it.I -- ;!019.o).07 .U If{/ I'' A4 .1 I I I I I I Iii// I., ., m ,!!l! Exterior Materials 1 0..-:ll<IOI' ___ ._,_ ,_,.. ___ _ .. __.._ ... _,_ , --r-..... :r.tz~--1----~ ... .._ ·--.._~~-a.., '------__ ,_,,, tO------0.,- "Wol·--1,CW-OII -12--------IJ ___ _ ,.. __ ,,..,,,._,..l ... O..,,,: 2011,J,1111U121 11:l 2:SOMI R>t_...:151nl017-o3-0l/~c:tur ........ PRELIMINA RY ONLY NOT FOR CONSTRUCTION ':_iJU1t!lil;:r : . ,t: .h.': North Interior Eleva tion ful.:11& .. 1.e South Interi or Elevation &.ile:i/4-•1':& ISSUEOORAWINGS t~mim: 1Wl!11:1i dilh1l11.hl illff I 11 I it:,1i'IJ•I I 111•!1 1 1 , , '·r•··l'I i HI: 1!11t fl C Q) "O -~ f ~ ~ ! • ~ -~ l ' ~ ~ i • u ~ I ~ . ~ J I tl= i 1 _"' ___ C ~ i!i iii "E i :, 0 (.) 5 ·.: ~ >-~ "z ~*~ ;;~ il:::i . I t:!w-M ~h liiJ ~i~ M1 201143-07 {/ , I,' A4 .2 l·'i /i f;ij" 1IH1 -~ ... ----.... __ .... ____ _ ..... 'q,1 ... ------------·--~------.1,11.i:-:.t• §~~"E.~1 ~-::.:--:..:== N~~I ~NNY'ld ":)NI m>IS30 N't'En:10 "t 3~ A>ISSJ8 N3Hd3.1S 3NAVM 0 .,; <( [_ L ---1 -""-,-_ PRELI MINARY ONLY NOT FOR CONSTRUCTION :!!,~LI~S,:,;224 Suee1.-.panments f~ :~~~-.. __ _ ,, __ _ A:::::-::=-· 1: ::-..:.". iii::-:::;:::::;._ @7 '' --- ... __ --·-""' ....... __ .. ... ......... -........ M ----.. . --- ,, .. -~----.. -...... ___ ......... _ .... _ ........ __ _...,..... ... ___ ~_ .... ________ _ ' -=--=--::: -·· ~ ~ =--::::.."::... ::·::: G~: =-·-:..=:==~= ::: .. ,. __ ................. _ .. ,-I --.._.,._ .... .,.,, .. ,. ------........ .. ... ______ ,, ..... .. "--~----.. -................. __ ,, ....... -.... --------· ., .. __ .. _______ _ ................ ._ .. ___ .. _ .. _ ,, ___ ... _ .. _ Access walkway 2.0mwidepermeableunitpaving Emergency.main1enance,a/ld resident use Resident Patios-on grade Patiopavlng-unitpavingsarnl colour Pathway to common walkway· unil paving darl< 1an colour Metal gate at eachentrypathway Gravel strip alG11gbuilding edge Rerer totypical details -sheet L2.1 Resident Patios· onrooldeck Patio paving-hydrapressedslabon peagravel,sandcolour Planter walls -segmentalblockto support soBon rooldedl Paliopathway-unitpaving,standardshape,browncolour Metal gateateachantry pathway Aeler to 1ypieatdetails -sheetL2.1 Seating Area Residen!Pallos· onroofdeck Patiopaving-hydrapressedslabonpeagravel,sandcolou' Plamer walls • segmental block to suppon soil on rooldeck Pathway to common walkway • unit paving broWn colour Metalgatea!eachentrypathway Referto!ypicaldeta!ls -sheetl2.1 Lanclscape onRooldedl. Bench • r • wood slats and black metal 8flds MOlmtonconcretepad General Notes AIWO<klD&alistactionOllheOwner. Al worklncompllancewilh Mlndp;ll i!anoan:1$. Dispo5ecl allexcavatcdn 1urplmmalenll1olllho.,ocyclewheralMalble. Con.rac10,10conr,,m1o<:;1.llon e!;onysilaserkebelor•proc:e•clir,g. Con1r•ctortoconr.,m aetua1 oii.COl>dilionsandlayoult>elor•p,eee•din1t, ~di.'Mnllonsara ln mli lmtua,s.LOllessnoradDlllefwlse. Conlrac:IDr!o"""rdlnatalanclKapa conswctlonwltll......tc ofolhardlsdplln11.lridudlngclvl, MClflc;il,and •rd,lt..:t,.r;il,a.,dlr~tdbylh•C)M)o,. Conlr.-ctor to ma~a good all damage 10 &adrlacllo,, d hi 0..-ne,, a1 no addlderlal cost 1'1.lbictot>epro1ac11dlftlmharm •tllll;,.,as.Oonotla""aworl!a.raumanunnl•or hatardoosccndiUon.ltncaaro'ormakasar,esraquffd. 10. Skiewalk1ancts1,eet1ebokei>1cle1na1antmesanddeancdto1hasa11,1ac11onc!lhclC1ty. 11.Alwof1<10becompleledc:cnsls!cn!wlllllllldmwrig1•ndSl)DCffica11Dn1. 12.Er11UreposiM drai"1Dtloraltl;indK;iptarea5. Ref8floarthlrectura1and civilenglneerlngdrawings. S118gradinganddralnage,induclingratalnlngwalldeslgntr,others. T,eelocationslobeadjustedlnlhefieldasimtermlnedtr,localionof undargfOtlnd sarvloos. Confirm locations belore digging. o-: 2018February \8 105 7:11 PM Fuenamir: Planterwallsto SIJPP(lf1 -450to 7SOdepth growingmedium. Trees,shrvbs andpe,ennlalsforseasooal lnterestandscreening, Refertol)'picaldetails -sheell2.1 Access walkway 2.Dm wide permeable unlt paving Emergency.maintenance.and resident use Trel!isgatewayleature Tlmberconstruc11on1o ma1chroofdeck !rellis Refer to detail Materials Legend E:::'l l:lanct>:woadan sl•t•wilhblael<ml1al_, MLB870-W6'1Df",1byl,laglnS!t.Fumishir91 ~ Blcycia Rad<:paln!tdmeta1.8bil<acap,1cl!y W7510'E,pc'btackbyCoraBihRacks m PatlDPl\lflfS:hydrapressedllab18"•18"nan,r•l cotour [ijillJI ~ua PIVin,g:hydrapressedslab11r'x24"tanc:clcur [5J =~~~1a0~!~s=rdpa-run~bM1 r:--":I °""'-way:80mmsland.ardpa••r90"~rringbol>I L........Jpanem.do .. nsa..:landlhadcw-bland Palhways toPatlcs:standardl)aV"runnlno;ibOnd pane,n.brcwncclcur PlayAru ;bue/blackresii1ntrubbe<su<lace. ~RooftopPadcs:•vnthe1k:tlmbor docking m P1an1er~::an~,;;;;.,~:;i/:=1~~stats RuthaotcrdrM!al 3'x6'l26't.;JttbyWtsN,or,e ~ LlghtedBcllani RooltoppaUos PlanterboKeswithlrrigation,shrubsandgroundcovers Ru!herlord Planter'I xS' K:25' tall by Wishbone lndustries Aluminum frame with synthetic lumber sides. Synlhatlc lumber deckingonpedestals Paiape!wallwilh ralling:refer to archltecturaldrawings Soclal and playamenil)'area Playslructurelotpre-schoofages on resllient rubbersurfacing. Trellisfeatureswithclimbing vines Benchesandcafe 1ableswilhchairs Planlers with columnar lreas, ornamental shrubs, and perennials Retaining wall Transition lo neighbouring property Refertoarchite-clural drawings Main Entrance Area Seating;mela1benchwith woodslats Paving on grade-unit paving Planterswi1h Howering5hrubs andperennials I ,I\ Townhome entries Fraser S1reet boulevard Oeciduous streettreesand lawnto municipal standards Udl I: ; \ BC Hydro Pad Mou~ted Transformer Gravel apronassat1sfaclory to 8CH. I 1:~~-, ri ~I \ I Grand s_talrs and_lemicedplanters Pedestnan pole llghts re1er to archi1ecluraldrawings I l'."l'M<"' M :1· Bicycle ParkingArea BikeAaclcCora 'Expo'black, 8 per rackK 5-40bike capaci1y Pavingongrade -permeable unitpaving ISSUEOORAWENGS I""~·~"-,.~ .. C>EVELOPMENTPH .... l"T ""'"Gf'l!I.OPUENTPEAI.IIT It• l ji ii! ni !•l 'i zn l !ii, , ili1 ! Htz ~ ~i I ~. C i H E I *= ~ i !~ 0. . !~ .,: ~ ~!1 ~ ;; ~~ ·-:;: -o E ; >!1 ~ I 'S :a: C "' C: a, a. i ! Maln Enlly Afea I "' I i Bench-r -woodstats and black metalends ~ J: I Pavingon grade ·uoit paving "g /: l j '~l t,,l I 1 /_ I I i\J1 \ __ i i I I / R I , ,--; i' .. ,/ 1 '/\/ i'i i I ,:~ I / \ / ! -1 I I I I Landscap;L~\~U (fl 131 ''"'" ~~ (IJ " ==H C ~,,o Cl) !.u ~~ Cl) ;~~* c, ~U! [PrcjectlD L 1.0 ,::~~(.~~~~:::;:u!mn~~1~~B~unvrm~nBnnftnI!~iffiPP.IT~P~7~~~~0f~~?-~~~;,---~~::::-r:r-~~:J~°'-.,--.,~;~=r:~;i~rn~~~;:!gE~~rr.sTIITimnm.~rrnrr~IT1~TIJJIT~:rnJ:~~?~-c,-~;~~~;-y:rJ~ji}?Jii]U~~~~;;-:;~;.~'."""-~ --7'7:T:T7'~/'."''."'7''."""-;;;--.-.-~-----,,..,:,:;:--;-:i""]"''."'----,-:;~7;'1"7'."'-:-,:,if'l;'.;:-'."""<"l'"''."""'""''""''7\ij'77""'./(,:::':1"i7.fl-:Iil:1"::'""""T-,=,~·=·,.~. ;--,---..,7"rr:r:,rr;--:-- 1,1, ~ '/•'lj 'i:i !)j I, 1 .. 1, ?1 i'i lit ,., ., liddleBeam-2" x8" 15'notchatcross brace ~ .Slat-1.5")(1.5" 9'-0"spacing OutsideBeam-'l' x6' rest al cross brace rossbrace-double -2"xa· Bolt!oposts,recessed ,~, s· ~e· = Side View PRELIMINARY ONLY NOT FOR CONSTRUCTION Planter Growlngmedium450to750deep 75mmorganlcmulch onlilterlabricondrainagelayer on protection board onwaterprooledrooldeck SeomenTalB!ockRetalnlngWaU AllanBlocklltewlthcapstone. Install per Manufaclurer's recommendations. Backlillblocksw!thgrave!. Gluecaptowallblock. Set wall on pro!ectlon boattl on drainage mat. Continuedimpleddralnagematuplnsldeo!plan1erwalls. Bench or Bike Rack~ /j ~~~~~:~~ // lnstaU per furniture Manulaclurel's recommendaTfOns ,..---•• 1 Concrete pad (two ( / -----------/' / """''°"'"'"'· .• ,.,., .. ~~~ ' ( , ' 35MpaConcretelightbroomlinish \\~-:=__-::;:-----) J u.,,,..f\ I ·-----, I Standardorslabwithopenjoints I\ / f ontoqiedogravel~~la~: ,j \i onpro!eciiooboard // ,\ on waterproof membrane / I . \ \\ onroofdeck ~ _,_~ "~\, .. ...__ ~-~ structuralrooldeck Structuralroolde~ Aefeftoarchkecturaldrawings. Waterproofingandprotectlonboardbyarchltect. Decktobeslopedtodralns. B1·Leve1Planter0raln Oralnwa1erlromplan1ingareasandstructuralroo!deck. Front View Plan View G) Courtyard Trellis 1cm "'°30cm GENERAL NOTES "lworl<tosalislacliono!the o..nor. .,,l worl<lnClln\plancowllht.!unk:lpnlstandards. Olgpe,sool elle,r.avato><!B nd1u1plll1m o1erlal1 offslto.,""lci"wh"'"'"""lbl". Contraetortoconr.rmlocalionolanyslle servlcebo1ore?rDCHding. Contractorioconlirmaciual•ile condilion •anlllayoulbo1ortproeee(!;ng Al!dlmen•lons a re lnmll lme1ers.unteuno1e<1otherwlse Contractor1ocoordlnate landscape a,r,structionwllhwo""o/01hor dl oc lp l nas.1ncludingt:MI, electr!cal,andarchltactural,asdlrec!&<lby theOwn er. Contraclor10ma<egocdalldamage1o 11tislactionoftr>&Owner.atnoaddltlonalcost l'ub~c1obeprctecied!r.>mharm el al l!im e..Don011eaveworl<areas inanunsale or hauirdouscond ition,l&r>ee a nd/ormake sale asn,qulred. 10. Sldewalks and siree110 be hP1 dean at all Umesandcleaned to th e u~sfac!ion of tho City. 11. Al worl<tobecomple1edconslstentwlthalldrawin11sandspocillcatlons. 12.Ensuraposilivedraina,ge lorallandscap e areas RelertoarchlteduralalldcivHenglneerlngdrav.ings. Siteg,adinganddrainege.includingretalnlngwaUdeslgnbyolhel's. Treeloca1lons10beadjusted lnlhe lieldasdetermtnedbylocationol undel'Qroundservices.Conlirrnlocatlonsbeforedigglng. Ddl6:2018February1810:57:59PM Fite n.,me Planter box with aluminum frame and synthetic timber slats. Rutherford 3' x 6' x 26tt tal!, as manufactured by Wishbone Industries. ® Rooftop Planter Box nottosca!e Bench with wooden slats and black inetal ends. MLB870-W as manufactured by Maglin Site Furniture. ~ Notto scale Reler1omechanlcaldrawlnas fordralnlnrormarlon. ® TYPICAL LANDSCAPE MATERIALS Living Screen as manufactured by The Western Group. Wall mounted to concrete parkade structure. Refer to architectural elevations for layout on wall. Vines (twining) to be planted at ground level planting bed, and trained to grow on to metal screen. ® Green Wall screen 1cm .. 10cm Refertoarchl!ecturalandmechanJCQ1drawlngs , Gravel strip 300wldebetweenplantersandbulldlng Pea gravel Play structure !or preschool ages • free standing Smart Play Cube 2. 5, as manufactured by Landscape Structures Inc. ® Preschool Play Structure not to scale ~ bulldlngwall ISSUEDORJ\Wl~GS ,,.,. DMLOP.,EITTPEIU.llf 1::::. ~~:=:!~ ~:~ in ll! i ll 51l HJ ill l '' ;~t fdi H ;i c a, E t:: "' 0. <( -"' E if .= :; :a: !!2 "cij ai Cl a, C. "' u U) "O C: j >,• l'O ~ ,,. ~ . E: j Ji~ ef ili c., ~~s. 10.;---- !Pro)«I ID L2.1 rv··~,..~r;n~~~nr~'?":\FT".~Df.,..... ,:i11 ·:111 * ::I l'' APPENDIX D Following presentations by the project Architect and Landscape Architect, the ADP made the following resolution that: File No. 2015-318-DP be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Consider adding a trellis feature at the entrances to public pathway; 2. Consider adding bench at north west and south west corner of 2m path; 3. Continue the paving material of the 2m pathway eastward through to the public sidewalks on Fraser Street at both the North and South sides; 4. Consider replacing the concrete with unit pavers in the perimeter walkway if acceptable by the Fire Department; 5. Consider a decorative paving treatment at the lower and upper parking accesses. Architectural Comments: 1. Extend and distinguish the public sidewalk through the driveway to municipal sidewalk on Fraser Street; 2. Review the requirements for guardrails on the retaining walls and add as required; 3. Emphasize the main entrance to the building with both hard and soft landscaping materials -Consider enhancing the stairway entrance as a secondary entrance; provide wayfinding to direct pedestrians to building entrance from top of stairs; 4. Follow the municipal guidelines for the recycling component of the building and consider expanding the component and locate on both P1 & P2; 5. Add windows to bedrooms (Corner units) on 6th floor; 6. Emphasize the continuity of the red colour accent throughout the courtyard's guardrail having some form of architectural, landscape or decorative elements; 7. Provide lighting along perimeter path (either as bollards or on the building) to improve visibility and improve CPTED concerns; 8. Integrate storm water management into the landscaping plans as appropriate; 9. Consider possibility of registering a public easement between 224th to Fraser Street for continuous public walkway along the south side of this and the future project to the West. ADP concerns have been addressed and are reflected in the current plans. Page 1 of 1 APPENDIX E YNE STEP E BISS KY APPUCATION WRITTEN STATEMENT ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. 20-1-2 2 .l2 0 LOU Ci IHED HI C fl\N.<\Y Mi\ PLt RI DCI:: 13C V X 2 T4 PH 604-4 6 7-il:O 00 FAX r;o -4 (, 7-H3 or, Date: Attention: Company: ment Address: Phone: Project No.: City Ref No.: Civic Address Tuesday, March 17, 2020 Wendy Cooper & Chuck Goddard City of Maple Ridge Planning Depart-11995 Haney Place Maple Ridge, BC V2X 6A9 604-463-5221 1502 2015-318-RZ Legal Description 11650 -224th, Maple Ridge, BC PIO 011-538-988 D.L.: 398, Block: 2, Plan: NWPl 55 Dear Wendy, This variance application is in support of Rezoning Application 2015-318-RZ. We are requesting a Devel-opment Variance Permit be issued on this property to accommodate the proposed multi family development within the RM-2 Zone "Apartment Residential". We assume that you will want a complete Schedule E "DVP Application" https://www.mapleridge.ca/DocumentCenterNiew/727/Schedule-E---Development-Variance-Permit?bidld= . We will work on that submission to be made by the end of this week. As reference we have used the Maple Ridge Zoning Bylaw section related to the RM-2 zone. A copy of the bylaw can be found on the city's website here: https://www.mapleridge.ca/DocumentCenterNiew/587/Zoning-Bylaw?bidld= The referenced drawings for the requested variances may be found at the following link:https://www.dropbox.-com/s/tezbvkmrktpml 74/1502%202020-03-17%20DVP.pdf?dl=O Following are the list of requested variances: SITING a} All apartment and accesso-ry residential buildings shall be s1ted not less than 7 .5 metres -from all property lines. b) Notwithstanding Clause "a" of this subsection, a.struc-ture, all ofwhich is 0.8 metre or less above the average finished grade of the lot and which·is landscaped and integrated to become a usable part of the yard area may be sited not less than: (i) 1.5 metres from a rearand interior side lot line; (ii) 3 metres from a front and exterior side lot line. 1. Vary the Front yard set-back along Fraser to 4.0m. Ou: f'mj(:d17l\) Written Staknienl (£)VP Appiicition) 1 of J 1 . See drawing A.2.0 Site Plan 5415 .(4) Siting Exceptions (b) Where ma-sonry chimneys, chimney enclosures, eaves, sunlight control projections, : canopies, stairs/staircase wells, porches or : unenclosed bakon.ies project beyond .the building face, the minimum setback: 1) to an abutting front, rear or exterior side lot line permitted elsewhere in this bylaw may be reduced by not more than 1.25 m; 1 2) to an abutting interior side lot line per-. mitted elsewhere in this bylaw may be re-. duced by not more than 0.61 m; provided such reductions shall apply only to the projecting feature and shall include any · support necessary for the feature. Stairs . may project beyond the building face as required with no minimum setback to an abutting front or rear lot line. 7. SIZE OF BUILDINGS AND STRUC-TURES a) All apartment buildings shall not exceed 15 metres nor4 storeys in height; b)Amaximum height of 22.0 metres nor 6 storeys shall be permitted at 11641 --227 Street (Phase One). Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521. (5990 HEIGHT means the greatest vertical distance from the Building Height Base Line to the topmost part of the building.) p,tgc 2 o( 2. Vary the balconies on the eastern facade fronting Fraser Street to permit them to project beyond the face of the building to within 2.48m of the front lot line. 3. Vary the balconies facing the north and south inte-rior lines as well as those along the western rear lot line to permit them project 1.8m int. of 7.5m. 4. Vary the building height to 18.1 m and 6 storeys. Cl'."Hl9 iv 7. Vv1itten Siat<:m1~:n! & Cornr1H;rnce !J:"ltt.'r (R•:~7.oning) 2 of} See drawing A2.8 Third Floor Plan as typical along Fraser Street. See drawing A2.6 Second Floor Plan as a typical exam-ple of balcony projection. See drawing A4.0 East & South Elevations. pctp,c 3 o( We thank you for your support and look forward to working with both staff and council on this application. Sincerely yours, Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC Wayne Stephen Bissky Architecture & Urban Design Inc. 0'.)(19 iv 7. \:Vritten Slalenwnl 8, Cornpltance Leiki-(R(:~zoningi 3 of .1 TO: MAPLE RIDGE British Columbia mapleridge.ca City of Maple Ridge His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: April 21, 2020 2017-572-DP/DVP cow SUBJECT: Development Variance Permit and Development Permit 11703 Fraser Street EXECUTIVE SUMMARY: A Development Variance Permit (2017-572-DVP) has been received in conjunction with Development Permit application (2017-572-DP) to permit the construction of a five-storey residential apartment building with approximatley 57 residential units with a density of 1.43 Floor Space Ratio (FSR) on the eastern portion of the subject property at 11703 Fraser Street (Appendix A and B). The proposed building requires variances to Maple Ridge Zoning Bylaw No. 3510-1985. The requested variances to the RM-2 (Medium Density Apartment Residential District) zone are as follows: Section 604 RM-2 (Medium Density Apartment Residential District): a. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 6.0 metres for the western interior property line; b. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 6.0 metres from the southern interior side property line; c. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 4.4 metres from the property line along Fraser Street to allow the entry roof projection on the eastern fac;:ade of the building to project 3.1 metres into the setback; and d. Section 604 (7) (a) is propos.ed to be varied from all apartment buildings shall not exceed 15 metres nor 4 storeys in height to a maximum of 20.2 metres in height and a maximum of 5 storeys in height (excluding elevator to the Penthouse). The requested variance to Maple Ridge Zoning Bylaw No. 3510-1985, General Regulations: Section 403 Regulations for the Size, Shape and Siting of Buildings and Structures is as follows: a. Section 403 (8) Maximum Retaining Wall Height, to increase the maximum retaining wall height from 1.2 m to 1.4 m to permit the construction of landscape planters. The proposed variances will contribute to the overall design of the project given the topography of the site and surrounding area; therefore, staff can support the proposed variances. Council considered rezoning application 2017-572-RZ and granted first reading for Zone Amending Bylaw No.7 422-2018 on January 30, 2018. Council granted first and second reading for Official Community Plan Amending Bylaw No. 7550-2019 and second reading for Zone Amending Bylaw No. 7 422-2018 on May 14, 2019. This application was presented at a Public Hearing on June 18, 2019, and Council granted third reading on June 26, 2018. Rezoning application 2015-318-RZ is proposed to be forwarded to Council for consideration offinal reading on April 28, 2020. 3 110 2017-572-DP/VP Page 1 of8 RECOMMENDATION: 1. That the Corporate Officer be authorized to sign and seal 2017-572-DVP respecting the property located at 11703 Fraser Street; and 2. That the Corporate Officer be authorized to sign and seal 2017-572-DP respecting the property located at 11703 Fraser Street. DISCUSSION: a) Background Context Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: 2017-572-DP/VP Attera Development Group Ltd. (Trisha Firth) Lot A District Lot 398 Group 1 New Westminster District Plan EPP8898 Ground-Oriented Multi-Family Low-Rise Apartment RM-1 (Townhouse Residential) RM-2 (Medium Density Apartment Residential) Apartments RM-2 (Medium Density Apartment Residential) C-3 (Town Centre Commercial) Low-Rise Apartment and Town Centre Commercial Residential RM-1 (Townhouse Residential) RS-1 (One Family Urban Residential) Ground-Oriented Multi-Family Street Townhouse and Residential RM-2 (Medium Density Apartment Residential) RS-1 (One Family Urban Residential) Ground-Oriented Multi-Family Vacant RM-2 (Medium Density Apartment Residential) Low-Rise Apartment Vacant Apartment 0.46 HA. (1.13 Acres) Fraser Street Urban Standard Page 2 of 8 --:. ~~ --c-~---,..-~--=--b) Project Description: This Development Variance and Development Permit will facilitate a 57-unit, five-storey apartment building with a two-storey underground parkade. This building is situated on the eastern portion of the subject property at 11703 Fraser Street which forms Phase 2 of a two-phase development that connects to the parka de of Phase I on the western portion of the property under Development Permit 2018-202-DP and Development Variance Permit 2018-202-DVP approved by Council on December 11, 2018. c) Planning Analysis: Development Permit The subject property has been assessed against the Town Centre Development Permit Guidelines, Section 8.11 as detailed in the OCP (Attachment C). Key Guidelines: The subject property is within the South View precinct of the Town Centre Development Permit Area. The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? • Consistent: Yes The proposed development is an apartment form of housing that will contribute to the establishment of the precinct as a residential area with a mixture of housing types and varying densities. The proposed development is 1.43 FSR which is lower than the project to the south located at 11650 -224th Street (2015-318-RZ) with a density of 1.8 FSR, but higher than the town homes and single family homes in the precinct. 2017-572-DP/VP Page 3 of 8 f-l 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes The design of the building contributes to a strong pedestrian-oriented urban realm and pedestrian-oriented streetscape, with the location of the main entrance being visually prominent from Fraser Street encouraging the interaction of the building with the sidewalk and street. In addition, this entrance is framed to bring public attention to the entrance with the incorporation of a large overhang that is supported by heavy timer post and an expansive use of glazing. Another element of the development design that contributes to place making is the entrance to the courtyard that can be seen from Fraser Street. This contributes to creating a sense of place and the interaction of the development with the public realm. 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes The design of the proposed building relates to the older existing apartment buildings in the precinct in terms of form and massing. The building interacts well with the townhouse and single-family homes to east through the building design and the landscaping of the site. 2017-572-DP/VP Page 4 of 8 Directly North 4. Capitalize on Important Views d. Does the proposed new development capitalize on mountain and/or river views? • Consistent: Yes The location of the subject property lends itself to view corridors to the south towards the Fraser River and to the east views of Mount Baker. These view corridors can be accessed by potential residents of the building through the use of the balconies and through glazing on the building. e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes The views from the existing buildings to the north, south, east and west will not be impacted by this proposed development due to the topography of the site in relation to the surrounding area. 5. Provide Private and Semi-Private Green Space f. Does the proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes The design of the building and landscaping provides private and common spaces. The private spaces are facilitated with the incorporation of either balconies or patios for each residential unit. The design includes an outdoor courtyard which is a semi-private space. The incorporation of private and semi-private spaces contributes to the livability and vibrancy of the building. 2017-572-DP/VP Page 5 of 8 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes Design elements of the building that contribute to the greening of the development include extensive landscaping that is proposed around the building to complement the overall design. The landscaping has been reviewed by the Advisory Design Panel that noted the appropriate use of selected landscaping material. The plantings are native adaptive, drought tolerant and also pollinators. The incorporation of continuous treed areas along the north, east and south side will provide shading to the building which will aid in controlling the internal building climate and also aid in the management of on-site stormwater. In addition, 50 percent of storm runoff will be captured and infiltrated into the existing natives soils. 7. Maintain Street Interconnectivity h. Does he proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Not Applicable The subject property is not serviced by a lane. Vehicle access will be provided by way of Fraser Street. Pedestrian access will be provided to the development site from 224th Street and Fraser Street. i. Is required parking provided underground? • Consistent: Yes Underground parking has been provided with a two-level, underground parkade. d) Advisory Design Panel: The Development Permit application was reviewed by the Advisory Design Panel on November 21, 2018. All Comments (Appendix D) were addressed. The form and character of the proposal complies with the Town Centre Development Permit Area Guidelines of the OCP. e) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for multi-family development. A Development Variance Permit allows Council some flexibility in the approval process. (Appendix E) The requested variances to Maple Ridge Zoning Bylaw No. 3510-1985, and rationale for support are described below: 2017-572-DP/VP Page 6 of 8 Section 604 RM-2 (Medium Density Apartment Residential District): a. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 6.0 metres for the western interior property line; b. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 6.0 metres from the southern interior side property line; c. Section 604 (6) (a) is proposed to be varied from all apartment residential buildings shall be sited not less than 7.5 metres from all property lines to 4.4 metres from the property line along Fraser Street to allow the entry roof projection on the eastern fa9ade of the building to project 3.1 metres into the setback; and d. Section 604 (7) (a) is proposed to be varied from all apartment buildings shall not exceed 15 metres nor 4 storeys in height to a maximum of 20.2 metres in height and a maximum of 5 storeys in height (excluding elevator to the Penthouse). The requested variance to Maple Ridge Zoning Bylaw No. 3510-1985, General Regulations: Section 403 Regulations for the Size, Shape and Sitting of Buildings and Structures is as follows: a. Section 403 (8) Maximum Retaining Wall Height, to increase the maximum retaining wall height from 1.2 m to 1.4 m to permit the construction of landscape planters. The proposed variance setbacks to the RM-2 (Medium Density Apartment Residential) zone will contribute to the overall design of the project by increasing the articulation of the building and increase the visual interest. These types of variances can be needed when the architect creates a design of the building to fulfill the requirements of the Development Permit Guidelines and to enhance the overall design of the development. These variances to the setbacks are supportable as they will enhance the over design of the development. The proposed variance to the eastern setback to facilitate the entry roof projection on the eastern fa9ade of the building will improve the interaction of the building with the street. The improved interface between the private and public realm of the development will increase the overall building designs' contributioh in developing the precinct as a residential node with a variety of densities and housing forms. In addition, the proposed variance to increase the maximum retaining wall height to accommodate enhanced landscaping will aid in the incorporation of the building into the topography of the subject site. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on the estimated landscape cost, the security will be $234,791.40. g) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit and a Development Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. 2017-572-DP/VP Page 7 of 8 CONCLUSION: A Development Variance Permit application and a Town Centre Development Permit application have been received for the subject property, to construct a residential apartment building with approximatley 57 residential units and a density of 1.43 FSR. The form and character of the proposed Phase 2 of the subject development is in keeping with the Town Centre Development Permit Area Guidelines. The associated proposed variances are supportable as the development creates a sense of place and is consistent with the adjacent Phase 1 of the development to the west. It is therefore recommended that these applications be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2017-572-DVP and Development Permit 2017-572-DP. "Original signed by Mark McMullen" for Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner "Original signed by Mark McMullen" for Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Al Horsman" Concurrence: Al Horsman, Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Building Elevations and Landscape Plans Appendix D -Advisory Design Panel Appendix E -Proposed Variance 2017-572-DP/VP Page 8 of 8 22338 _J 22346/48 "-"' "' "' "' 0 .,,. "' "' "' " "' "' "' "' N "' .,,. "' "' "' ~ "' "' "' "' "' "' "' "' "' "' <o "' "' "' Scale: 1 :2,000 "-"' "' "' "' "' <o "' "' "' "' "-"' "' "' co <o "' "' "' "' ~ <o "' "' "' "' "-"' "' "' ~ co "' "' "' "' "' "' Legend 0 N " "' "-co <O "' "' 0 "' "' "' "' 11777 11774178 11765 11695 11671 11657 11641 ~ Active Applications (RZ/SD/DPNP) 11686 11771 I 11767 /69 "-11763 ~ "' /65 "' " \11759/61 "' "' 11703 11695 11685 ---=as:· 11770 <o " "' "' 11682 11688 APPENDIX A 11760 11771 62/64/66 22503 05/07/09 11767 11735 11742 11715 11724 11711 11698 11692 11686 11697 11683 11680 11674 11681 11668 11675 11662 11667 11656 11649 11650 11644 0, '::J'o 0 "' "'o "' " "' 11626 11620 11609 11703 FRASER STREET PLANNING DEPARTMENT MAPLE RIDGE Br1tt!ih Columbia L. ... .. ···--·-···----·-mapleridge.ca FILE: 2017-572-RZ DATE: Apr 30, 2019 BY:DT ' ' , __ r '·-, __ ,-,-' ,--' ~ ,_ 1:..-_ l ' ' r,-,- N Scale: 1 :2,000 APPENDIX B 11703 FRASER STREET PLANNING DEPARTMENT ~ MAPLE RIDGE Brn1sh Columbia mapleridge.ca FILE: 2017-572-RZ DATE: Apr 30, 2019 BY:DT PAQJECT TEAM PIAECTOAY OWNER: ATTERRA DEVELOPMENT INC. AACHITECT: ATELIER PACIFIC ARCHITECTURE INC. LANDSCAPE CONSULTANT: PMG LANDSCAPE ARCHITECTS. CML CONSULTANT: R.F. BINNIE & ASSOCIATES LTD. GEOTECHN!CAL CONSULTANT: GEOPAC1FlC CONSULTANTS SURVEYOR: TERRA PACIAC LAND SURVEYING LTD. ARBORIST: GIVE AND TAKE TREE SERVICE AACHfTFCTIIAAt PAAWJNGlls:t DP 0.1 CONTEXT/AERIAL SITT: Pl.AN DP 0.2a DESIGN RATIONALE, CONTEXT/SITE PHOTOGRAPHS DP0.2b DESIGN RATk'.)NAl..E, CONTEXT/SITE PHOTOGRAPHS DP 0.2c ARCHITECTURAL AESTHETICS DP 0 .3 SHADOW ANALYSIS DP0.4 PAOJECTDATA OPl.1 SrTE:PLANSHOWINGPHASE-1&2 OP 2.1 FLOOR PLAN -PARl<ING LEVEL P2 OP 2.2 FLOOR PLAN· PARKING LEVEL Pt DP 2.3 FLOOR PLAN -LEVEL 1 OP 2.4 FLOOR PLAN -LEVEL 2--4 DP 2.5 FLOOR PLAN-LEVEL 5 DP 2.6 ROOF PLAN OP 2.7 FlOOR PLAN -ADAPTABLE UNIT DP 3.1 ELEVATION -EAST & NORTH OP 3 .2 ELEVATION· WEST & SOUTH OP 4.t SECTIONS OP 4.2 SECTIONS OP S.I STREETSCAPE OP 6.2 COLORED ELEVATIONS. COLOR/MATERIAL LEGEND DP 5.3 COi.OREO ELEVATIONS, COLOR/MATERIAL LEGEND OP 5.4 PERSPECTIVE RENDERING OP 5.5 PERSPECTIVE RENDERING --,(' - DEVELOPMENT PERMIT SUBMISSION Date: MAR C H 3 1, 2020 ATTERRA DEVELOPMENT INC. ATELIER PACIFI C ARCHI TECTURE INC. u C: OJ .... ::, ..., u OJ ..., :E ~ ro u r-,......r.,,------,...,,,..~~ ---- ~ u ro 0. .... . !!! ai ..., ro • >- co 0 w a: <( a. )> ""C ""C rn z 0 >< (") DP 0.0 COVER PAGE i'. r1 ;i;J ~mi j ':11 tiJl'j :1111 r' µ, "j :j ij •I 'l ,, ,! "j 1!( 1: 11, 'l~ el) 1:i:, i: I~ '''1 ,:J1i NORTH II! :i ATIERRA DEVELOPMENT INC. DP 0.1 i;u1I r,:11 :iii\ CONTEXT/AERIAL w1 SITE PLAN ,I' ATELIER PACIFIC ARCHITECTURE INC. DESIGN RATIONALE The proposed project conforms to the development and design principles of specificity, place- making, community building and a denser, urban environment as outlined in the Maple Ridge Official Community Plan, the North and South View Development Permit Area Guidelines for residential buildings as well as Town Centre Development Permit. i;;.Qlill;XI The proposed stte is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: To the north, by a low-rise apartment, To the east by Fraser Street and a multi-family townhouse, To the west by 224th Street and the vacant Phase-1 site, To the south, by a single family house. This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser street. The residential main entry is at Fraser Street. Existing topography is respected; the development follows the lines of the land. Design and siting of buildings prospects access to natural features and views, enhancing privacy and livabiltty. Natural landscaping and species are proposed. BUILDING SITE CONSIDERATIONS The proposed project will be rezoned from RM-1 to RM-2 zoning and would contain 57 residential units. The buildings will share an internal cul-de sac with the PHASE-1 building. It will be surrounded by landscaping and outdoor amenity space. The building will have underground parking with access from Fraser Street. The 'L' shaped building stretches in an easV west direction and north/ south direction with front entry facing Fraser Street. The indoor amenity is facing the cul-de-sac on the main floor. The outdoor amenity is located on the roof deck. The building consists of 1, 2 and 3 bedrooms, wtth all units having access to private balconies. A portion of the units are designed to adaptive housing standards. BUILDING SETBACKS FORM MASS AND HEIGHT Form of development proposes a 5 storey residential apartment with a building entry with direct access to grade. The building is designed to front onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors which are further elaborated in the Architectural Aesthetics. A large outdoor amenity area will be provided on the roof deck with seating and p lay area surrounded by landscaping planters. Roof canopies with wood posts are proposed at stairs and elevator entry to provide weather protection. The landscaping treatment around the building will be used to break the building's verticality. Underground parking access will be from the Fraser Street. Phase 1 and 2 buildings are located around a courtyard/cul-de-sac to provide visual interest and a separation between the two buildings as well as access to Phase 1 parking and residents drop off. A secondary pedestrian entry with security fob is also provided from the cul-de-sac. The 5 storey building utilizes the following architectural massing strategies: 1. Setback the upper storey to reduce the overall mass/ height facing Fraser Street and along the north side facing the adjacent residential development. 2. Building facade is stepped to create articulation and interest 3. The stepped facade is clad in three different coloured exterior wall panels/ sidings to create hierarchy a. Horizontal siding in wood tone and grained for the main space b. White panel to he Ip separate and provide contrast to the horizontal siding. c. Grey panels for the recessed balconies 4. Glass Guardrail with horizontal wood slats to help reduce the verticality of the building and add another detail to the design palette. 5. Large roof eyebrow at the top floor to provide shading and warmth. BUILDING FACADE MATERIALS AND COLOUR The architectural aesthetics ofthe proposed projecttakes its cues from the architectural style / language of West Coast contemporary. It uses a simple, yet elegant 5-story building form. The top floor massing is set back from the main building fa~ade along Fraser Street and project access road . This creates a visual reduction in massing while providing articulation and hierarchy of building elements. Although contemporary elements are part of the 11731 ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. DP 0.2a DESIGN RATIONALE/ CONTEXT PHOTO i!:m i}l ~ 1. 1 111. :!11 .t inspiration, the proposed architectural la"nguage uses a combination of tactile, warm elements in materials such as cultured stone, wood tone cement board, and perimeter landscaping to provide warmth and west coast flavour to the design. There is an extensive use of glazing around the building where to take maximum advantage of natural light as well as views. The building entrance is clearly marked with storefront glazing and a large overhang supported by wood post. ADAPTABILITY-INCREMENTAL GROWTH AND CHANGING MARKET TRENDS Form of development proposes a 5 storey apartment building consisting of 1, 2 and 3 bedroom units (approximately 600sf -1,480s~ with 2 levels underground parking to accommodate a varied demographic, including seniors and young families. WATER EFFICIENCY The site will be developed to manage storm water run-off by utilizing active rainwater collection and storm water catchment techniques. Run off will captured and infiltrated, evapotranspired. Permeable pavers are proposed at driveways, cul-de-sac and surface visitor parking stalls to slow storm water and allow more infillration to occure. Non-permeable areas will be minimized and new planting and ground cover will be provided. Where permeable surfaces are not possible, paved areas will be sloped towards landscape areas to allow run off to filter through the soil instead of being drained through catch basins. The landscape design uses native, adaptive, drought-tolerant and pollinator plants that require minimum irrigation after establishment. Within the building, low flow fixtures will be specified. -----------------'p rQROJt~J::l J le=sjJt~wJLa.LD_eveJp~p_lJlJlOL CP h.a.SJ~-2-L"""1 , ............. ATTERRA DEVELOPMENT INC, ATELIER PACIFIC ARCHITECTURE INC. DP 0.2b DESIGN RATIONALE/ CONTEXT PHOTO '!f .I ------·1,! '\ ,1, MARCH 21ST (2:00PM) DEC 21 ST (4:00PM) ______ nf(Oppse7dJiesj pentiaL Oey elq_Rmetnt (E..has4e~2L -1z;,--DP0.3 11731 FRASER STREET, MAPLE RIDGE, B.C. SHADOW ANALYSIS ATTERAA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. MARCH 31, 2020 PROJECT DATA: CIVIC ADDRESS: EXISTING ZONING: PROPOSED ZONING: PROPOSED LAND USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESIDENTIAL AREA GROSS: RESIDENTIAL AREA NET (FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): OUTDOOR AMENITY AREA: (1.0 sm/unlt required) INDOOR COMMON AREA: USABLE OPEN SPACE: UNIT DISTRIBUTION: UNIT DISTRIBUTION: 1 BED/ 1 BED &OEN LEVEL 1 2 LEVEL 2 3 LEVEL 3 3 LEVEL 4 3 LEVEL 5 1 12 11731 FRASER STREET, MAPLE RIDGE RM-1 RM-2 MULTIPLE -UNIT RESIDENTIAL 38,128 sf (3,542 sm or 0 .35 HA or 0.87 AC) 57 RESIDENTIAL UNITS 65.5 Unit s/ AC or 162.8 Units/HA 54% 64,568 sf (5,999 sm} 55,600 sf (5,165 sm, 1.46 FSR); 1.8 ALLOWED 3,168 sf (294 sm) 890 sf {82.7 sm ) BALCONIES & ROOF DECKS -6,523 sf (606 sm) OUTDOOR AMENITY AREA -3,168 sf (294 sm) TOTAL -9,691 sf {900 sm) 1 BED/ 1 Bed & Den -1 2 2 BED/ 2 Bed & Den -35 3 BED -10 Total -57 2 BED/ 3 BED/ 2 BED&DEN 3 BED & DEN 7 2 7 2 7 2 7 2 7 2 35 10 57 SETBACK: FRONT (FRASER STREET): REAR (WEST SIDE): INTERIOR SIDE (NORTH): INTERIOR SIDE (SOUTH): HEIGHT: FSR: USABLE OPEN SPACE: PARKING : RESIDENTIAL (1.5 SPACE/UNIT) VISITOR (0.2 PER UNIT) TOTAL: DISABLED PARKING STALL : BICYCLE PARKING LONG TERM (1 p er 4 unit): SHORT TERM (6 per 20 u nits): REQUIRED VARIANCES: SETBACK: EAST SETBACK : 6.0m WEST SETBACK: 6.0m @ RESIDENTIAL SOUTH SETBACK: 6.0m REQUIRED / ALLO WED: 7.5m 7.5m 7.5m 7.Sm 4 STOREY, 15m 1.8 (21380.4 sf -1986.30 sm) 20% (3,542 sm x 20%=708 sm) 57 units x 1.5 = 85.5 57 units x 0.2 -11.4 96.9 2 57 units /4 -14 .25 57 units/ 20 x 6 = 17.1 FRONT ENTRY ROOF PROJECT: 2.lm INTO 6.0m SETBACK BUILDING HEIGHT: PROPOSED BUILDING HEI GHT IS 5 STOREY AT 20.2m ; 5 .2m ABOVE 1 5.0m MAX. HEIGHT. (EXCLUDING ELEVATOR PENTHOUSE) RETAINING WALL: 1.4m RETAINING WALL HEIGHT PROPOSED : 6.0m 6.0m @ RESIDENTIAL· 1.6m @ PARKADE 10.7m 6.0m 5 STOREY, 2 0.2m 1.43 FSR /54 867 sf l 2 5% (9,691 s f or 900 sm) 102 2 18 18 PROJECT DATA (CONSOLIDATE}: CIVIC ADDRESS: PROPOSED ZONING: PROPOSED LAND USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESIDENTIAL AREA GROSS: RESIDENTIAL AREA NET (FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): UNIT DISTRIBUTION: 11718 224TH Street+ 11731 Fraser Street RM-2 MULTIPLE -UNIT RESIDENTIAL 50,006 sf {4 ,646 sm or 0.46 HA or 1.15 AC) 82 RESIDENTIAL UNITS 71.3 Units/ AC 82.7% 93,072 s f (8,647 sm) 78,314 sf (7,276 sm, 1.57 FSR); 1.8 ALLOWED 1 BED/ 1 Bed & Den -16 2 BED/ 2 Bed & Den -56 3 BED -10 Total -82 l: .. 1·1· ~ ','I I, :, ,i1:I Ifill ''I :1 jii!1· I, ________________ _,_P...,,,.,ro~p=o~s~e_d_R e~s i <te ntLaL D_eve_lo~PJD..e nt_(E.h a..~e-2J_m1 ,_.. .... DP 0.4 :iii\ l·,·.11· 11731 FRASER STREET, MAPLE RIDGE, B.C. ., ATTERRA DEVELOPMENT INC. PROJECT DATA ATELIER PACIFIC ARCHITECTURE INC. MARCH 01. 2020 SCALE: NTS i\:n:11B:F-::~-:---~-Jq•,'.l 'i(l.~'.t!( ' ' ' ' . ' ' . ' ' ' . ' ' ' ;J ;~; ~r~~ ,:~rr-·, ·1nr;;1mr.mHWHJ'.i:qi::1:1,11 ·111i;, .. ! li:1111 j!Jl, --"''""' •1'1 i,!!l\!.::':;11\ 1>'' •• -z...._ -~ 11718 224 STREET PHASE 1 BUILDING BLOCK 1 Level 1 = 121.42' (37.01 m) Parking O = 109.34' (33.33m) Parking 1 = 97.18' (29.62m) .z_____ ,-;t• fl -------_J;.f o< r!,,;rf/ i4y /· ,1 ,i' ,.,w, $'' /1,' I / [ 29°-5 15/16° I '•~-·,,, ··• . o·~ M Z: \ '. '\>'()· Cl ~.,_. T ' I#!~~ ' ! -·-·-·-·-·-·-·-·-----1-- 11703 FRASER STREET PHASE 2 BUILDING BLOCK 2 Level O = 109.34' (33.33 m) Parking 1 = 97.84' (29 .82 m) Parking 2 = 87.34' (26.62 m) ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. i i i i i i i i i i i i i i i i j ,•11;·,,,·,·,,,1;;,;1:1:~imililfl~~~~''.:~Jil~~~1::·._J;~:-:8±;c:;~'"''"'l~:-:1:r~'.""'~7"j(Ff~a'fGi1i:i1fZ-~~LJ:;f~;'j'7'"7'~,--'"'.~'"'""',,...,,.." . .,...,,...---,----,.,.,,.,.,..,n711nn:~r;ilT.llii7:•;p,:rj1'.7'.~"~n,'T''""'"'.-:i":'""~~-:-n7-~r'.·T,7'.T'.T'<if;r.~!l1T'.'.!.P'.T',r,r,n;11''T'.7'7"~T7 7 :=.:s':J~';\:'"?i1f"·:7i'-,;'77;7""'";ij'':"''"7f''''"7;-c•;-7r,"'7 ~~··' ~ SITE ENTRY f- UJ UJ Q'. f- Cf) Q'. UJ ~ lJ.. . 1 .. i BLOC:::K 2 RESIDE N TIAL ~ LOBBY@ 29.82m PA RKADE ENTRY ~ 29.59m ,· 'r ,t-" ,, ,l ' ~ P ROJEC T l'>J ORl H DP 1.1 SITE PLAN SCALE: 1 :150 t'i'.'. ':.;, i;!;j -+lp~-----P.L. 'f !W~G-:=:=:~---------- • -I . ',..:. -----i----------- P.L ' ;:r:,,i;,:; ------1---------, K &.h-i---------J ________ _ ""'°"'""'"" I I ~~'ti1.t'~~------1----------·-· I =-in=-:'FW!l1 _______ J----- I ----.... ,=~·--·-----1----- ~=·-··· ' °""m-;-------1----- "'"''._Dow 1 -~ ~ __ ).:~;;~~..":.n _____ J ____ _ Hl«OIJCit .WAll FV.~•NC I :!~~-=,~~~ I P ...... lCOI.OUll'l'P. ~--·-·-·-·-·-----1----- 1 FRASER {EAST) ELEVATION P.L. 11':,7"11" ______ [________ l :; --T~~~T rt-'-T'-1"-r-.---.-.--ft---'r--Lr-Y'l-r-,--.--.-,,---,,--,---.JQ-.jllL,.-r-~-~:i~;= == === == , -..... -. I ~------1--------- ' 'il7.-!.l: ---1-----§.1 i=='=1 I H ~"'di'.:~ .. -...... :r:: I ii,;f,E ~f1 _____________ _ ~;.:.:1 __________________ _ I I ~~;,;cc ------•---- I <j>;cr -----------'i "~? I ,Ji : -·- --~ ., •• '.'!!!; .. _;,.,_-·------.., ---~: -~ r ---------· ""•,;t I,;:.., , ___ . __ ..:v_ I r., 't _J_ ------ - ----------_::::j: _ _s /;a,·-----·- --- ~', l_41i"""-"'L.--_[_=_CC.C" -r ·. ~~·~'""""'' I NORTH ELEVATION ......., ______________ _,Pro posed Resjd eJJ tial De>Le lop ment (Etrnse~2) i....i ,_,,,,... 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPM ENT INC. ATELIER PACIFIC ARCHITECTURE INC . r-- DP 3.1 ELEVATIONS SCALE: 3132" = 1 '-0" ~ 1111 1!i: t: r;J J I I .l 1!,; t_;, __ ::.1:_1 jfi{ ;n,~~:-·-·-PL ·-·-·-·-·-·-·-·-· ~: ____ L·-·-·-·-·-·-·-·=· i ::::::::::~ ~~r.i.::::· ·-·-·,·-·-·-·-·---~...!'.._. ~~~ -----r-----;::~;~; •\!%±'-·-·-·[-·-·-·-""''.:~~~: - l ~v,11m .T;· I ,=·~· .. ·· !2 ...,_ c1•~,rrn1>1NC -+\~"1.1!'1"-·-·-· -.·~'i<,·-·-·-·-·-·-· ~E =~-I ~ i . 1~1::i l --------r----- ~.L:=:=:=:=l=:=:=: ' I R ~ ___ _[ ___ _ I ' ----r---. I r==-1 l:l ·-·-·-·-1-·-·- ' ~--·-·-·J ____ _ +'./iir;[;;; ·-·-·;;:i,r ~..:,.-·-·-·-·-·-· ~~· ~ '""'"W C ~~.~~~ ,,., """"!L L ·~·~·~·~·~·~·~·~ "~ ~~~~~:~~~~~~~~'" -·-·-·--·-· -·-·-·-·-·-·-·-·-·-·-'-·-·-' - --·-·- - --·-- --·-_l W EST ELEVATION tw W-11::::~::" ·----~L. ~:1t:?i&~ ==:=~~~~~.;.:;::~~n=1-rE~~a -1R·=f ~h-H f. 1 1 u 1 ~, · t~-f-'rl $[ I ···""'"''~"-· ----+--·-· l ·- ' -·---:1·-·-·1-l-·- lr'---'r--'-ioa!, "[ _ ---1----~ .c.a,,Y! :_·+YfliJf::;_·-----1----------------·-I !,J;,~ ·-·-·-t--':~;:';f~~·-· I ""''c~~~o:~ ·~~;r:· ------1------'IIIW:IJ,IWJ~~,E,;~ m'ls\l':~ ·-j' '""'"'"',:;;~---+H-- --·----~~:~~-+-1 ----. I I I j ' ~ _·--·-r-J ' . -·-·-j-- ' ~----. -·-----1--- .• J,~~~-.:=.-=-.~ SJ"iNll)W()Ol)C0.1'•• -·-I -·-·-"·o· . -' --+n..4.~------1--------- SOUTH ELEVATION ATTERRA DEVELOPMENT INC. ATELIER PAC IP'IC ARCHITECTURE INC, DP 3.2 ELEVA TIONS SCALE: 3/32" = 1 '-0" ,;w 11! [ii .ij :r "' mP_I 1:% ,:_:_ii I:, I ----t=------ ----L--:-----rrr-r-rif-r--1 I ----·j--- 1 ---f--- I ~=h-- ____ J_ _ ---1~ :: :: I' : I'" i :'--'. ""'""'='='ea===~-~-==:~~:=r-~ -~-- b·-·-·-+-="-!1+·-·-·-·-·--·- jp' ___ ! -----·---:------·---·--· ----- .1 1,,,,.,t~~,,,,,1 ~ ,rt ., .. ·::::·::-::-t:-lw:<ctt:;~:;--·-·-~ ±. ----t ________________ .._,P c..o~p~o_s_e_d.J3_e~s id~e..nJLaL D_eveJJ>,.PJ!LS nJ_(l:h a.s_e-2J_1 , ... ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. SECTION 1 SECTION 2 DP 4.1 SECTI ONS SCALE: 3/32" = 1 '-0" 11 ,, w1 I ,,j {:,, , iri 1fi ;;Ii' ,dlj t;1111 nj :: V 1''. ..Ji[·+\"""-""'-p( ·~:i~£~;;;;;;1-·------- ' l'il:PM':·· ---I --·-I -I - P.l. I !\,r,£!'·-----1---------- 1 +,,;:!i!l;;-·-----1---------- 11,;;;1,;;;.;.;;;;-- _-, ~1--+r~~";;..---------------- SECTION 3 "j'-"j'- 1 1 J::: 11ww.~· --_ _J ~: :::t:::: II I -+-f,L ----------------.------r-·----------------i------- -------------!=--- I t===============;;;::::===::::'.'========~-----------------1----- 1 ~~,gi,1L·------~-------- I -----------------,---- ' ;~~,;:,; ---+----,~r=====t!l!=====dlll Di 111 ii ---: ---~-- II ! RES<DENTIALL~EL2 !! !i ----------_ _j___ - SECTION4 11731 FRASER STREET, MAPLE RIDGE, e .c. ATTERRA DEYELOPIU!NT INC. ATELIER PAC IFIC ARCHITECTURE INC. MARCH 31 , 2020 DP4.2 SECTIONS SCALE: 3/32"=1 '-0' ':I ,, :i Jil-' l;'.'11'1 :1111 'I jii!ij fil ·1· .. 1 ',' ' "'ij' ;,;I f,i ,u I 'I ,, ii_1! -/ n I"" ,...-~ .--.,,---.,---:s-~ r'),,,"------ STREETSCAPE · FRASER STREET ATTEAAA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. ~~r;~~~~TI~~TII(IJP}}~~~G?~1~~,~~~D31Uf~0~IT0~TI~aF~n~mm~:riFii~!lf~j'I~,;;!}ffIT~~r'C~:;Z:\J~'.rn1UilTiil~]'.mIBii~l'~~l~J~~[J~""Yf~~f;~i1~f;~~Fnri!~~~~nJr~~~nrn~ij1~TITihH~Hii~HHi1HTinmiwiI1fl~/il!!!'ii)f1''.'.11l!Hl!llJ!H!1iHillilfj(i/H''''. DP 5.1 STREETSCAPE /i, /r, iij/1 :;I 11il1 ;'.,' I,, I !ij ~:ii 11111: FRASER STREET (EAST) COLOUR ELEVATION _________________ Proposed Residential 11731 ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC . ·---,--·---- FASC IA BOARD METAL RAILING (CHARCOAL/ BLOCK) FIBER CEMENT PANEL (WHITE) FIBER CEMENT SIDING (WOODTONE) ALLEN BLOCK (GREY) CULTURED STONE BITTERROOT MOUNTAIN LEDGE FIBER CEMENT PANEL (GRAY} WOODTON E ALUMINUM RAILING WITH TEMPERED GLASS PANEL j{}1f ~± MANUFACTURED THIN STONE VENEER (PE AR L WH ITE) DP5.2 COLOUR ELEVATIONS & MATERIALS ----_ _I I~~ r1111 i!,:.1! ,,,11 l NORTH ELEVATION 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC . ATELIER PACIFIC ARCHITECTURE INC. FASCIA BOARD METAL RAILING (CHARCOAL / BLOCK) FIBER CEMENT PANEL (WHITE) FIBER CEMENT SIDING (WOODTONE) ALLEN BLOCK (GREY) CULTURED STONE BITIERROOT MOUNTAIN LEDGE FIBER CEMEN T PANEL (GRAY) WOODTONE ALUMINUM RAILING WITH T EMPERED GLASS PANEL fi~:T~ MANUFACTURED THIN STONE VENEER (PEARL W HIT E) DP5.3 COLOUR ELEVATIONS & MATERIALS r if~ I 1; i!il' •... 11 ! I l•J,·1 ;,, i .;! .~ 'Iii 'U' !iii! VIEW FROM FRASER STREET SOUTH EAST -------~--------e .. r.-q,p~ct s-e_d_fte~s i d~e~11.lLaL D~ev13_io_ROJ..e=o..L(P h ~s~e-.:.2-L 1 __ ATTERRA DEVELOPM ENT INC. ATELIER PACIFIC ARCHITECTURE INC. -~.~. -~.~ -------- DP 5.4 PERSPECTIVE RENDERING 1,•I ·1 ,u ~ f(').i.1''/ i:1J ~;1:l l·i•J ' ., "·J ' --~.-T" ,-.,...,,.,...,...,...~ :!' 1.\\, VIEW FROM FRASER STREET NORTH EAST ________________ .E,,e.oTp=o-s-e~ct_f:Le-s i d-e_oJia.L D~ev!3JJtPJ:O=e=o-L (P hJ!_s=e,.:.2J~i-- ATTERRA DEVELOPMENT INC . ATELIER PACI FIC ARCHITECTURE INC. DP5.5 PERSPECTIVE RENDERING ~ ·:1 ·J IC:I ~ PHASE 1 CJ txl ~ SITE ENTR 0 .,, ~ m ;o ~ ;o m !!I I I I '1 3;11.0 I ,:i20 I I I ----J I I I I I I I I I I I I I I I ,l 59 ~"~ - SulteC100 -4165Sli11Creek0r1ve Bumeby, Brillsh Columbia, V5C 6G9 p:604294-0011;/:604294-0022 -"'--------'= _ _;_~ l1E --,----; ~~ ERRA RIDGE 718 224TH ST. APLE RIDGE, B.C. ANDSCAPE EV PLAN l/l6"=l'.()" LO OFS 18-056 ..:: wi U.' z' w LJ.. 0 z <{ w ~ w u z g z w "'"" w (,/) <( :I: a.. a: 0 0 z"" ::5~ o.Z UJ :::J o.o <{ a: ~ ~~ r.:: __ _ TEQUILA SUNRISE PEBBLES 1-32 TSP1275 NORTHWEST LANDSCAPE SUPPLY DOVE GREY FLAT PEBBLES 1-1wT02.31e·s1zE. NORTHWEST LANDSCAPE SUPPLY 7703BO I --TEQUILA SUNRISE PEBBLES 1-32TSP1275 NORll-!WEST LANDSCAPE SUPPLY ---- ~ lt,CoP'!'rlght,eae "'cd.Tols dr""1nganddes lgn lS 11>e propanyofPMGLandscape Arthnectsandm.ayr.otbe teprod1Jeedorvsed !orotnerp,ajectsw1tl'IO!ll tne~ permiulon SulteC100 • 4185SU11Creek0rlve Bum&by, 8 6ll$h Col~mbia, V5C 6G9 p:6()4294-0011 ;1:604294-0022 SIERRA RIDGE 11718 224TH ST. MAPLE RIDGE, B.C. LANDSCAPE PLAN PH 1 -5TH FLOOR L2 PMGPROJECTNUMBER: 18-056 w in "}~4 i;Jiiff ,. 1i l., ... "I i,'.·'!li ij I ... ,~I' 1:1'1:' :;>1ul. ; ;,J~jfi !,:1 [ I 111 1111·)! 1;:,11 ':j ..,,,,., I I I I I ENTR 9 11\ 3 I I I -/!/--~• ,, ;;a 12] )> C/) m ;;a C/) -I ;;a m m -I '/:·, I : ::~~::Ts::~~=o J zt srnccwe'"" ~\~ """'"°""""" ,:~ In t \ ~~~~~~!~~~~~~~AREAS, STRE(TTREEPERMAPLE RIDGE SPECIFICATION. AMEVINCHIERXGRANDIFlORA 'AunJMNBRILtJANCE',SEE SINNl!,ORAWINGS 0 I I I I ! I I c== so~ Suite C100 -4185 S~II Creek Dnve Bumaby,Bri!ishColumbia,V5C6G9 p.604294-0011,f604294-0022 "' SIERRA RIDGE 11718 224TH ST. MAPLE RIDGE, B.C . LANDSCAPE PLAN PH. 2 -GROUND FLOOR Ll OFS 18-056 (1\ ALUMINUM TRELL1S -BBQ AREA \g7 / 114";1'--0" @LANDSCAPEONSLAB @DRAIN 5TR\P ON SLAB fi"SQUAREALUMINUM POST;BLACK POWDERCOAT PROPOSED OVERKEADLED LIGKTINGFIXTURES CONNECTION TO ROOF SLAB BY ARCH AND STRUCTURAL CK) HYDRAPRESSED SLABS ON SlA'~ PLANTscHEtil'.f[E PHASElGROU~OFCOCR <SY CTY OOTANICACN•M• I ,., ~:f!~:~:£;:-:.::"' .. ""'". I"., L/ @ ;:, '""'""'='"'"',.""-0""";, acoae~,w.os,,,,,,ccw.a,,, oocos,JC"°"""""""' "© STYRAX OBASSIA, FRAGRANT SNOWBELL TREE BOULDERS AND CONCRETE STEPPERS SECURED TO CONCRETE SLAB BELOW PLAY RESILIEN ARTIFICIAL TURF SEATING AREA, TWO RATANA SECTIONAL OUTDOOR COUCHES AND ONE CHAIR SOLUS DECOR -++tt---!t-+~;~~!~~OINT FOR SEATING AREA Rt: II II ~6~~~i;_ul~~~~CLARDS f++rl l""l±±ll\vl I wll 11 1~:z;;~"~4g'R'i~;;~"" Suite C100 -4165 s1mcreek Dr1ve Burnaby, Brilish Columbia, V5C 6G9 p.604294-00tt,f:604294-0022 SIERRA RIDGE 11718 224TH ST. MAPLE RIDGE, B.C. LANDSCAPE PLAN PH 2-ROOF 10 20 ~1-l/a"=l'--0" L2 50 DRAWN MM DESIGN: MM CHK'D Ma OFS PMGPROJECTN\JMBER 18..056 Attachment "D" 5.2 Development Permit No: 2017-572-DP Applicant: Trisha Firth, Atterra Development Group Ltd Project Architect: Brian Shigetomi Project Landscape Architect: Rebecca Krebs, PMG Landscape Architect Proposal: 57 unit Apartment - 5 Storey with FSR of 1.43 Location: 11701-11739 Fraser Street File Manager: Wendy Cooper The Staff liaison provided an overview of the low rise apartment project and referred to a previous submission of a separate phase. The project team gave a presentation of the project applications and plans. R/2018-040 It was moved and seconded That the following concerns for File No. 2017-572-DP be addressed and digital versions of revised drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information: Landscape Comments: 1. Utilize courtyard to create a central plaza and gathering node that incorporates public art and seating into that space; 2. Provide a paver material change to highlight public entrances to both buildings; 3. Add a screen or landscape buffer beside the North-West corner unit of Phase 2; 4. Consider adding program elements, such as benches and lighting, to the South-West exit walkway to reduce safety concerns. Maintain sightlines from perimeter units; 5. Provide hardscape legend and details for landscape elements with the submission; 6. Reflect details as required of storm water management elements within landscape plans; 7. Provide irrigation plan for all softscaping; 8. Add trellis or similar shelter over BBQ area in the rooftop amenity space; 9. Confirm space requirements for talk tube installation on roof; 10. Add garbage and recycling receptacles and hose bib to rooftop amenity space; 11. Provide wall texturing and other landscape treatment to buffer wall from the view of the neighbours to the South; 12. Provide lighting on rooftop amenity space; 13. Consider adding gas fireplaces to rooftop amenity space; Architectural Comments: 1. Enlarge entrance lobby and enhance the entrance experience; 2. Differentiate between the entrance and the rest of the lobby with a similar canopy treatment as Phase 1; 3. Provide project identification and address location at entrance; 4. Evaluate window height and bedroom placement beside North walkway. PROJECT DATA: CIVIC ADDRESS: EXISTING ZONING : PROPOSED ZONING: PROPOSED LAND USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESIDE NTIAL AREA GROSS: RESIDENTIAL AREA NET (FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): OUTDOOR AMENITY AREA: (1.0 sm/unit required) INDOO R COMMON AREA: USABLE OPEN SPACE: UNIT DISTRIBUTION: UNIT DISTRIBUTION: 1 BED/ 1 BED & DEN LEVEL 1 2 LEVEL 2 3 LEVEL 3 3 LEVEL 4 3 LEVELS 1 12 11731 FRASER STREET, MAPLE RIDGE RM-1 RM-2 MULTIPLE - UNIT RES IDENTIAL 38,128 sf (3,542 sm or 0 .35 HA or 0.87 AC) 57 RESIDENTIAL UNITS 65.S Units/ AC or 162.8 Units/HA 54% 64,568 sf {5,999 sm) 55,600 sf (5,165 sm, 1.46 FSR); 1.8 ALLOWED 3,168 sf (294 sm) 890 sf (82.7 sm) BALCONIES & ROOF DECKS -6,523 sf (606 sm) OUTDOOR AME NI TY AREA -3,168 sf (294 sm) TOTAL -9,691 sf (900 sm) 1 BE D/ 1 Bed & Den -12 2 BED/ 2 Bed & Den -35 3 BED -10 Total -57 2 BED/ 3 BED/ 2 BED & DEN 3 BED & DEN 7 2 7 2 7 2 7 2 7 2 35 10 57 >- >- y "" SETBACK: REQUIRED / ALLOWED: PROPOSED : FRONT (FRASER STREET): 7.Sm 6.0m REAR (WEST SIDE): 7.Sm 6.0m @ RESIDENTIAL' 1.6m @ PARKADE INTERIOR SIDE {NORTH): 7 .Sm 10.7m INTERIOR SIDE (SOUTH): 7 .Sm 6.0m HEIGHT: 4 STOREY, 15m 5 STOREY, 20.2m FSR: 1.8 {21380.4 sf= 1986.30 sm) 1.43 FSR (54,867 sf l USABLE OPEN SPACE: 20% (3,542 sm x 20%=708 sm) 25% (9,691 sf or 900 sm) PARKING: RESIDENTIAL (1.5 SPACE/UNIT ) 57 units x 1.5 = 85.5 VISITOR (0.2 PER UNIT) 57 units x 0.2 -11.4 TOTAL: 96.9 102 DISABLED PARKING STALL : 2 2 BICYCLE PARKING LONG TERM {1 per 4 unit): 57 units /4 = 14.25 18 SHORT TERM (6 per 20 units): 57 units/ 20 x 6 = 1 7.1 1B REQUIRED VARIANCES: SETBACK: EAST SETBACK : 6.0m WEST SETBACK: 6.0m @ RESIDENTIAL SO UTH SETBACK: 6.0m FRONT ENTRY ROOF PROJ ECT: 2. lm INTO 6.0m SETBACK BUILDING HEIGHT: PROPOSED BUILDING HEIGHT 15 5 STOREY AT 20.2m; 5.2m ABOVE 15.0m MAX. HEI GHT. (EXCLUDING ELEVATOR PENTHOUSE) RETAINING WALL: 1 .4m RETAI NING WALL HEIGHT ' ' ' ' ' ' ' ' ' .>. 11731 ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. JANUARY 09, 2019 PROJECT DATA (CONSOLIDATE): CIVIC ADDRESS: PROPOSED ZO NING: PROPOSED LANO USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESI DENTIAL AREA GROSS: RESIDENTIAL AREA NET (FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): UNIT DISTRIBUTION: 11718 224TH Street+ 11731 Fraser Street RM-2 MULTIPLE -UNIT RESIDENTIAL 50,006 sf (4,646 sm or 0.46 HA or 1.15 AC) 82 RES IDENTIAL UNITS 71.3 Units/ AC 82.7% 93,072 sf (8,647 sm) 78,314 sf {7,276 sm, 1.57 FS R); 1.8 ALLOWED 1 BED/ 1 Bed & Den -16 2 BED/ 2 Bed & Den -56 3 BED -10 Total -82 DP0.4 PROJECT DATA SCALE: NTS )> -0 -0 rn z 0 x rn 1:,::111· 111'1 /,•/1/:i' l''I' j1l1 ,' I, I J l j ;::: "-.I '<t 'i:i ~~ VJ ~ ~ C'\j ./ j..; ;f PHASE 1 BUILDING BLOCK 1 --------Level 1 = 38.00m Pari<1ng-t=-23,66m Parking 2 = 30.31m VARIANCE1 L ,1 9 ------· ~ .· ~ .---· ........ ----. ----· - i i i i i i i i i i i i i i -nc "\"'V,+·-----·-·-·-·--i----·- 1 i i i i i PHASE 2 l BUILDING BLOCK i2 I . i Parkrng 1 = 30.66 m j Level 1 = 34.01 m Parking 2 = 27.23 m j 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. i i i j ;:' ITE ENTRY "Tl ~ m ;;c Cl) ""' ;;c m m ~ ::tj ),. V) S8 V) :Jj ~ --1 SSIBLE ROAD DEDICATION '11,;, ~ PROJECT NORTH DP .. t.1 SITE PLAN SCALE: 1:150 ··1 !':':' .. ·.'., •r, __ d' '/11ff [1,,µ1/ j'llJj\ I !ili:!/'l ,1;11 'l!i: I",:, '"11 VARIANCE P.L. P.L -=~J=~""'=.·~=.--i ~.=.:: -·-·-·-·-·-·-·-·,·-·-·- ' • ~-c_ -·-+----·-·-~i~;,·-·--~·--- E (Wt<llll ! ~~·-·-+·-·-·-·-· -·-;_~t~L~-·-)·-·--., I :::::':.;';:;;:;'~:;' I PA"!'(("Ol()UR TVP. ,:~~,u~----·-+·---------------------------1------"'--' I I '*~~::~-------!--,,,'<Ir. FRASER (EAST) ELEVATION T· ' ....,=:=:=:=:=:=i::=:=:=:=:::: J EE I_=;;}::::: _J _ -·-·-·- ! --~;;~ct---------- -~;:'~';;;'.'"'+·-·-·-·-·- 1-F=FI bdd-1 ::-::.?=~:.:" ' ., -·="""= ·-·1·-·-~·-1 ~q.,·..._9· -·-·-·-·-.l~~~~~~~·-·- ·,<?<9;1! .. ,<?:;1i -t I I -----,,.~ ,,.~ P>,S<t'-+=------;.o},;-=-----------·--·-·~: ·---·-·----·--------------t ~::,~;~ -- f.&· I : 1 ,: __ : ____________________ ..:________________________________________________ ------·--- NORTH ELEVATION _________________ P c.,o__p_o~~-e-d_R e_s_Ld_e ntl aL D-e.,Y_e,.Lorp.l!Le-oJ_(J:.IJAS=e..:.2.)_~I ,-- ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. ,;, ; i :J; 1 ·;!'!I :;~ ,i' ' . .., . ..,,... . ., . T·-·· >,., " ....... _, .. , ... l'\" DP 3.1 ELEVATIONS SCALE: 3/32" = 1'--0 " J 'j/l J l l f, r::~,;==1==~~~~~=~ ~===r :::, '"·"·-I I '/' VWtlWINLXM 1· ::~ ===t ==~~ ~~~J ~ E I fl9EOCl'>l(>IT'~~ I ~ ; ::.:·;·-~ -J.-.~---~,;:'\e.~L ._ ·-·-·-·-·L - E ,,,._,,_, 0-f,s,jfJ,,..;, I ~~ :s: o<?-?"'.J. I ~- .. ~~.~':'"' ---~~~~o -~-.J..: .. :------------- WEST ELEVATION ELEVATION l *\~~':.:..,...::;-·----lr ·--,==.:::u_- E iM><IIIO<>lfCOlOUITO nu~,-,._. : ~1?~~,~~~~~~ .J .. ~ '~1<-. %'-'¥" -~~ -...~t,'o, -------------------------------------------~ jj' 'i--~--~--- ui UJ ------~----Cl o, ___ f, ____ _ ·-I I j I •VARIANCE ~ .::,'!.::,=_....,,,__ ;,;.,,~· ·~+?_,.~ r-1-:~~ ,rr::r~~~--~ -· .!"_ SOUTH ELEVATION ELEVATION ________________ _,P rOTR9_s=e_d_8=e~sJste~n.tLaL D_e_v_eJ~orp_rneJ1LCP h_asJ~~2J_lt....F--DP 3.2 ELEVATIONS ATTEARA DEVELOPMENT INC . ATELIER PACIPIC ARCHITECTURE INC. JANUARY 09, 2019 SCALE: 3132" = 1 '-0" ,, .. _;;1/;·Ji:i:r1:t,i' , .. · · · · i'. : · ···, :,. , :t ·;/ ,;:,;. ·1\ .;11· .:.,: , ., .• 1;!._~:". •• . · · · · · · -·· •• ·1: · · .. ··· · · .. x .... ,, :t· · · · .. ,;i. · . ,.. ,, .'.i''·!t!i. ::1i':i :, ".:,:~;:, ·~tii:1:\ /:;:1::.i:.:1::'.·:~~G~21iv~nnnw:CTH@nnif:i~H~J11;:Jt./ 1, 1 I II n Hi!_ : ·I I! 1; \ 1 I,' 1 J ~ ~ ~ I i ~=1 ~~~ --._c:'---.w_ ... __ mapleridge.ca City of Maple Ridge TO: FROM: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: April 21, 2020 01-0640-30-2020 cow SUBJECT: Albion Community Centre Project & Grant Funding Update EXECUTIVE SUMMARY: In June 2019, Council awarded the contract for the Albion Community Centre (ACC) Phase One construction for major site development and earth works. Over the past ten months this work has advanced and completion is anticipated in June. Over this same timeframe, the City has received award confirmation of two $1 million grants, the first through the 'Enabling Accessibility Fund' and the second through the 'Community Childcare Space Creation Program'. In early April 2020, the City received confirmation that the ACC project was not successful in its bid for $5 million in grant funding under the 'Investing in Canada Infrastructure Program'. The ACC funding plan in place anticipated $4-5 million in grant funding. To overcome the anticipated $2-3 million funding shortfall of the estimated construction costs for this facility, it is recommended that an increased reliance on Community Amenity Contributions and gas tax funds be utilized. To enable the project to move forward in a timely manner, the next step includes obtaining pricing for the Phase Two construction work, through our construction manager at risk, which will be a stipulated sum price for the completion of this project. This pricing is anticipated to be brought back for Council's consideration in July. RECOMMENDATION: That detailed pricing for the Construction of Phase Two of the Albion Community Centre be obtained and brought back to Council for consideration. DISCUSSION: a} Background Context: In December 2018, Council directed staff to submit an application for a significant grant opportunity to support Community, Culture and Recreation Infrastructure through the Investing in Canada Infrastructure Program (ICIP). At that time, Council also authorized the project be split into two work phases, the first phase to include major site and earthworks, and the second phase for building construction, to ensure grant eligibility for Phase Two of the project. A grant application was submitted for $5 million towards the construction of the ACC. In June 2019, Council approved the ACC Phase One site development so that earth works, retaining walls, concrete forming, under slab utilities and building foundations could proceed 2431919 Page 1of 3 1151 and work requiring heavy equipment could be completed prior to the opening of the adjacent c'esquenele Elementary School to minimize disruption. The City has received confirmation of grant funding of $1 million through the Federal 'Enabling Accessibility Fund, to increase accessibility for people with disabilities in communities as well a $1 million grant through the Community Childcare Space Creation Program to create new licensed daycare spaces within local government facilities. The ICIP grant announcements, originally anticipated for the fall of 2019, were delayed into the first quarter of 2020 with the City receiving recent notification that the ACC project was not selected for this funding due to the program being considerably oversubscribed. The correspondence from the Ministry of Municipal Affairs and Housing is attached. b) Desired Outcome: The desired outcome is to move forward with the Phase Two development for this recreation infrastructure project to meet the demands of our rapidly growing community and provide enhanced opportunities for citizens to engage in activities that promote active, healthy lifestyles and community wellbeing. c) Citizen/Customer Implications The delivery of the ACC will provide Albion residents with a sport, recreation and culture venue that enables citizens to connect with their neighbours and other groups with common interests and to benefit from enhanced opportunities for active, healthy lifestyles. This project is a great example of partnerships and co-location of facilities to provide much needed community infrastructure. d) Strategic Alignment: This project aligns with many existing plans including Council's Strategic Plan (inter-government relations, growth, community pride and spirit and the environment), School District No. 42's 2015 Strategic Facilities Plan, the 2010 Parks, Recreation & Culture Master Plan, and lastly the Master Agreement between the School District No. 42 and the City for the joint use of public facilities and coordination of services. e) Business Plan/Financial Implications: The Class "A" estimate identified a cost of $15.4 million to construct the ACC along with $750,000 in off site servicing with an additional $800,000 to build to LEED Silver standard and a construction escalation cost of $600,000 to support the City's eligibility for a recreation infrastructure grant. The funding plan in place to accommodate the estimated $17 -18 Million in costs includes: • $8.5 million debt and $1.5 million Amenity Contributions; • $0.75 million for Albion Community Centre land servicing/development fees; • $2.25 million from Parks & Recreation Projects Construction Contingency; and • $4 - 5 million in grants Over $2 million in grants for green building design, accessibility enhancements and childcare spaces have been awarded for the ACC, however the $5 million ICIP grant application was not successful. The funding plan will likely need to be adjusted to overcome the anticipated $2-3 million funding shortfall in the estimated construction costs and an increased reliance on Community Amenity Contributions (CAC's) and gas tax funding is recommended to be utilized in place of grant funding. 2431919 Page 2 of3 CONCLUSION: The Albion Community Centre project is an important part of Council's vision for enhanced services in the Albion neighbourhood that includes an elementary school, community centre, sports field, playground, natural areas and trails. To support this project moving forward in a timely manner, it is recommended that Double V Construction Ltd. be directed to proceed with pricing Phase Two of the construction work. Prepared by: Valoree Richmond, MB LA Director of Parks & Facilities Reviewed by: T vor hompson, BBA, CPA, CGA Chief inancial Officer Approved by: Attachment: ICIP Grant Correspondence dated March 18, 2020 2431919 Page3 of3 Canada March 18, 2020 Ref: 252252 Don Cramb Senior Recreation Manager City of Maple Ridge 11995 Haney Place Maple Ridge BC V2X 6A9 Dear Don Cramb: Re: Investing in Canada Infrastructure Program (ICIP) -Community, Culture and Recreation Project# IC0143 -Albion Community Centre Thank you for your application for funding under the ICIP -Community, Culture and Recreation Program. We would like to advise that, after careful consideration, the above-noted project was not selected for funding under the ICIP -Community, Culture and Recreation Program. The program received significantly more applications than could be funded. This decision does not reflect on the importance of this project for your community, but rather the degree by which the program has been oversubscribed. All applications were equitably reviewed and given consideration for funding. If you have any questions, please contact Laird McLachlin, Community, Culture and Recreation Program Lead, by email at: Laird.McLachlin@gov.bc.ca. Additional program information can be found at the Investing in Canada Infrastructure Program website: www.gov.bc.ca/lnvesting-in-Canada-lnfrastructure-Program. Should future funding become available, staff are pleased to provide advice on preparing an application. Ministry of Municipal Affairs Local Government Infrastructure and Housing and Finance Branch Mailing Address: PO Box 9838 Stn Prov Govt Victoria, BC V8W 9Tl Phone: 250 387-4060 Fax: 250 387-7972 . . ./2 Location: 4th Floor -800 Johnson Street Victoria BC V8W 1N3 www2.gov.bc.ca/mah --i-l Don Cramb Page 2 Thank you for your interest in the ICIP-Community, Culture and Recreation Program. We wish you every success with your community project. Best regards, Liam Edwards, Executive Director Local Government Infrastructure and Finance Ministry of Municipal Affairs and Housing pc: Brian Bedford, Director Local Government Infrastructure & Engineering Ministry of Municipal Affairs and Housing Kelly Swift, Acting Chief Administrative Officer City of Maple Ridge Ministry of Municipal Affairs Local Government Infrastructure and Housing and Finance Branch Mailing Address: PO Box 9838 Stn Prov Govt Victoria, BC V8W 9Tl Phone: 250 387-4060 Fax: 250 387-7972 Location: 4th Floor -800 Johnson Street Victoria BC V8W 1N3 ~-= ---CITY OF MAPLE RIDGE TO: His Worship Mayor Michael Morden MEETING DATE: April 21, 2020 and Members of Council FILE NO: 01-0640-30-2020 FROM: Chief Administrative Officer MEETING: cow SUBJECT: Thomas Haney Secondary School Tennis Courts Renovation -Construction Agreement EXECUTIVE SUMMARY: The Thomas Haney Secondary School (THSS) tennis courts are well-used by the community and sports clubs for informal and organized tennis play, however, the court surface has developed significant cracks which have become a safety hazard. In addition, the court surfacing has reached the end of its useful life and requires replacement for the 2020 tennis season. School District No. 42 (SD42) and the City of Maple Ridge jointly own the land that the Thomas Haney Tennis courts were developed on and a construction agreement is needed for the work to proceed. Staff is seeking Council approval in principle of the draft Construction agreement, as attached, while we wait for concurrence from SD42. RECOMMENDATION: That the draft Construction Agreement for Thomas Haney Secondary School Tennis Courts be approved in principle; and, That the Corporate Officer be authorized to execute the finalized agreement. DISCUSSION: a) Background Context: This is the City's main tennis court facility located at Thomas Haney Secondary School which provides 5 regulation size tennis courts for community and school use. These courts are used primarily by the Maple Ridge Tennis Club and Maple Ridge Senior Tennis Club, with annually allocated time at the facility for league play, tournaments and programs. The Thomas Haney tennis courts are located on the Thomas Haney Secondary School site with an existing Maintenance Agreement with School District No. 42. A Construction Agreement is required for this significant renovation to proceed. 2431881 Page 1 of 2 1152 ,_ ,_-' t: f : b) Desired Outcome: The desired outcome is for Council to approve in principle the attached Construction Agreement to enable the renovation project to proceed. c) Strategic Alignment: The 2010 Parks, Recreation and Culture Master Plan contains the strategic objective to meet the athletic and safety needs of sports user groups in our community and the construction agreement for the Thomas Haney Tennis Courts will achieve these goals at this facility. d) Citizen/Customer Implications: The renovated courts will provide for improved safety for the tennis club participants and the community. Both the Maple Ridge Tennis Club and the Maple Ridge Senior Tennis Club will be able to utilize the tennis courts in 2020 if they are re-surfaced in time for this year's tennis season. CONCLUSION: The Thomas Haney Secondary School tennis courts occupy land jointly owned by both School District No. 42 and the City, therefore a Construction Agreement is needed prior to commencement of this Work. Staff recommends that the agreement be approved as it has not yet received final approval from SD42. Prepared by: Chad Neufeld, MBCSLA Acting Manager of Parks Planning & Development A~ Reviewed by: Valonfe Richmond, MBCSLA Acting Director of Parks & Facilities eation & Culture Attachment A: Thomas Haney Secondary School Tennis Courts Construction Agreement 2431881 Page 2 of 2 THOMAS HANEY SECONDARY SCHOOL TENNIS COURTS CONSTRUCTION AGREEMENT (this "Agreement") dated for reference ____ , 2020 (the "Reference Date") is BETWEEN: AND: THE BOARD OF EDUCATION OF SCHOOL DISTRICT NO. 42 (MAPLE RIDGE -PITT MEADOWS), a school board incorporated under the British Columbia School Act [R.S.B.C. 1996] c. 412 and having its office at 22255 Brown Avenue, Maple Ridge, B.C., V2X 8N6 (the "School District") CITY OF MAPLE RIDGE, a municipality under the Community Charter, [SBC 2003] c. 26 and having its office at 11995 Haney Place, Maple Ridge, B.C., V2X 6A9 (the "City") WHEREAS: A. The City and the School District (collectively, the "Parties" and individually, a "Party") entered into the Master Agreement on Cooperation for the Joint Use of Facilities and Coordination of Services on January 11, 2017 (the "Master Agreement"); B. The School District owns lands on which it operates the Thomas Haney Secondary School at 23000 Avenue, Maple Ridge, B.C., V2X OT8, legally described as: Parcel Identifier: 016-920-961 LOT 1, PLAN NWP87466, DISTRICT LOT 402, GROUP 1, NEW WESTMINSTER LAND DISTRICT, & DL 403 (the "SD42 Lands"); C. The City at its soles expense proposes to re-pave and re-surface the tennis courts shown in Schedule A attached hereto within the boundaries of the dark lines marked "limit of work" (the "Work Area"), and having the specifications listed in Schedule B attached hereto, as may be amended by agreement between the Parties (collectively the "Tennis Court Restoration"); D. Pursuant to the Master Agreement, the School District has agreed to grant the City a license to construct the Tennis Court Restoration as provided herein, subject to the terms and conditions of this Agreement; and E. The Parties have entered into or intend to enter into a Maintenance Agreement dated for reference as February 12, 2004 (the "Maintenance Agreement") to govern the Parties' use of the Tennis Court Restoration after construction in accordance with the terms of this Agreement and the Master Agreement. AGK 77672 2 1 NOW THEREFORE in consideration of the premises herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by each of the Parties, the Parties hereby agree as follows: 1. License to Construct -The School District hereby grants the City a license (the "License") and permission to enter and occupy the portion of the SD42 Lands within the Work Area to construct the Tennis Court Restoration in accordance with the Specifications, subject to the terms and conditions of this Agreement. 2. Site Preparation and Utility Connections -The City shall be responsible at its own risk and expense for all the site preparation and utility connections required for the Tennis Court Restoration and, except as expressly provided in this Agreement or the Maintenance Agreement, the City will be responsible for all other design, supply and construction costs associated with the Tennis Court Restoration. 3. Construction of the Tennis Court Restoration -The City covenants and agrees to fund and engage a qualified contractor (the "Contractor") to supply, deliver, install and complete the Tennis Court Restoration as described in this Agreement, entirely at the risk and expense of the City. 4. Materials -All products and materials provided in respect of the Tennis Court Restoration shall be new and in accordance with the Specifications. Any products that are not specified shall be of a quality well suited to the purpose required, and shall match school colours when installed. 5. Standard of Work -The City shall ensure that all work performed on the Tennis Court Restoration is performed in a good and workmanlike manner, in accordance with the Specifications and all applicable laws, regulations and directions of authorities having jurisdiction, and will make any changes or corrections to the work necessary to meet those Specifications at the City's sole expense. The City shall purchase, deliver and install all the materials and equipment that comprise the Tennis Court Restoration, and the City shall be responsible for obtaining or issuing the required permits for this project in accordance with the lawful requirements of all governmental authorities having jurisdiction with respect to the construction of the Tennis Court Restoration. 6. Changes to Specifications -The City shall not make any material change to the Tennis Court Restoration or the Specifications without the prior written approval of the School District. If the modification substantially meets the requirements of the Specifications, this Agreement and the Operating Agreement, then the School District shall not unreasonably withhold its approval. 7. Warranty -The City shall obtain warranties for the Tennis Court Restoration from the supplier as described in the Specifications, or if no warranties are specified then as would be reasonably expected for similar facilities in British Columbia. 8. Inspection by School District -The School District may inspect the Tennis Court Restoration at any stage of construction and require the City to make changes or corrections necessary to meet the Specifications. AGK 77672 2 2 9. Term -The City shall make all reasonable efforts to ensure that the Tennis Court Restoration are completed for use no later than one year after the Reference Date, but in no event do the Parties intend for this Agreement to extend past the day that is three years from the date this Agreement is signed. 10. Construction Period -The Parties anticipate that construction of the Tennis Court Restoration will not take more than six (6) months in total. To the extent reasonably possible, the City shall ensure that construction activities do not disrupt or interfere with the normal activities and operation of Thomas Haney Secondary School. 11. Costs -Except as the School District may in its discretion expressly agree otherwise, the City covenants and agrees to pay all actual costs associated with the procurement, delivery and installation of the Tennis Court Restoration, the replacement of the Tennis Court Restoration upon expiry of its useful life, and the removal of the Tennis Court Restoration and restoration of the SD42 Lands on termination or expiry of the Maintenance Agreement including, without limitation all products, services, labour, materials, tools, equipment, plant, machinery, water, heat, light, power, transportation, permits, application, inspection and license fees, development cost charges, community amenity contributions, any required site and offsite improvements, and all other required facilities, things and services. 12. Payment Schedule -The City shall promptly pay when due all accounts and invoices for anything supplied in respect of the Tennis Court Restoration. Without limiting the foregoing, the City shall make progress payments to the Contractor within thirty days after completion of each stage or part of the work, in the amounts certified by the City staff member who is managing the construction. 13. Default -If the City is in material default in the performance of its obligations under this Agreement in respect of the construction and funding of the Tennis Court Restoration, and does not remedy any such default within 30 days of being notified in writing to do so, the School District may terminate this Agreement and require the City to remove any improvements, including without limitation the Tennis Court Restoration and associated equipment, tools and materials that have been placed on the SD42 Lands, and restore the SD42 Lands as near as reasonably possible to its prior condition, at the City's expense. 14. Force Majeure -The obligations of the City and the School District under this Agreement shall be suspended during any period when a Party is prevented from fulfilling its obligations for reasons beyond its reasonable control, including, without limitation, strikes, lockouts, riots or other civil disorders, fires, floods, and other natural disasters or acts of God. 15. Corporate Proceedings -Each Party warrants that it has taken all corporate proceedings required to enter into and perform its obligations pursuant to this Agreement. 16. No Interest in Land -The rights of the City pursuant to .this Agreement are contractual only and this Agreement does not grant the City any interest in land. 17. Fixtures -The Parties acknowledge and agree that the Tennis Court Restoration will be fixtures, which will form part of the SD42 Lands as they are constructed, and will be legally owned by the School District, notwithstanding any other provision of this Agreement and notwithstanding any payment of costs by the City. AGK 77672 2 3 18. Succession -This Agreement and the License it contains are personal to the City and may not be assigned by the City, including by succession or by operation of law, except with the prior written consent of the School District, which may be reasonably withheld. The City may sublicense its rights pursuant to the License only for the purposes identified in this Agreement or for such other use or uses authorized in writing by the School District, provided that the School District is notified, the sublicensee agrees in writing to comply with the terms of the License, any sublicense shall not relieve the City of any of its obligations hereunder, and any acts and omissions of a sublicensee shall be considered the acts and omissions of the City. For certainty, the School District hereby authorizes the City to engage contractors and subcontractors for the purposes of constructing the Tennis Court Restoration and for those purposes those contractors and subcontractors are deemed to be approved sublicensees. This Agreement shall enure to the benefit of and be binding upon the School District and its successors and assigns, notwithstanding any rule of law or equity to the contrary. Notice and other General Provisions 19. Except in the case of an emergency, when notice may be given by telephone with later confirmation in writing, any notice which to be given under this Agreement shall be in writing and either delivered by hand or sent by facsimile transmission, addressed as follows: To the City: Attention: Director, Parks and Facilities 11995 Haney Place Maple Ridge, B.C., V2X 6A9 Fax: (604) 467-7329 To the School District: Attention: Secretary Treasurer 22225 Brown Ave. Maple Ridge, B. C. V2X 8N6 Fax: (604) 463-4181 or to such other address or facsimile number of which notice has been given as provided in this section. Any notice which is delivered by hand is to be considered to have been given on the day it is delivered. Any notice which is sent by fax is to be considered to have been given on the first business day after it has been sent and an electronic confirmation of delivery has been received. If a Party changes its address or fax number, or both, it shall promptly give notice of its new address or fax number, or both, to the other Party as provided in this section. 20. An alleged waiver of any breach of this Agreement is effective only if it is an express waiver in writing of that breach. A waiver of a breach of this Agreement does not operate as a waiver of any other breach of this Agreement. AGK 77672 2 4 21. If any provision of this Agreement is held to be unenforceable by a court, that provision is to be severed from this Agreement and the rest of this Agreement remains in force unaffected by the severance of that provision. 22. This Agreement and the Maintenance Agreement constitute the entire agreement between the Parties regarding the subject-matter of this Agreement and supersede all other negotiations and communications between the Parties regarding the construction of the Tennis Court Restoration. 23. This Agreement may not be modified except by an agreement in writing signed by both Parties. 24. The duties and obligations imposed by this Agreement and the rights and remedies available under this Agreement shall be in addition to and not a limitation of any duties, obligations, rights and remedies otherwise imposed or available by law and remedies may be exercised in any order or concurrently. 25. Each Party acknowledges that the other Party is a public body subject to the Freedom of Information and Protection of Privacy Act and as such, may be required to disclose documents exchanged between the Parties and documents created in this Agreement. 26. The Parties agree to do everything reasonably necessary to give effect to the intent of this Agreement, including execution of further instruments. 27. Time is of the essence of this Agreement. 28. No partnership nor joint venture nor trust nor any agency is created by or under this Agreement and the City does not have the authority to commit the School District to the payment of any money. 29. Nothing contained or implied herein shall prejudice or affect the City's rights and powers in the exercise of its functions pursuant to the Community Charter [SBC 2003] c. 26, the Local Government Act [RSBC 2015] c. 1, or its rights and powers under all of its public and private statutes, bylaws, orders and regulations, all of which may be fully and effectively exercised in relation to the Lands as if this Agreement had not been executed and delivered by the School District. AGK 77672 2 5 In witness whereof, the Parties have caused this Agreement to be executed and delivered by their authorized signatories as of the dates set out below: DATED the __ day of ______ , 2020 The Corporate Seal of THE BOARD OF EDUCATION OF SCHOOL DISTRICT NO. 42 (MAPLE RIDGE -PITT MEADOWS) was hereunto affixed in the presence of: Secretary Treasurer: Flavia Coughlan ) ) ) ) ) ) ) ) ) ) DATED the __ day of ______ , 2020 The Corporate Seal of CITY OF MAPLE RIDGE was hereunto affixed in the presence of: Stephanie Nichols, Corporate Officer AGK 77672 2 6 ) ) ) ) ) ) ) ) C/S C/S SCHEDULE A THOMAS HANEY SECONDARY SCHOOL TENNIS COURT RESOTRATION SITE PLAN and LIMIT OF WORK AGK 77672 2 )> G) ;,;; "'1 "'1 m "'1 N N 00 Figure 1 : Plan of the Court Note: All court measurements shall be made to the outside of the lines. PETA(L21 All tennis court lines shall be while ln color. Outer coun Ploxipavc color to bo ·co1:tomr.:i Rod" Inner court Ploxi~Vfl color to bo "Light Groen· l:k,,..;1)11,• "' t,;.,n1 rJ .\1:u1: i--f---.1tV()"(IO.'i7,11 ) ---~- s.-ro,h.,•Lin•.- [ ~ 1-'.:-i" ·=! x o ~{.'>1·!.mi ~ ... "I ~t .:1·0~1.91 4:,11 ..... ' f • i~ i ' i ; ~ " ~,·,vic,:l .lt,:.: :ii' ,i , r ---ZT0 '11(::1m) --- rt_ .. ~· . .r•r ·n.:17 111 1 C~·n1n:M;tffi • l.\{!..,.J,n,· ""[-~· " .!'(> .. ,1 .. ~7111• NOTE: All tennis court line layout and thfckness to be according to Tennis Canada Regulations TENNIS COURT LINE MARKINGS ~ft : ·,;,,; '. ,': ;: '. '.i! '.~;ii (l{?:: ~iB;, :i :1~D (i ~~ '.i; i :;:; :;i~,: I:,;!; ,:;;i}; (;~, ;1:' ;'./!;\;~ :; 0:1-!lii:l ,; j~~t ~~~: J~:i~ I;~~: I!'· 1: ',;i ':d '. :1, :!; '.: !i I.',! P!exlpave acrylic sports coaling surface or approved equivalent Available from Tomko Sports ·--. See L3.0 for specifications Hot Mix Asphalt Surface (MMCD Hot Mix Asphalt-UC #2) Glassgrid Geotexrne if awarded --- Existing granular base Existing granulaf~----* sub-base PETA(L2 3 ASPHALT DETAIL TENNIS COURTS COURT APRON DETAIL2.2 PLEXIPAVE COLORS -I :::c 0 s ~ :::c )> z m -< en m ("') 0 z C en> .,, ;o en m-< n n en :::c -nm :!! :::C C ("') 0 C: >or ::! rm o -tm zm enz z en ("') 0 C: ~ ;o m en 0 -I ~ -I 0 z I, ij) t:1111 =. -----:: .:-___ :· -===._ ·--TO: FROM: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer CITY OF MAPLE RIDGE MEETING DATE: April 21, 2020 FILE NO: 01-0640-30-2020 MEETING: COW SUBJECT: Thomas Haney Tennis Court Restoration -Award of Contract EXECUTIVE SUMMARY: The Thomas Haney Secondary School (THSS) tennis courts are well-used by the community and sports clubs for informal and organized play. However, the playing surface has developed significant cracks over time as a result of settlement which have become a safety hazard. In addition, the sport court surfacing has reached its end of its useful life and requires immediate replacement. The Maple Ridge tennis club and the Senior's tennis club that use this facility have approached the City to request that the courts be fully resurfaced for the 2020 tennis season to provide a safe playing surface. Staff recommend that a contract be awarded for the tennis court resurfacing work to the lowest compliant bid received from Action Holdings T/A Custom Blacktop Co. This work is anticipated to be completed before the summer 2020. RECOMMENDATION: That Contract ITT-PL20-12: Tennis Courts Restoration at Thomas Haney Secondary School be awarded to Action Holdings T/A Custom Blacktop Co. for a total contract amount of $169,875.00 excluding taxes, plus a contingency of $17,000 be authorized; and, That the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: This is the City's main tennis court facility located at Thomas Haney Secondary School which provides 5 regulation size tennis courts for community and school use. The Maple Ridge Tennis Club and Maple Ridge Seniors Tennis Club are both allocated time at the facility for league play, tournaments and programs. 1153 2425027 Page 1of3 ' ' ' i r-r. r t 1-, i Asphalt crack repair work and partial court repainting was undertaken in 2014, and again, in 2017. The crack filling repair are a temporary solution that only lasts one or two years, depending on weather conditions. In 2018, the City hired a geotechnical consultant to provide solutions for a longer term repair to address recurring surface cracking and recommended play surface replacement. Tender Evaluation The Invitation to Tender (ITI-PL20-12) for tennis court restoration works was issued through BC Bid on February 21, 2020 and closed on March 31, 2020. Five (5) bids were received with base bid prices ranging from $135,775.00 to $200,655.50. Action Holdings T/A Custom Blacktop Co.'s total base price in the amount of $135,775.00, plus optional work of installing a geotextile grid for longevity of the asphalt surface, for a total bid price of $169,875.00 is the lowest compliant bid submitted. Action Holdings T/A Custom Blacktop Co. is experienced in court paving projects with recent projects throughout the lower mainland. b) Desired Outcome: The desired outcome is to restore the existing sport court surfacing to provide a safe and playable sports surface for tennis court users at this facility. c) Strategic Alignment: The 2010 Parks, Recreation and Culture Master Plan contains a strategic objective to meet the athletic and safety needs of sports user groups in our community therefore the tennis court renovation will achieve this goal. d) Citizen/Customer Implications: Community tennis players will benefit by having the City's main tennis facility resurfaced to address the safety issues. The tennis courts are temporarily closed due to the COVID-19 outbreak which provides an opportunity for the work to be completed during this time. e) Business Plan/Financial Implications: The Thomas Haney Tennis courts land is jointly owned by SD42 and the City of Maple Ridge which previously had a Maintenance Agreement in place that outlines major repair and lifecycle replacement costs are to be shared equally. In the past, SD42 has cost shared on similar projects, however, SD42 has indicated that as this facility has now reached the end of its useful life and it is not used by the school, they do not wish to enter a new maintenance/lifecycle agreement for a newly renovated facility, however, they have no objection for the facility to remain on jointly owned land. The Parks and Facilities Infrastructure Replacement Budget has the capacity available in 2020 to accommodate the $169,875.00 required for the surface replacement, along with a contingency of $17,000.00, that would only be used should there be unforeseen site conditions. 2425027 Page 2 of3 CONCLUSION: The tennis courts at THSS are in need of a full surface renovation and structural stabilization to ensure a safe playing surface for the 2020 tennis season. Staff are recommending to proceed with a tennis court restoration project to provide a safe playing tennis surface. Prepared by: Chad Neufeld, MBCSLA Acting Manager of Parks Planning & Development /Ur(~ Reviewed by: 'va1oree Richmond, MBCSLA Acting Director of Parks & Facilities Reviewed by: T var ·ompson, BBA, CPA, CGA Chief Financial Officer Approved by: Concurrence: Al Horsman Chief Administrative Officer 2425027 Page 3 of 3 ' ! 1--ti l~ ' ' -' -t--;._, Ii 1--f ---TO: FROM: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer CITY OF MAPLE RIDGE MEETING DATE: FILE NO: MEETING: April 21, 2020 01-0640-30-2020 cow SUBJECT: Southwest Haney Park: Neighbourhood Park Construction -Award of Contract EXECUTIVE SUMMARY: An update on the park planning process and site remediation was provided to Council on October 22, 2019. At that time, information was shared on the required site remediation to ensure a safe and clean park for the neighbourhood. The detailed design was completed, based on feedback from the neighbourhood residents, and the remaining remediation and park construction work was bundled to obtain the best pricing. Once constructed, the park will provide for a variety of outdoor recreation opportunities including a paved pathway around the park that features a delineated inner scooter track, a dog off-leash area, a playground including a boulder play feature, an open grassed area and a half basketball and hockey sport court. RECOMMENDATION: That Contract ITT-PL20-09: SW Haney Park: Neighbourhood Park Construction be awarded to Cedar Crest Lands (BC) Ltd. for a total contract amount of $397,000.00 excluding taxes, and a contingency of $20,000 be authorized; and, That the next Financial Plan be amended to include $130,000.00 from Accumulated Surplus for the remaining site remediation costs; and further, That the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: Site remediation to date has included the removal of the top layer of soil and existing trees, decommissioning the sanitary vaults and further soil testing. To satisfy the site remediation requirements, a capping layer of imported clean soil will be provided in the park to return the site to its original elevation. A park concept plan (Attachment A) was developed based on the initial comments on park amenities from the first open house. The public was invited to provide input on the park concept at a second neighbourhood open house, held on November 14, 2019. The park concept information and comment form was also posted on the park development webpage and over fifty emailjonline form responses were received. Adjustments to the park concept 2432070 P~e1of4 1~54 1 I I ! plan based on this input were made which included the addition of a paved pathway around the park that features a delineated inner scooter track, increased hard surfaces, a perimeter fence, a modest sized dog off-leash area and a boulder play feature in the playground. Tender Evaluation The Invitation to Tender (ITI-PL20-09) for neighbourhood park construction works was issued through BC Bid on January 31, 2020 and closed on April 2, 2020. Nine (9) bids were received with a total tendered price ranging from $368,075.00 to $615,097.00 with three (3) bids deemed non-compliant and were excluded from review. Cedar Crest Lands (BC) Ltd.'s total tendered price, which included base works and optional works is the lowest compliant bid submitted. Staff recommends that Council approve the award for base works including selected optional works for a total of $397,000.00. The scope of the park construction contract includes approximately $120,000 and an associated contingency of $10,000 for site remediation works that should be included in the encampment costs discussion with the Province. A breakdown of costs is as follows: Estimated Site Remediation Costs Park Development Costs b) Desired Outcome: $232,500 (Estimate from Workshop Oct 22, 2019) $366,000 The desired outcome is to provide a neighbourhood park for the Port Haney neighbourhood that includes the amenities desired by local residents. c) Strategic Alignment: Providing a neighbourhood park in the Port Haney neighbourhood is consistent with the 2010 Parks, Recreation and Culture Master Plan objective to ensure that all residents have access to a neighbourhood park within a five minute walk. d) Citizen/Customer Implications: Citizens in the Port Haney neighbourhood will have access to a safe, clean and inviting park with amenities preferred by the neighbourhood residents within a short walking distance. e) Interdepartmental Implications: The Engineering Department and the Environmental section were consulted during the detailed design process to ensure site servicing is to City standards. Erosion and sediment control concerns are addressed. The 223 Street road frontage improvements including a sidewalk, curb and gutter, street trees, and on-street parking will also be completed. f) Business Plan/Financial Implications: Development of this park is a 2020 Parks & Facilities Business Plan deliverable. Funding in the amount of $366,000 for park development is contained within the 2020 Adopted Financial Plan and consists of $326,000 from Development Cost Charges and $40,000 from Reserves. The park development costs are contained within the project budget. Staff suggests that the remediation work in the amount of $130,000 including a contingency could be funded from Accumulated Surplus in the interim while discussions with the Province continue regarding cost recovery for the camp. 2432070 Page 2 of 4 F':--:-g) Alternatives: The park could be redesigned to reduce amenities and overall construction cost to enable the remaining remediation cost to fit within the overall park development funding. However, this is not recommended as the cost of the site remediation is a significant portion of the overall park development budget and the desired amenities would need to be considerably reduced or eliminated, and the construction scheduling would be delayed to accommodate the redesign and re-tendering process. CONCLUSION: The construction of this neighbourhood park will provide area residents with a long awaited outdoor recreation and social opportunities within an easy walking distance. Through the neighbourhood consultation process, residents identified their desired park amenities and supported the concept design created from this input. Prepared by: Reviewed by: Reviewed by: Chad Neufeld, MBCSLA Acting Manager of Parks Planning & Development ~ ~e~MBCSLA Director of Parks & Facilities Tfevor...:rhompson, BBA, CPA, CGA Chief Financial Officer Concurrence: Al Horsman Chief Administrative Officer 2432070 Page 3 of 4 (A) Attachment: Park Concept Plan Existing Greenspace 2432070 \_Scooter Track and Pathway Open lawn ----..1 Page 4 of 4