HomeMy WebLinkAbout2023-01-23 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
January 23, 2024
11:00 AM
Virtual Online Meeting including 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.
For virtual public participation during Community Forum register by going to the Public
Portal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon for
the select meeting
1.CALL TO ORDER
1.1 Territory Acknowledgement
The City of Maple Ridge carries out its business on the traditional and
unceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen
(qʼʷa:n̓ƛʼәn̓) First Nation.
2.APPROVAL OF AGENDA
3.MINUTES
3.1 Adoption of Minutes – January 16, 2024
4.DELEGATIONS/STAFF PRESENTATIONS
4.1 Restorative Justice Program Update
Presentation from Ranjit Kingra, Program Coordinator, Kristy Rogge, Director of
Operations and Kim Mapson, Manager of Community Programs and Family
Services.
5.PLANNING AND DEVELOPMENT SERVICES
Note:
• Owners and/or Agents of development applications on this agenda may be
present to answer Council questions pertaining to their item at the conclusion
of Staff presentations for that item.
• 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.
5.1 2023350RZ, 24070 128 Avenue and 24195 Fern Crescent, RS3 to CD523
To facilitate the development of 48 townhouse dwelling units.
RECOMMENDATION:
That the staff report dated January 23, 2024, titled “First and Second Reading,
Official Community Plan Amending Bylaw No. 79802023, First and Second
Reading Zone Amending Bylaw No. 79792023, 24070 128 Avenue and 24195
Fern Crescent” be forwarded to the Council Meeting of January 30, 2024.
5.2 2021579RZ, 23682 Dewdney Trunk Road, M1 to RM1 & R2
To permit the future subdivision of approximately two singlefamily lots and the
construction of approximately 16 townhouse units.
RECOMMENDATION:
That the report dated January 23, 2024, titled “Third Reading, Zone Amending
Bylaw No. 78262022, 23682 Dewdney Trunk Road” be forwarded to the Council
Meeting of January 30, 2024.
5.3 2017548DVP, 12313 McNutt Road, Development Variance Permit
To request a variance to waive the road dedication requirement for a rural culde
sac and to reduce the required culdesac asphalt carriageway radius.
RECOMMENDATION:
That the staff report dated January 23, 2024, titled “Development Variance Permit,
12313 McNutt Road” be forwarded to the Council Meeting of January 30, 2024.
6.ENGINEERING SERVICES
6.1 Latecomer Agreement LC 178/22
Provides the City’s assessment of cost allocation of the subdivision servicing
works to the benefitting lands.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 178/22”
be forwarded to the Council Meeting of January 30, 2024.
6.2 Latecomer Agreement LC 182/24
Provides the City’s assessment of cost allocation of the extended storm sewer
servicing to the benefitting lands.
RECOMMENDATION:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 182/24”
be forwarded to the Council Meeting of January 30, 2024.
7.CORPORATE SERVICES
7.1 Award of Contract EN23107: Abernethy Way Road Improvements (224 Street to
230 Street)
To obtain Council approval to award the Abernethy Way Road Improvements
construction contract to Lafarge Canada Inc. and to increase the existing Aplin &
Martin Consultants Ltd. contract to provide construction support services.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Award of Contract EN23107:
Abernethy Way Road Improvements (224 Street to 230 Street)”
be forwarded to the Council Meeting of January 30, 2024.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDAJanuary 23, 202411:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER1.1 Territory AcknowledgementThe City of Maple Ridge carries out its business on the traditional andunceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen(qʼʷa:n̓ƛʼәn̓) First Nation.2.APPROVAL OF AGENDA3.MINUTES3.1 Adoption of Minutes – January 16, 20244.DELEGATIONS/STAFF PRESENTATIONS
4.1 Restorative Justice Program Update
Presentation from Ranjit Kingra, Program Coordinator, Kristy Rogge, Director of
Operations and Kim Mapson, Manager of Community Programs and Family
Services.
5.PLANNING AND DEVELOPMENT SERVICES
Note:
• Owners and/or Agents of development applications on this agenda may be
present to answer Council questions pertaining to their item at the conclusion
of Staff presentations for that item.
• 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.
5.1 2023350RZ, 24070 128 Avenue and 24195 Fern Crescent, RS3 to CD523
To facilitate the development of 48 townhouse dwelling units.
RECOMMENDATION:
That the staff report dated January 23, 2024, titled “First and Second Reading,
Official Community Plan Amending Bylaw No. 79802023, First and Second
Reading Zone Amending Bylaw No. 79792023, 24070 128 Avenue and 24195
Fern Crescent” be forwarded to the Council Meeting of January 30, 2024.
5.2 2021579RZ, 23682 Dewdney Trunk Road, M1 to RM1 & R2
To permit the future subdivision of approximately two singlefamily lots and the
construction of approximately 16 townhouse units.
RECOMMENDATION:
That the report dated January 23, 2024, titled “Third Reading, Zone Amending
Bylaw No. 78262022, 23682 Dewdney Trunk Road” be forwarded to the Council
Meeting of January 30, 2024.
5.3 2017548DVP, 12313 McNutt Road, Development Variance Permit
To request a variance to waive the road dedication requirement for a rural culde
sac and to reduce the required culdesac asphalt carriageway radius.
RECOMMENDATION:
That the staff report dated January 23, 2024, titled “Development Variance Permit,
12313 McNutt Road” be forwarded to the Council Meeting of January 30, 2024.
6.ENGINEERING SERVICES
6.1 Latecomer Agreement LC 178/22
Provides the City’s assessment of cost allocation of the subdivision servicing
works to the benefitting lands.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 178/22”
be forwarded to the Council Meeting of January 30, 2024.
6.2 Latecomer Agreement LC 182/24
Provides the City’s assessment of cost allocation of the extended storm sewer
servicing to the benefitting lands.
RECOMMENDATION:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 182/24”
be forwarded to the Council Meeting of January 30, 2024.
7.CORPORATE SERVICES
7.1 Award of Contract EN23107: Abernethy Way Road Improvements (224 Street to
230 Street)
To obtain Council approval to award the Abernethy Way Road Improvements
construction contract to Lafarge Canada Inc. and to increase the existing Aplin &
Martin Consultants Ltd. contract to provide construction support services.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Award of Contract EN23107:
Abernethy Way Road Improvements (224 Street to 230 Street)”
be forwarded to the Council Meeting of January 30, 2024.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDAJanuary 23, 202411:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER1.1 Territory AcknowledgementThe City of Maple Ridge carries out its business on the traditional andunceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen(qʼʷa:n̓ƛʼәn̓) First Nation.2.APPROVAL OF AGENDA3.MINUTES3.1 Adoption of Minutes – January 16, 20244.DELEGATIONS/STAFF PRESENTATIONS4.1 Restorative Justice Program UpdatePresentation from Ranjit Kingra, Program Coordinator, Kristy Rogge, Director ofOperations and Kim Mapson, Manager of Community Programs and FamilyServices.5.PLANNING AND DEVELOPMENT SERVICESNote: • Owners and/or Agents of development applications on this agenda may bepresent to answer Council questions pertaining to their item at the conclusionof Staff presentations for that item.• The following items have been numbered to correspond with the CouncilAgenda where further debate and voting will take place, upon Councildecision to forward them to that venue.5.1 2023350RZ, 24070 128 Avenue and 24195 Fern Crescent, RS3 to CD523To facilitate the development of 48 townhouse dwelling units.RECOMMENDATION:That the staff report dated January 23, 2024, titled “First and Second Reading,Official Community Plan Amending Bylaw No. 79802023, First and SecondReading Zone Amending Bylaw No. 79792023, 24070 128 Avenue and 24195Fern Crescent” be forwarded to the Council Meeting of January 30, 2024.5.2 2021579RZ, 23682 Dewdney Trunk Road, M1 to RM1 & R2To permit the future subdivision of approximately two singlefamily lots and theconstruction of approximately 16 townhouse units.RECOMMENDATION:That the report dated January 23, 2024, titled “Third Reading, Zone AmendingBylaw No. 78262022, 23682 Dewdney Trunk Road” be forwarded to the CouncilMeeting of January 30, 2024.5.3 2017548DVP, 12313 McNutt Road, Development Variance PermitTo request a variance to waive the road dedication requirement for a rural culdesac and to reduce the required culdesac asphalt carriageway radius.RECOMMENDATION:
That the staff report dated January 23, 2024, titled “Development Variance Permit,
12313 McNutt Road” be forwarded to the Council Meeting of January 30, 2024.
6.ENGINEERING SERVICES
6.1 Latecomer Agreement LC 178/22
Provides the City’s assessment of cost allocation of the subdivision servicing
works to the benefitting lands.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 178/22”
be forwarded to the Council Meeting of January 30, 2024.
6.2 Latecomer Agreement LC 182/24
Provides the City’s assessment of cost allocation of the extended storm sewer
servicing to the benefitting lands.
RECOMMENDATION:
That staff report dated January 23, 2024, titled “Latecomer Agreement LC 182/24”
be forwarded to the Council Meeting of January 30, 2024.
7.CORPORATE SERVICES
7.1 Award of Contract EN23107: Abernethy Way Road Improvements (224 Street to
230 Street)
To obtain Council approval to award the Abernethy Way Road Improvements
construction contract to Lafarge Canada Inc. and to increase the existing Aplin &
Martin Consultants Ltd. contract to provide construction support services.
RECOMMENDATIONS:
That staff report dated January 23, 2024, titled “Award of Contract EN23107:
Abernethy Way Road Improvements (224 Street to 230 Street)”
be forwarded to the Council Meeting of January 30, 2024.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.ADJOURNMENT
Document: 3645773
CITY OF MAPLE RIDGE SPECIAL COMMITTEE OF THE WHOLE MEETING MINUTES
JANUARY 16, 2024
The Minutes of the Special Committee of the Whole Meeting held virtually and hosted in Council Chambers on January 16, 2024, at 11:00 am at City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business.
PRESENT Elected Officials Mayor D. Ruimy Councillor K. Carreras Councillor O. Dozie Councillor S. Schiller Councillor J. Tan Councillor A. Yousef ABSENT Councillor J. Dueck
Appointed Staff S. Hartman, Chief Administrative Officer C. Mushata, Corporate Officer, Director of Legislative Services Other Staff as Required M. Best, Interim Director of Planning C. Bevacqua, Clerk 3 J. Khaira, Manager of Engineering Design & Construction Z. Lifshiz, Director of Strategic Development, Communications and Public Engagement M. McMullen, Manager of Development and Environmental Services R. Ollenberger, Manager of Development Engineering T. Westover, Director of Economic Development
Note: These minutes and the video of this meeting are posted on the City’s Web Site at: https://mapleridge.primegov.com/public/portal Note: Councillor Dozie and Councillor Schiller participated in the meeting electronically. 1. CALL TO ORDER – 11:55 am Councillor A. Yousef, Chair called the meeting to order and provided the territory acknowledgement. 2. APPROVAL OF THE AGENDA R/2024-CW-001 Moved and seconded THAT the agenda of the Committee of the Whole Meeting of January 16, 2024, be approved as circulated. CARRIED
Committee of the Whole Meeting Minutes January 16, 2024 Page 2 of 2
Document: 3645773
3. MINUTES
3.1 Adoption of Minutes
R/2024-CW-002 Moved and seconded THAT the minutes of the Committee of the Whole Meeting of December 5, 2023, be adopted. CARRIED 4. DELEGATIONS/STAFF PRESENTATIONS – Nil 5. PLANNING AND DEVELOPMENT SERVICES 5.1 2018-448-RZ.01, 12061 Laity Street Extend the completion date in the Heritage Revitalization Agreement for the conservation of the Gillespie Residence on the subject site. M. McMullen, Manager of Development and Environmental Services provided a summary presentation. R/2024-CW-003 Moved and seconded That staff report dated January 16, 2024, titled “First, Second and Third Reading, Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Amendment Bylaw No. 7981-2023, 12061 Laity Street” be forwarded to the Council Meeting of January 16, 2024 CARRIED 6. ENGINEERING SERVICES – Nil 7. CORPORATE SERVICES – Nil 8. PARKS, RECREATION, AND CULTURE – Nil 9. ADMINISTRATION – Nil 10. COMMUNITY FORUM – Nil 11. ADJOURNMENT – 12:00 pm ____________________________________ Councillor A. Yousef, Chair Certified Correct ___________________________________ C. Mushata, Corporate Officer
C, Maple Ridee -
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE: January 23, 2024
FROM:
SUBJECT:
FILE NO: 2023-350-RZ
Chief Administrative Officer MEETING: CoW
First and Second Reading
Official Community Plan Amending Bylaw No. 7980-2023
First and Second Reading
Zone Amending Bylaw No. 7979-2023
24070 128 Avenue and 24195 Fern Crescent
EXECUTIVE SUMMARY:
Originally a rezoning application (2021-419-RZ) was received to rezone the properties located at
24070 128 Avenue, and 24195 Fern Crescent from RS-3 (Single Detached Rural Residential) to R-3
(Single Detached (Intensive) Urban Residential) and R-1 (Single Detached (Low Density) Urban
Residential), to permit a future subdivision of approximately 27 single-family lots. At a meeting held
on February 08, 2022, City Council granted first reading to Zone Amending Bylaw 7791-2021 to permit
a future subdivision of approximately 27 single-family lots, subject to the following information being
provided to the City of Maple Ridge within 12 months of the date of first reading.
1. An Official Community Plan Application
2. A complete Rezoning Application
3. Multi-Family Residential Development Permit Application
4. Development Variance Permit
5. Natural Features Development Permit Application
6. A Wildfire Development Permit Application
7. Subdivision Application
Since then, the subject rezoning application (2023-350-RZ) has been received to rezone the properties
located at 24070 128 Avenue and 24195 Fern Crescent from RS-3 (Single Detached Rural
Residential) to a CD zone (CD-5-23), based on RM-1 zone (Low Density Townhouse Residential), to
facilitate the development of 48 townhouse dwelling units which has been revised as well and outlined
below in this report.
The subject application was presented to Council for being granted first and second reading at the
Regular Council meeting on December 12, 2023, at which it was referred back to staff to review the
density portion of the application and then bring the item back to Council. Also, some concerns were
discussed at the above-mentioned Council meeting regarding the proposed garage sizes.
Staff have been working with the applicant to address concerns raised at the Regular Council meeting
on December 12, 2023, including the density, unit counts, and garage sizes.
The subject properties are also located within the Horse Hamlet Village of the Silver Valley Area Plan.
The property located at 24195 Fern Crescent is currently designated Medium High Density
Residential. The property located at 24070 128 Avenue is also currently designated Medium High
2023-350-RZ Page 1 of 10
Density Residential and with a small portion Neighbourhood Park. An OCP (Silver Valley Area Plan)
Amendment is required to change a small portion of the Neighbourhood Park land use designation on
24070 128 Avenue to Medium High Density Residential; and to make a text amendment to permit a
density over 40 units/ha with up to 57 units per hectare for the subject site within Horse Hamlet.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $7,400 per unit, for a total estimated amount of $347,800, or such rate
applicable at third reading of this application.
RECOMMENDATIONS:
1. In respect of Section 4 75 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of
this matter beyond the early posting of the proposed Official Community Plan amendments on
the City's website, together with an invitation to the public to comment;
2. That Zoning Amending Bylaw No. 7791-2021 be repealed;
3. That Official Community Plan Amending Bylaw No. 7980-2023 be given first and second reading
and forwarded to Public Hearing;
4. That Zone Amending Bylaw No. 7979-2023 be given first and second reading and will be forwarded
to Public Hearing;
5. That the following terms and conditions be met prior to final reading:
i) A voluntary contribution, in the amount of $347,800 ($7,400.00 X 4 7 units) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions;
ii) A voluntary Cash Contribution for additional density over 0.60 FSR in the amount of
approximately $419,932.8 be provided. This amount to be finalized after third reading;
iii) That a voluntary cash contribution in the amount of $195,000 be provided towards the
improvement of the adjacent neighbourhood park;
iv) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as will be outlined in this agreement;
v) Road dedication as required along 128 Avenue;
vi) Registration of a Restrictive Covenant for protecting the Visitor Parking;
vii) Registration of a Restrictive Covenant for protecting the Stormwater Management;
viii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement
must be submitted by a Professional Engineer advising whether there is any evidence of
2023-350-RZ Page 2 of 10
underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation
Report is required to ensure that the subject property is not a contaminated site.
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
0CP:
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 (Net):
Access:
Servicing requirement:
2. Application Update
Jagdeep Mann
Lot 18, Section 22, Township 12, New Westminster
District, Plan 11363, Except Plan BCP50115
Lot 19, Section 22, Township 12, New Westminster
District, Plan 11363
Medium High Density and 7% of the lot at 24070
128 Avenue is Neighborhoods Park
Medium High Density
RS-3 (Single Detached Rural Residential)
CD-5-23 zone based on RM-1 zone
Residential
RS-3 (Single Detached Rural Residential)
Conservation and Tourist Commercial
Residential
RS-3 (Single Detached Rural Residential)
75% (Low/Medium Density Residential) -17%
(Medium Density Residential) -9% (Low Density
Residential)
Residential
RS-3 (Single Detached Rural Residential)
Estate Suburban Residential
Vacant
(Single Detached Rural Residential)
Neighborhood Park
Residential
Townhouse
0.837 Ha
Fern Crescent Street
Urban Standard
As discussed above, staff have been working with the applicant to address concerns raised at the
Regular Council meeting on December 12, 2023, including the density, unit counts, and garage sizes.
The revised application has dropped one townhouse unit, from 48 units to 4 7 units, and reduced the
density from 0.832 FSR to 0.75 FSR. The proposed density of 0.75 FSR aligns with the maximum
allowable FSR in the RM-1 zone.
2023-350-RZ Page 3 of 10
2023-350-RZ Page 4 of 10
Originally 48 townhouse units were proposed. The revised application proposes 47 townhouse units.
Dropping one townhouse unit has resulted in proposing a larger open amenity area as well as gaining
two additional visitor stalls.
The revised application proposes an open amenity area of 470.7 SM which exceeds the RM-1 zone
open amenity area requirements of 235.0 SM.
The revised application proposes two additional visitor stalls above the ten required visitor stalls as
per Off-Street Zoning Bylaw. The previous application proposed ten visitor stalls as per Off-Street
Zoning Bylaw.
In order to address concerns regarding the proposed garage sizes, more specifically concerns around
the interior length of the garages, unit type mix has been modified to accommodate larger parking
garages. The revised application proposes 47 three-bedroom units versus 38 four-bedroom
townhouse units and 10 three-bedroom units which were previously proposed.
A summary of changes in the revised parking garage sizes are demonstrated in the tables below:
Parking Garages – Proposed Length
RM-1 Zone
Requirement
Revised Application Previous Application
Number
of
Garages
Proposed
Length
Comment Number
of
Garages
Proposed
Length
Comment
6.7m 31 One side:
6.1m
One side:
9.3m
Ample area for
bike storage and
garbage/recycling.
32 One side:
5.5m
One side:
6.2m
Small area for bike
storage and
garbage/recycling.
6.7m 8 8.4m Similar to the
previous
submission.
8 8.4m Ample area for bike
storage and
garbage/recycling.
6.7m 6 One side:
5.77m
One side:
8.4m
Ample area for
bike storage and
garbage/recycling.
4 6.2m Small area for bike
storage and
garbage/recycling.
6.7m 2 One side:
5.69m
One side:
6.76m
Similar to the
previous
submission.
2 One side:
5.7m
One side:
6.8m
Adequate area for
bike storage and
garbage/recycling.
6.7m 2 6.3m Small area for bike
storage and
garbage/recycling.
Parking Garages -Proposed Width
RM-1 Zone Revised Application Previous Application
Requirement Number Proposed Comment Number Proposed Comment
of Width of Width
Garages Garages
6.5M 11 6.6m Exceeds zone 41 6.4m Slightly below the
requirement. RM-1 zone
6.5M 12 6.55m Exceeds zone requirements.
requirement.
6.5M 14 6.4m Similar to the
previous
submission.
6.5M 8 6.3m Similar to the 5 6.3m Slightly below the
previous RM-1 zone
submission. requirements.
6.5M 2 One side: Similar to the 2 One side: Below the RM-1
5.7m previous 5.7m zone requirements.
One side: submission. One side:
5.8m 5.8m
3. Project Description:
The subject properties are located in the Horse Hamlet of Silver Valley Area Plan, at the southwest
corner of the 128 Avenue and Fern Crescent. The 24195 Fern Crescent property consists of a single-
family home, asphalt driveway and small building to the north. The 24070 128 Avenue property
consists of a shop, asphalt driveway and single-family dwelling. The properties are relatively flat. There
are trees along the property lines as well as on the western and middle portion of the property at
24195 Fern Crescent. The subject properties are not located within 50 meters of any watercourses
(see Appendix A).
The applicant is now proposing to rezone the subject properties from RS-3 (Single Detached Rural
Residential) to a Comprehensive Development (CD-5-23) zone, based on the RM-1 zone (Low Density
Townhouse Residential), to facilitate the revised development of 4 7 townhouse dwelling units.
According to the proposed plan, the vehicle access to the development is from Fern Crescent.
The proposed development has a residential density of 0.75 FSR including 4 7 three-bedroom dwelling
townhouse units all in a three-storey height configuration (see Appendix E).
The applicant is providing a voluntary cash contribution, in the amount of $347,800 ($7,400.00 X 47
units) in keeping with the Council Policy with regard to Community Amenity Contributions for the total
proposed 47 townhouse dwelling units. The applicant is still also providing a voluntary contribution of
$195,000 towards improvement of the adjacent neighbourhood park despite now exceeding the
outdoor amenity requirements in the revised application.
4. Planning Analysis:
i) Official Community Plan:
Both subject properties are located within the Horse Hamlet of the Silver Valley Area Plan and are
currently designated Medium High Density Residential except the small western portion of the property
2023-350-RZ Page 5 of 10
located at 24070 128 Avenue which is designated Neighbourhood Park. The Medium High Density
Residential land use designation supports a townhouse residential development under the RM-1 zone.
The Silver Valley Area Plan indicates that residential densities are to range from 15-40 units per
hectare for the medium to medium/low densities located adjacent to schools, commercial use, and
civic uses. Staff estimates, based on the site area measurements the current allowable density for this
site is maximum 33-34 dwelling units. The proposed density of 4 7 townhouse dwelling units on net
site area of 0.837 ha (57 unit/hectare) exceeds the allowable density described in Silver Valley Area
Plan.
Given the above, an OCP (Silver Valley Area Plan) Amendment is required to change a small portion of
the Neighbourhood Park land use designation on 24070 128 Avenue to Medium High Density
Residential. Also, OCP Amending Bylaw 7980-2023 makes a text amendment to permit a density over
40 units/ha with up to 57 units per hectare for the subject site within Horse Hamlet.
ii) Zoning Bylaw:
The applicant is proposing to rezone the subject properties from RS-3 (Single Detached Rural
Residential) to a Comprehensive Development (CD-5-23) zone, based on the RM-1 zone (Low Density
Townhouse Residential), to facilitate the development of 47 townhouse dwelling units.
The base Floor Space Ratio (FSR) for the RM-1 (Townhouse Residential) zone is 0.60. Under the RM-
1 zone, a 0.15 FSR Density Bonus may be added to the base density, for the lands designated Major
Corridor Residential, for providing a cash contribution at a rate of $344.46 per square metre ($32.00
per square foot). The applicant is proposing to utilize the density bonus provision mechanism for RM-
1 zone to achieve a FSR of 0.75 by contributing an estimated voluntary cash amount of approximately
$419,932.8. This amount will be finalized after third reading.
iii) Off-Street Parking and Loading Bylaw:
In accordance with the Off-Street Parking and Loading Bylaw, the proposed development is subject to
the parking ratio of 2 spaces, plus 0.2 spaces per dwelling unit for visitors, which require the provision
of 104 off-street parking spaces. The application is proposing 106 parking spaces in total exceeding
the Off-Street Parking and Loading Bylaw requirements.
Parking Required Proposed
Resident spaces 47 units x 2 spaces= 94 spaces 94 spaces
Visitor spaces 4 7 units x 0.20 spaces = 10 12 spaces including 2 accessible
including accessible spaces including 2 accessible spaces
spaces spaces
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
A variance to the Subdivision and Development Bylaw No. 4800-1993 to reduce the required road
dedication from 3.0m to 1.0m along 128 Avenue. The requested variance has been supported by the
Engineering department subject to the applicant proving that all required services can be
accommodated in the reduced road right-of-way.
2023-350-RZ Page 6 of 10
A variance to the Off-Street Parking and Loading Bylaw No. 4350-1990 for the following relaxations in
the side-by-side double-car garage sizes:
1. To reduce the length on one side of the garages in 31 units from 6.7m to 6.1m.
2. To reduce the length on one side of the garages in 8 units from 6. 7m to 5. 7m.
3. To reduce the width of the garages in 14 units from 6.5m to 6.4m.
4. To reduce the width of the garages in 8 units from 6.5m to 6.3m.
5. To reduce the width of the garages in 2 units from 6.5m to 5.7m.
The proposed reductions in the width of the side-by-side double-car garages are minor. The proposed
reductions in the length of the side-by-side double-car garages are only for one side of the garages.
The other side of the garages exceed the required 6. 7m length and are deep enough to offer ample
area for storage of bikes and garbage/recycling needs. Thus, staff are supportive of the proposed
relaxations in the side-by-side double-car garage sizes (see plans in pages A-200, A-202, A-204, A-
206, A-208, A-210, A-212, A-214, A-216, and A-218 in Appendix E).
The subject application proposes some other variances to the Zoning Bylaw No. 7600-2019 that are
included in the Zoning Bylaw No. 7979-203.
The above-listed requested variances are indicative only at this stage and they might change as design
progresses and will be the subject of a future report to council.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs and minimize potential conflicts with neighbouring land uses.
The following is a brief description and assessment of the proposal's compliance with the applicable
Key Guideline Concepts:
1. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
o Staff Comment: The proposed townhouse development has included landscaping and
privacy fences along the property lines. The building form, height, and architectural
features are consistent with the emerging new buildings in the local neighbourhood.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low-rise ground-oriented housing located to the
periphery of higher density developments.
o Staff Comments: The proposed height is consistent with the surrounding single-family
zones (the maximum proposed townhouse height is 9.6m).
3. Large scale developments should be clustered and given architectural separation to foster a
sense of community and improve visual attractiveness.
o Staff Comment: The proposed townhouse development is limited to maximum 6
attached dwelling units and is proposing open amenity areas for the future residents
to use and socialize.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
2023-350-RZ Page 7 of 10
where possible or away from public view through screened parking structures or surface
parking located to the rear of the property.
o Staff Comment: The proposed townhouse development has provided double-car
garages for all proposed townhouse dwelling units as we// as two additional visitor
stalls to ensure that off-street parking is maximized onsite. Architectural elements,
landscaping, and lighting facing streets and internal strata roads have been
incorporated to create more interest.
vi) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel (ADP) at a meeting held on October 18,
2023, and their comments and the applicant responses can be seen in Appendix G. A detailed
description of the project form and character will be included in a future Development Permit report
to Council.
vii) Development Information Meeting:
A Development Information Meeting in accordance with Council Policy 6.20 was held by the applicant
on November 14, 2023, at Yennadon Elementary School from 6:00 PM to 8:00 PM. The Development
Information Meeting advertisement was published by the applicant on November 3, 2023, and on
November 10, 2023, in the City of Maple Ridge Pitt Meadows News. Mailout notifications were sent
out to residents within 100 meters of the subject properties by the applicant in accordance with Policy
No. 6.20.
According to a summary report that was submitted to staff by the applicant on November 16, 2023,
twenty-one (21) people attended the meeting. A summary of the main comments and discussions with
the attendees at the Development Information Meeting was provided by the applicant (see Appendix
H).
5. Interdepartmental Implications:
In order to advance the proposed development, comments and input, have been sought from various
internal departments and external agencies listed below:
a) Community Planning Department;
b) Engineering Department;
c) Fire Department;
d) Building Department;
e) Parks, Recreation and Culture Department;
f) Environmental Department;
g) School District;
The applicant has been provided with two rounds of consolidated interdepartmental comments and
has submitted revised plans addressing the majority of provided comments.
i) Engineering Department:
The Engineering Department has indicated that the following servicing upgrades will be required
through the Rezoning Servicing Agreement:
2023-350-RZ Page 8 of 10
• Road dedication as required to meet the design criteria of the Subdivision and Development
Bylaw No. 4800-1993.
• Utility servicing as required to meet the design criteria of the Subdivision and Development
Bylaw No. 4800-1993.
• Frontage upgrades to the applicable road standard, including a multi-use path on 128
Avenue.
ii) Fire Department:
The Fire Department has reviewed the proposal and provided their comments. Fire Department
requirements shall be met as part of the review of the building permit.
6. School District No. 42 Comments:
The original application of 48 townhouse dwelling units has been reviewed with the School District
and comments have been attached (see Appendix I). A summary of comments is below:
• The proposed application would affect the student population for the catchment areas
currently served by Yennadon Elementary and Garibaldi Secondary School.
• Yennadon Elementary School has an operating capacity of 628 students. For the 2022-23
school year the student enrolment at Yennadon Elementary School was 679 students (111%
utilization) including 54 students from out of catchment.
• Garibaldi Secondary School has an operating capacity of 1050 students. For the 2022-23
school year the student enrollment at Garibaldi Secondary was 973 students (93% utilization)
including 267 students from out of catchment.
• Based on the density estimates for the various land uses at build out, the following would
apply.
• For the construction of 48 townhouse dwelling units, the estimated number of school age
residents is 21.
A revised Referral letter for the revised application of 4 7 townhouse dwelling units has also been sent
to the School District for their review. Upon receiving the comments, if they are different from the
above list, they will be included in the next report to Council.
7. Intergovernmental Issues:
i) Local Government Act:
An amendment to the 0CP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The above-noted 0CP amendment required for this application is considered to be
minor in nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial Governments.
CONCLUSION:
It is recommended that Zoning Amending Bylaw No. 7791-2021 be repealed, and that first and second
reading be given to OCP Amending Bylaw No. 7980-2023 and that first and second reading be given
2023-350-RZ Page 9 of 10
to Zone Amending Bylaw No. 7979-2023 and that application 2023-350-RZ be forwarded to Public
Hearing.
"Original Signed by Maryam Lotfi"
Prepared by: Maryam Lotfi, M.ARCH, M.URB
Planner
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
"Original Signed by Marlene Best"
Reviewed by: Marlene Best, RPP, MBA
Interim Director of Planning
Appendix C -Official Community Plan Amending Bylaw No. 7980-2023
Appendix D -Zone Amending Bylaw No. 7979-2023
Appendix E -Architectural Plans
Appendix F -Landscape Plan
Appendix G -ADP Design Comments and Responses
Appendix H -Development Information Meeting Summary
Appendix I -School District 42. Comments
2023-350-RZ Page 10 of 10
CITY OF MAPLE RIDGE
BYLAW NO. 7979-2023
A Bylaw to amend Schedule 'A' Zoning Map forming part of
Zoning Bylaw No. 7979-2023 as amended
APPENDIX D
WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019, 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. 7979-2023."
2. PART 2 -INTERPRETATIONS AND DEFINITIONS, SECTION 202 DEFINITIONS, SECTION
202.1, is amended by adding the following definition in the correct sequential order:
LIVE/WORK UNIT means a use involving a Dwelling Unit where the occupant also
uses part of the dwelling for Office use and to provide Professional Services.
3. PART 10 -COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the
following section in the correct sequential order:
10XX
10XX.1
CD-5-23
PURPOSE
This zone is intended to accommodate and regulate the development of a medium to
high density comprehensively-planned townhouse residential development.
10XX.2
1.
10XX.3
1.
PRINCIPAL USES
The following Principal Uses shall be permitted in this zone:
a) Townhouse Residential
b) The usage of ground floor of all units is limited to non-habitable use.
ACCESSORY USES
The following shall be permitted as Accessory Uses to one of the
permitted Principal Uses in this Zone:
a) Boarding; and
b) Home Occupation.
2. Refer to Sections 401 and 402 of Maple Ridge Zoning Bylaw No. 7600-
2019, as amended, for additional information.
10XX.9
1.
1037.10
1.
LANDSCAPING and SCREENING
Landscaping and screening shall be provided in accordance with Section
405 (Landscaping, Screening and Fencing Requirements) of Maple
Ridge Zoning Bylaw No. 7600-2019, as amended.
PARKING and LOADING
Off-Street Parking and Off-Street Loading shall be provided in
accordance with Maple Ridge Off-Street Parking and Loading Bylaw No.
4350-1990, as amended, except as provided below.
a) 12 on-site parking spaces to be designated for visitor parking.
2. Refer to Section 402 of Maple Ridge Zoning Bylaw No. 7600-2019, as
amended.
10XX.11
1.
OTHER REQUIREMENTS
Common Open Area(s) shall be provided on the Lot for Townhouse
Residential Use based on the ratios as set out in Section 617 .11 of
Maple Ridge Zoning Bylaw No. 7600-2019, as amended, except as
provided below.
a) 2,500 square metres of Common Open Area(s) to be provided on
site in total.
2. Outdoor Amenity Area(s) shall be provided on the Lot based on the ratio
as set out in Section 617 .11 of Maple Ridge Zoning Bylaw No. 7600-
2019, as amended, except as provided below, and this area may form
part of the Common Open Area requirement.
a) 450 square metres of Outdoor Amenity Area(s) to be provided on site
in total.
3. Private Outdoor Area(s) shall be provided for each Dwelling Unit based
on the ratio as set out in Section 617 .11 of Maple Ridge Zoning Bylaw
No. 7600-2019, as amended, and this area may form part of the
Common Open Area requirement.
4. A Townhouse Residential Use shall be limited to six (6) attached
Townhouse Dwelling Units in one block, not to exceed a length of 45
metres (147.5 feet).
4. The parcel and tract of land and premises known and described as:
Lot 18 Section 22 Township 12 New Westminster District Plan 11363 Except Plan
BCP50115; and
Lot 19 Section 22 Township 12 New Westminster District Plan 11363
and outlined in heavy black line on Map No. 2035, a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to CD-5-23 (Medium/High Density
Townhouse Residential).
5. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of December, 2023.
READ a second time the 12th day of December, 2023.
PUBLIC HEARING HELD the day of
READ a third time the
ADOPTED the
PRESIDING MEMBER
day of
day of
I 2023.
I 2023.
I 2023.
CORPORATE OFFICER
November 4th, 2023
City of Maple Ridge
Department of Planning
11995 Haney Place
Maple Ridge, B.C. V2X 6A9
Attn: Maryam Lofti -Planner 1
APPENDIX G
G~@ UP 161
OF ARCHITECTURE
ATELIER PACIFIC ARCHITECTURE
BARNETT DEMBEK ARCHITECTS
Re: 24070 128 Avenue & 24195 Fern Crescent. Maple Ridge -Proposed Townhouse Multi-
Family Residential Development
With regards to the comments raised on the project please see our responses below in blue:
ADP Comments
Architectural Comments:
• Lot 7 visitor parking appears to be encroaching into the unit.
• The stalls next to all blocks along the western PL have been relocated to
safe distance from the units and clearance for a 3 point turn for the ease
of parking.
• Consider providing a focal element within the development as there is currently
nowhere for the eye to rest.
• We have revised the site layout per discussion with city to create a central
out door space which would help in having a larger & better programmed
amenity. The revised location would help create the central focal element
as stated by the ADP panel. To help relief the visual appearance of the
internal drive aisles we have provided one centralized amenity in between
blocks 1 & 2 and the other in between blocks 8 & 9 along the southern PL.
Tel 604 284 5194
info@group161 .com group161.com 350 -10851 Shellbridge Way
Richmond, BC, Canada V6X 2W9
Group 161 is not an architectural firm, all architectural services are provided through our firms that hold the certificate of practice.
2
Re: 24070 128 Avenue & 24195 Fern Crescent. Maple Ridge -Proposed
Townhouse Multi-Family Residential Development Second Reading
Submission
• The buildings are very similar, consider varying the color and/or material.
• The buildings have been revised to have two color schemes
complimenting each other. One is the darker grey background with the
lighter white bays and the other would be the lighter white background
with the darker grey bays. These would be alternated thru the
development to add interest thru the development.
• Provide a privacy buffer between the public sidewalk and the development.
• Per city's discussion landscape has updated layout to address this
concern.
• There is no connection between the park and Fern Crescent; consider splitting the
meandering path between the two roads.
• Landscape architect to address.
• Suggest aligning window bays more centrally within the various architectural
massing volumes as they appear slightly off-center.
• Noted the elevations have been updated to address this concern and the
masses are now centralized to the gable roofs/ bays.
• The square ventilation louvre takes away from the design of the fa9ade; consider
a different shape and move it higher.
• The ventilation louver on the top of the gable helps create a sort of
crowning and we feel it adds to the overall quality of the elevation hence
the same has been maintained.
• Reversing out of visitor parking seems difficult without a hammerhead and the
lane is too long to reverse out.
• We have provided sweep paths for vehicle stalls which seemed impeded
to clarify the maneuverability of the vehicles.
• There is a missed opportunity to provide a better interface with the park.
• Landscape to address
• Consider a walkway around the parking stall between blocks 5 and 6.
• The walkways have been added around the western stalls.
If you have any questions or comments, please feel free to let us know.
Regards,
JESSIE ARORA
Principal, Architect AIBC
SAA, MAA, AAA, OAA, RA
Tel 604 284 5194
info@group161.com group161.com 350 -10851 Shellbridge Way
Richmond, BC, Canada V6X 2W9
Group 161 is not an architectural firm, all architectural services are provided through our fi rms that hold the certificate of practice.
Planning Department
11995 Haney Place
Maple Ridge, BC V2X 6A9
/
Attention: Maryam Lotfi, Development Planner
Summarv Report -Development Information Meeting
Proposed Residential Development within the Silver Valley Area Plan,
City of Maple Ridge Project No. 2023-350-RZ
INTRODUCTION
This report is submitted to the City of Maple Ridge in accordance with the Developer Information
Meetings Policy. The Development Information Meeting (DIM) notification, organization, and logistics are
also in accordance with the policy.
• Application: 2023-350-RZ
• Lands under application: 24070 128 Street & 24196 Fern Crescent
• Proposal: Rezone from RS-3 to CD zone to enable an increase in the permitted density (0. 75) to
an FSR of 0.83 by utilizing density bonus provisions. An Official Community Plan Amendment is
also being applied for to increase the allowable density for the site from 34 units to 48 units.
The purpose of the meeting was to introduce the project and project team, present the development
plans, and obtain feedback from the community.
NOTIFICATION
The DIM notification was in accordance with the City of Maple Ridge Developer Information Meetings
Policy.
• The public was notified in two (2) ways (Attachment 1)
o 45 mail-out invitations sent to neighbouring properties selected by the City of Maple
Ridge on November 2, 2023.
o Advertised in The Maple Ridge Pitt Meadows News on November 3, 2023, and
November 10, 2023.
• Contact information was also provided for those unable to attend the PIM
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
) r~-· ( · · , , · ~ ,0. ;',·_I r '
\
-r--=-1 · .. \o··· ,;. . Vt) ~ > ,' \ ' '\\' ' I ,--, _ · 9 ·, .,". ,/ '/'
~5~-~~--rlC INF~R~ATIO~ME~w, ORGANIZATION-' ,
Meetiri~ f q!:!Jlat_J>pen house
• Matena s (?!_9,vraed: p · Questionnaire (to be completed by November 15, 2023)
o Project Information Sheet
• The following 9 display boards were presented (Attachment 2):
Welcome Landscape Plan
Servicing Silver Valley Area Plan
Project Information
Site Plan
Sample Multi-Family Architectural Drawings (2)
Thank You
INFORMATION MEETING LOGISTICS
DIM organization and logistics are in accordance with the City of Maple Ridge Developer Information
Meeting Policy.
• Location: Yennadon Elementary School, 23347 128 Avenue, Maple Ridge
• Date: November 14, 2023
• Time: 6:00 pm to 8:00 pm
• The consulting team in attendance included the following individuals:
o Victoria Venner -Planner/ Project Manager, McElhanney Ltd.
o Prabhjot Sran-Planner, McElhanney Ltd.
o Jason Rosevear -Project Engineer, McElhanney Ltd.
o Zubin Billimoria -Project Architect, Atelier Pacific Architecture Inc.
o Deepinder Singh -Architect, Atelier Pacific Architecture Inc.
o Kelly Koome-Project Arborist, Koome Urban Forestry Ltd.
o Sarah Morin-Horticulturist, Koome Urban Forestry Ltd.
o Meredith Mitchell-Landscape Architect, M2 Landscape Architecture
PUBLIC INFORMATION MEETING RESULTS
• Attendees: 21 (Attachment 3)
• Respondents to questionnaire: 22 (Attachment 4)
• Comments received via email: 19 (Attachment 5)
• The provided questionnaire included one (1) question and space for additional comments. The
results from the questionnaire are provided in the following section.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
(
\
Quiesfion 1
I \\ ;
With respect to thE? proposed development application to rezone the subject site to facilitate the \ \ "-p~•" / I
construction d(48 tovynhouse units, do you:
A
Support
B
Somewhat
Support
C
Neutral
Results (including questionnaire and comments received via email):
• Support: 29
• Neutral: 2
• Somewhat Oppose: 1
• Oppose: 8
COMMENTS SECTION
D
Somewhat
Oppose
E
Oppose
The below tables provide the comments received from both questionnaires and emails. The
questionnaires were received by the project team during the development information meeting, while the
comments via email were received before, during and after the development information meeting. The
comments have been organized into sections based on the respondent's level of support for the proposal.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
Con;,ments in Support
' ( _,) /I /
Bonus fof"the extra1deep parking in somerof the units. Need more housing options in the area as
single family homes aren't attainable ~or1a lot of the local families.
Much needed housing in our community.
Great plans and highly needed homes in this area. Good to see Maple Ridge continuing to grow.
Townhomes are more affordable and only a slight increase in unit count.
Great location w/ park beside it!
Email comments provided and sent to District of Maple Ridge.
Single family homes are too expensive and we need more affordable housing options like townhomes.
This development provides a lot of good housing options.
Single Family homes are too expensive and we need more affordable housing option like townhomes.
This development provides a lot of good housing options.
We need more housing practically everywhere and especially multi family housing like more
affordable housing. Almost everyone who moved into the area has bought newer homes. I fully
support this project and another bridge as well.
It is good affordable housing and strategic location and a good place. It will fulfill the growing
community and more diverse housing solutions.
We are pleased with the new proposed project as contributes to the community's development & most
of all, opens new housing opportunities for people like us who choose to live in quiet and peaceful
neighbourhood.
I hope this message finds you well. I am writing to express my strong support for the proposed
townhouse project at 128 and Fern Crescent, led by Woodlock Developments. I believe in this project
for a few important reasons. Firstly, I appreciate the effort to create homes that are affordable,
especially the townhomes. This is important for many people in our community who are looking for
housing that is reasonably priced. Secondly, I think the decision to place the townhomes on 128th St.
is a good one. It seems like a smart choice that aligns with the area's needs and dynamics. Thank you
for considering my thoughts on this matter. I believe the Fern East project will make a positive impact
on our community.
Please take this email as my support for the site you are looking to develop in "Fern East,,. With the
housing & affordability crisis facing the entire region it only make sense to have multi-family
projects. This will bring much needed product for young families to grow and thrive in the
community. Hopefully this can set precedent for future development as well. Your groups
experience and expertise in Maple Ridge make you guys the best candidates to make this happen.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
/
( /
My apologies for noi beingJble to support your Development proposal in person -I am in Hartford
this week. As aresic{~nt of Maple Ridge (sidce 2004), I am always excited to see new developments \__ t, _____ J ,/ /
that are hitting tb,e/demands of the mark~tplace and our community. Maple Ridge is not a
community of mass condos and it has,, continued to rely on single family subdivisions that are way
too tight for comfort. I am very supportive of town home projects that will help service the needs of
the families that want to call Maple Ridge home -and your proposed development at 128th and
Fern will accomplish that. I am looking forward to the continued progress of this project and many
more that Wood Lock is able to bring to our community.
Please see below my letter of support for the Fern East townhome community. The following letter
is written in full support of the Fern East community, and the positive impacts a community like this
will have on the Silver Valley neighborhood as a whole. As the cost of living increases and single-
family housing prices sky rocket, the demand for more affordable multi-family housing in desirable
areas has also risen. Silver Valley has traditionally been a predominantly single-family home
neighborhood, and while many of its residents appreciate this, diversifying housing options in the
area can help introduce new, young families to the area. In addition, the introduction of multifamily
housing can also allow for those that may currently live in the community, who are looking to
downsize to something that is a little easier to maintain, the opportunity to stay within the
community. Introducing multifamily communities often brings families, young couples, and working
singles into the mix. These groups tend to utilize the small, local businesses close to their
communities and support the city's parks and recreation. Both contributing to a lively and thriving
community scene. Woodlock Developments is a local, Maple Ridge developer with extensive
experience in the community. Woodlock's passion for maintaining the integrity of each site it
develops makes it the best-suited to bring a project like this to life while maintaining the authenticity
of the existing neighborhood. With so much potential for growth in the Maple Ridge, Silver Valley
community, Woodlock Developments is well-positioned to be the trusted developer of these homes.
To Whom It May Concern, My name is Josef Bouwman, I have been a resident of Maple Ridge for
over 20 years. I am writing to show my support for the proposed development at 128 and Fern
Crescent by Woodlock Developments. I think that the project will bring much needed homes into
Maple Ridge during the current housing crisis, and given the growth in population that Maple Ridge
has seen in the last few years I think the project will be an important addition to the community. If
you have any questions, please connect with me via email.
We are very supportive of this type of development in the area, we've resided just off Fern Cres for
12 years and have seen a lot of new single-family homes build. It is great to see more diverse and
affordable housing options in the area. We hope to see more developments like this in the future.
Please accept this email as our support for the project you are proposing on Fern East. My personal
belief is that development is needed in all communities. We are facing a huge undersupply of
housing and only way to create community is to continue building homes. The higher the supply
level the more affordable housing can be. We are in support of your project.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
V11ould like to take ihis o~p6rtunity to express my support for the Woodlock DeveJopment group on
their proposed4,8 UrJ)t townhouse site in th~ heart of Silver Valley. Not only would a well thought
out site lfl(e. th\t~nlproposed help us fulfif some of the dire needs for housing in the Silver Valley'
area but the-loCation of the site will e?(Cite many young families looking to stay close to home. Young
families that are looking for affordable options on where to live and raise their families with a quality
lifestyle close to schools, shopping, and accessibility to transit and commuter routes Many of these
families are active in the community taking advantage of what the best of Maple Ridge has to offer
from its trail systems and parks to the natural creeks and lakes. I would also like to say that I have
had the privilege of seeing Jag and Tai Mann at work and to say their work ethics, construction
results, and end results were above and beyond expectations would be an understatement. The
Woodlock group is one of the few I promote to my client base as a solid product done right! They
have my support for this and future projects in the area! Terry Passley
The Need For Affordable Quality Town homes in Maple Ridge Dear City of Maple Ridge, I trust this
letter finds you well. I am writing to underscore the pressing need for the development of
affordable, high-quality town homes in Maple Ridge, aligning with the government's overarching plan
for housing in British Columbia. As our community continues to grow, the demand for accessible and
well-crafted housing options has become increasingly paramount. Affordable housing is not merely a
matter of shelter; it forms the cornerstone of a thriving and inclusive society. Quality town home
developments not only provide families with a secure and comfortable living environment but also
contribute significantly to the overall well-being and stability of the community. The government's
plan to address housing challenges in BC recognizes the importance of affordability and sustainable
development. It is crucial that Maple Ridge embraces this vision and actively participates in the
realization of these goals. By strategically implementing affordable town home projects, we not only
contribute to the regional housing objectives but also foster a diverse and vibrant community. Maple
Ridge, with its unique character and charm, has the potential to become a model for balanced urban
growth. The construction of affordable townhomes aligns with the principles of inclusivity, enabling
a diverse range of residents to call Maple Ridge home. This, in turn, fosters a sense of belonging and
community engagement, which are integral components of a well-rounded and prosperous society.
Moreover, such developments are essential for addressing the needs of various demographics,
including young families, seniors looking to downsize, and individuals entering the property market.
It is an investment in the future stability and sustainability of our town. I urge you to consider and
support initiatives that facilitate the creation of affordable, high-quality townhomes in Maple Ridge.
By doing so, we not only uphold the government's broader vision for housing but also ensure that
Maple Ridge remains a welcoming and thriving community for generations to come. Thank you for
your attention to this critical matter. I am optimistic that, through collaborative efforts, we can
create a lasting impact on the housing landscape of Maple Ridge. Sincerely,
Comments that were Neutral
I understand that this application fits into the SVAP of the OCP but as always the traffic if approved,
this will result in at least 100 more vehicles on Fern Crescent on a daily basis. No more needs to be
said about the already overburdened arterial road. I feel like there should be a moratorium on any
more developments in Silver Valley until there is a second access in and out of the area.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
I
Comments that Somewhat Oppose
Not 5Q%\incre~kjn1Density. Trucks/worktrucks/wont fit. Garages are too small and tight to access.
Concerns: #-1. parklng is not sufficient for, this site. Most people don't use garages for cars anymore.
We do not want or support street parking on Fern Crescent, is there parking available on 128th . Is a
round about planned for a future traffic flow out of Fern Crescent? This density is too tight for the site
in this location at a very busy park access area. Golden Ears bridge should be built 1st before this
project is built. Where do kids to go school? An emergency access to the site if the entrance is
blocked. The project appearance is pleasant enough. No to Bioswale.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
\ \ ' I
Comments in opposition
\ I
50% incraase f~dmjtiitial proposal. Increase of traffic on already overburdened road.# of visitor,
parking spotsresoit of overflow onto Fern/Crescent? Sufficient parking for residents? Intersection of , -
Fern Cres/128th• inability to make a left turn on 128 from Fern due to traffic volume from prov park.
15,000 vehicles daily. Density from existing developments. Enough width for the fire trucks to enter?
Exit? Where are work vehicles going to park? Density far too high for existing neighbourhood. When
will bridge be built? Should be complete before any more development in the area. One way in, one
way out-> Fire Hazard? Climate change forest fires. Consideration for wildlife (Bears, Deer in area).
Where are the kids going to school? Horsetrail-where will the horses go?
Density too high. Major concern with intersection 128th/Fern. Turning left on busy summer lake traffic
at that location. Parking-10 visitor isn't sufficient. Reduction of setbacks too much. Need a 2nd access
to the park from development for pedestrian or emergency exit. Family oriented development, where
are children going to school. Horse Trail crossing.
The density is too high for this area. The proposed parking of 2 small garage spaces per unit is not
enough. There is no provisions for larger trucks or work vehicles. There is no public transit or proper
sidewalks going west to crossers cabins park. For children walking it is not safe!
The Townhouse concept: Densification + with all the amenities (Stores, transport etc). Not the
situation here. This proposed development is too dense. Detached housing is more realistic -Huge
traffic concern and still only 1 way out. Golden Ears Park: lots of dead wood, homeless people
camping out of there (smokes.campfires), climate change a big factor here. Safety issues+ Yes the
250th bridge is in the plan but lets take care our people in the interim.
We feel that 48 units too dense for the area and there will be not enough parking as well. And having
only 1 entrance/exit is not ample. Our concern too is the row of cedar trees along Fern Crescent. They
should stay.
Townhouses do not fit into this neighbourhood. Traffic in this area is already over-congested on Fern
Crescent and 48 townhomes means at least 96 more cards entering and exiting. No schools or
amenities for this type of family development. There is no possibility for this density development for
this area. Townhouses are more affordable for families understandably but we were told years prior
before any development happened in the Fern Crescent area that homes would be fit and form to the
already existing neighbourhood. It was a battle to get Fern grove as single family detached dwellings,
but that subdivision of Fern Grove 1 and 2 is now quite a beautiful subdivision. I would prefer to see
houses. There is no space for emergency vehicles to access this amount of units. There should be no
parking on Fern Crescent at all. The road is not wide enough. Where are the horse trail routes going
to be. Currently 128th ave is the horse trail for riders. I don't think horses cars and townhomes fit
together. Limen industries is an industrial business. How does that fit in to a neighbourhood of families
with children. Large equipment and trucks come and go from there frequently. This development
needs a revision. I hope you are open to the input of the people who live in this neighbourhood. We
are almost 47 years here. Same home.
My concerns are regarding an increase in population and traffic. Before the "new" bridge at 240th
street is built. For safety and traffic management, the bridge should be built prior to any development
occurring. Parking is also an issue in this area. Currently there is a single stop sign to allow traffic to
turn from Fern Gres onto 128th Ave. This must be addressed, or traffic from the development will be
unable to turn left onto 128th during busy Golden Ear Park visit times.
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
(
1 · , ·o' '-'\ </v1 , ··. \ __ , ·--~:\ ''I\
I O )\' ' ,; • ''\{:,✓' /•.; ,•• ' \ 1c:•)' -~~-\ \ ,_,,-'
\ \ ,. ' \ ' \ . ·, ', ' ' ./ \ ',\}
-";}: .',--,'_ \ ', ( ----~(! /
. CONCLUSION . , ·, . ' \ ' ( I , -/ ---,, y-------
Th~ public info(r,9!i9n 'J}eeting saw a total of tvyenty-one (21) participants. The proposed develoj5ment '
...----aligns general l{with he Official Comm~nity Prlan (OCP) and fulfills the overarching goal of medium/high .....
, / density land1 use. It's noteworthy that numer6us residents express support for increased affordable
,1 / housing options in the area, recognizing the necessity of such advancements. In response to concerns
/ about traffic in the area, access to the site has been strategically placed on Fern Crescent instead of
128th Avenue as encouraged by the City.
Parking requirements are in compliance with the zoning bylaw, and additional dedication on 128th
Avenue facilitates street parking. Importantly, extra parking spaces above the bylaw requirements was
proposed but at the guidance of the City, the additional parking was replaced with green space. In
accordance with the Silver Valley Horse Hamlet area plan, a horse trail is proposed approximately 96
meters north of 128th Avenue but does not relate to the subject site. All in all, the proposed development
is cohesive with the surrounding neighbourhood and would provide affordable and desirable housing for
future residents.
If you have questions about this report, please do not hesitate to contact me.
Yours truly,
McElhanney Ltd.
Victoria Venner (Salisbury)
Planner/ Project Manager
Wenner@mcelhanney.com
Attachments:
1. Mail Out Invitation & Newspaper Advertisements
2. Display Boards
3. Sign-in Sheet
4. Questionnaires
5. Comments received by email
PUBLIC INFORMATION MEETI NG -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
/
.1 / ATTACHMENT 1
/ Mail Out Invitation & Newspaper Advertisement
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023
\ I
(
2111-06173-00
November 3, 2023
Maple Ridge Project Number: 2023-350-RZ
Development Information Meeting for Proposed Development at 24070 128
Avenue & 24195 Fern Crescent, Maple Ridge BC.
Dear Neighbour,
You are invited to attend a Development Information Meeting to review and discuss the proposed
development at 24070 128 Avenue and 24195 Fern Crescent, Maple Ridge. The intent of this public
information meeting is to seek input from the area residents on the proposed amendments and
address any questions which may arise.
The proposal includes the following components:
• Official Community Plan Amendment to enable the development of 48 townhouse units.
• Proposed rezoning from RS-3 to CD zone to enable an increase in the permitted density to a FSR
of 0.88 utilizing density bonusing provisions.
D ti ~1 ~j .--;;-••:•:v~ , 1 _.u .... ... ! .. ,.. r; .., ••
; ~ ~ L 1-------t
The meeting will be held on:
Date: Tuesday November 14, 2023
Time: from 6pm -8pm
Location: Yennadon Elementary School
23347 128 Ave, Maple Ridge
Details regarding the proposed development will be presented at the Development Information
Meeting. The proponent and project consultants will be available throughout the Meeting to
answer any questions and get your input on the proposal prior to proceeding to Council for further
consideration. Please also note that this is NOT a Public Hearing notice.
Please join us. Your thoughts are important to us. If you are unable to attend this meeting, or require
additional information, please do not hesitate to contact the undersigned at 604-807-9441 or jag@
woodlockdevelopments.ca or the City of Maple Ridge Planning Department at 604-467-7341.
Sincerly,
Jag Mann, Director of Development
Woodlock Developments Ltd.
ATTACHMENT 3
Sign In Sheets
/
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023
\ J
(
2111-06173-00
No
v
e
m
b
e
r
·J 4.
20
2
3
Ou
r
Fi
le:
21
·1
1-0
G
·J r3
-00
~
Mc
E
l
h
a
n
n
e
y
SI
G
N
-
I
N
SH
E
E
T
De
v
e
l
o
p
m
e
n
t
In
f
o
r
m
a
t
i
o
n
Me
e
t
i
n
g
fo
r
Pr
o
p
o
s
e
d
De
v
e
l
o
p
m
e
n
t
Ap
p
l
i
c
a
t
i
o
n
Ci
t
y
of
Ma
p
l
e
Ri
d
g
e
Pr
o
j
e
c
t
20
2
3
-
3
5
0
-
R
Z
Nov
e
m
b
e
r
14
,
20
2
3
Yen
n
a
d
o
n
El
e
m
e
n
tar
y
Sc
h
o
o
l
23
3
4 7
128
Av
e
,
Mapl
e
Ri
d
g
e
NA
M
E
(:
Aff
f
5
-
-
t
{}
;
n
V
?
,
c
1?
o
b
So
ri
C.
l
.
i
"'
1
· S
f&
h.S
bY
'
\
f.
l
v
s
l
.
~
"'
·To
v
n<-
--
s
--"
~
~, Lcu
.
.
J
r
-
c
.
.
_
0
,.
'
D
~
1
...
.
.
.
.
~
a.
.
.
ll
"
'
~C
L
.
.
~'
-
'
>
\c
,:
.
:
:
:
:
,
J
t'
nA
&u.
\
\
"-
~
I
l
/3
(!
)
;3
c:
{
2
1.A
I
/
v
/.
J
1~
L
'-
.
(L
(
,
Kc
-
-
~b
e
,
,
,
{£
1
.
-
-
r
:
r
:
i
V\
O G.
J
g
.
ts
o
~
-
<7
-7
"
'
1
1
V6
/J
/
/)
/
4
!
6
f
i
/
Z
-
r
~
c;
l{
l
L
IY
1
/--1
-
~
'h
~
~
N~K
/Y
l
f
f
l
N
-.
.
.
-
.
b
iv
,
DA
-
'
-
-
~
-
Mc
Ell1
c
1
nn
e
v
Lt
d
Suite
230
0.
Cen
tral
Ci
ty
To
w
er.
1'.
J
45
0-
-
10
?
'"
;
1':
\
ve.
Surre
y
,
BC
\/
3T
5X
3
mcelha
nn
e
y.
co
m
AD
D
R
E
S
S
;}
_
L
f
o
s
:;
-
r;;
i
7
,3
/I
v
e
.
J1
1
C
L
-
l)
I<
.
µ~
0
..
I
Z L[
o
5
'
z
_
~~
-
(1
,
+ B
Av
<!_
;1
1
1
4
Pk
e.
J d-
J
~
tt
-
11
231S:
3
;
>
13,
~
,
rt
~r
k
/Z
:-
~
c1
_
40
l
0
•
l ·:;
i
_
_
g
-
-
~
}¥
J
.
Q
,
.
G_
,%
_
.
s
)
1:U2.b3
~y
A
~
~ ~
o1o
( Z
fs
~
6~
w
;\
'
t
·R
<2
r
#1
1,
-
2
2
5
1'-
f
-
-
l
/
t
,
A:
v
e
;i
,
;(
_
2
L/
?
b
O
l/
J
2
~
Aµ
.
.
lf
1t
1
6
1i,
d
p;
~
rJ
z
w
OA
:
3
_
d-
'
~
ti
\
\
L{
-
~
0J
t
.
.
~
.
M~
~~
V4.
e
_
~
s
·3
' zY
/i
&»
C&
£~
7
/J
i
€
,
J/
~
;
e
:Z
S
3
~'
i
-
ca
:
t
t€
¥
<
.
.
,d
Ct
]
~
·
k
-~
\,
A
f
B
~~
l
~
,t
!
!
/
~
6 O
~ ,:.
.
,
u
f!
d
.
/J
'
l
q
(j
:
:
,
/
Q
f?
<
of
JJ
o.
'Z
~ 6~6
~
9-
z
,
f-
D
.
/1
1
a
f
LL
_
A2
u
l
.
f=
·
fu
1~
C_
I\
~L
C
'
t
:
f
No
v
e
m
b
e
r
·1
4
,
20
2
3
Ou
r
F
i
l
e
:
211
1
-
0
6
1
7
3-0
0
SI
G
N
-
I
N
SH
E
E
T
~
Mc
E
l
h
a
n
n
e
y
De
v
e
l
o
p
m
e
n
t
In
f
o
r
m
a
t
i
o
n
Me
e
t
ing
fo
r
Pr
o
p
o
s
e
d
De
v
e
l
o
p
m
e
n
t
Ap
p
l
i
c
a
t
i
o
n
Ci
t
y
of
Ma
p
l
e
Ri
d
g
e
Pr
o
j
e
c
t
20
2
3
-
3
5
0
-
R
Z
No
v
e
m
b
e
r
14
,
20
2
3
Ye
n
n
a
d
o
n
El
e
m
e
n
t
a
r
y
Sc
h
o
o
l
23
3
47
12
8
Av
e
,
Ma
p
l
e
Ri
d
g
e
NA
M
E
Lc)
(
a
.
[
e
L
G~
~-
~
-
Q_
i,
c.
.
J
C
M
A
.
l(
N'
.
-
v
i
,
b,
.
-
-
-
(/
2)
c
,
~
t
t
5~
ds
k
lr
-
.
'
~
V')
\A
J
C
A
-
~~
r
~
fv1
c
E
ll1
anney
Ud.
Suite
23
00
.
Ce
ntr
al
Cit
y
To
w
e
r.
·I34
f
,0
·-
10
2'"
'
'
Av
e
. Surrey
BC
V3T
5X
3
rn
c
e
l
h
a
n
n
e
y
cor
n
AD
D
R
E
S
S
:2
,
Lf
I
I
o
K
r A
u
"'2
_
,
sc~
y\
_
f
L
_l
_
tj
j
_J
'L/
/
I
If
/I
9
'i
.
f
_
_
g
_
,;
~
('
v
~
1
lt
b
Fe
r
r1
Gr
e
.
£
'
<
E
?
)
1±:
\2
'
2
3
)✓1,B
%A
5-
t
~'
o
l
1
i
~
~'
M/
Z
,
!!.
'"¥
-
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023
\ j
2111-06173-00
3
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridg~ BC
Av;t;-;" ·T <1''" I\L-I
-p/1-J.~I ~3-t~C ftve 1
Prior to advancing this rezoning and official community plan amendment appliqation to the City of Maple
Ridge Council for consideration, we would like your input on the following: I
1. With respect to the proposed development application to rezone the su'.bject site to facilitate the
construction of 48 townhouse units, do you: ·
A B C D E
~ Somewhat Neutral Somewh'~t Oppose Support Oppose\
Please use the below space for any additional comments:
/1..-v,, for }L-.:_ &.-l-r" vJ-e,e_ f p t!rL;J_
THANK YOU! 1
Please return your comment sheet to the registration ta~le.
McElha 1ney Ltd.
Suitt 2300. Central City Tower. '13"1::,0 -102"'1 Ave .. Surrey. ec V:iT 5X3
rncelhanney.com
4
Date: November 14, 2023
Our File: 2111-06173-00
~~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
h---@+J,0---8v '-... "'-,;:--..._~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construe\ 48 townhouse units, do you:
A" \ B C \
Somewhat
Support Neutral
D
Somewhat
Oppose
E
Oppose
Please use the below space for any additional comments:
Uuck ,N2~~~ ~03~'\J'\ a~
THANK YOU!
Please return your comment sheet to the registration table.
McElhann6y Ltd.
Suite 2300. Central City Tower, 13450 -1 OT''' Ave .. Surrey. BC V3T 5X3
mcelhanney.com
5
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
~ V l-4,,J ~« 1....v' A/ -6' .d'L
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1 . With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
THANK YOU!
D
Somewhat
Oppose
Please return your comment sheet to the registration table.
McElhanney LtcL
Suite 2300. Central City Tower. 13450 -102"0 Ave .. Surrey. BC V3T '.:°,X3
mcelhanney.com
E
Oppose
6
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
~Ct> m,e ~ 2_:,::)~,(e..b
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
~0\ion of48 townhouse units, do you:
V B C D E
Support Somewhat
Support Neutral
Please use the below space for any additional comments:
THANK YOU!
Somewhat
Oppose
Please return your comment sheet to the registration table.
McElllar-:ney Ltd.
Suit& 2300. Centrsl City Tower. 1345 ·· -102'"' .A.ve .. Surrey. BC V3T 5X3
rncelhanney.com
Oppose
7
Date: November 14, 2023
Our File: 2111-06173-00
i~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
,i3'°0 8 4?L1 I A) 1J~ L L
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A B
Somewhat
Support
C
Neutral
D
Somewhat
Oppose
Please use the below space for any additional comments: /
6,l(~A-r L-o cA=-TtoH w //1..+ttl< 812.S1p/-z' I T ,,
THANK YOU!
Please return your comment sheet to the registration table.
McElhanney Ltd.
Suite 2300. Centro:21 City Tower. 13450 -10211" Ave .. Surrey BC V3T 5X3
mcelhanney.com
E
Oppose
8
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
[h c}1et~\ -8 1-ivl\oe r
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
(!)
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
E
Oppose
t:' (V)a \ \ C::,VV)l)"\&\-\-s vo V \ ~ lh <l, c5en }-b <i ,:::, \..--,d\-a I?--
----
THANK YOU!
Please return your comment sheet to the registration table.
McElhanney Ltd.
Suite 2300. Central City Tower. 13450 -102''' Ave .. Surrey. BC V3T 5X3
mcelhanney.com
13
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
G? L,l/t 'h1 ,J-~ 'V)o/'I
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
0 B C D E
e9 Somewhat Neutral Somewhat Oppose Support Oppose
Please use the below space for any additional comments:
SiYld/e ::f?arr1jld horn~ 9i2::e..foo expe11Sfve-O('Ylol we :nee.a.{
'Yl?o re.. a:f!ft?:i::o/o bf e hot0, '11J opfio YI If f;__e. f6i.v11 home-\. 1 h,·s
d eve.lo pmen± fyo v j4vi a, I ot aj-~ ,;:9q b 00 i"'.Y)d apt0vir
THANK YOU!
Please return your comment sheet to the registration table.
f\/lcElhanney Ltd.
Su ,te 2300, Central City Towe'. 13450 -102';1 Ave .. Surrey', BC V3T 5X3
mcelhanney.com
14
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023-
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Name ·• J/lf-1~!"\{ EK S, /VJ/jN/'I.
Residential Address ~I 8 h b A~\
1\1€?2:-: /?..SJ. /Vlc=f/e f-2<._o~e--
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
(!) B C D
e Somewhat Neutral Somewhat
Support Oppose
THANK YOU!
Please return your comment sheet to the registration table,
I\AcElllanney Ucl.
Suite 2300. Central City Te;wer. 13450 -102''0 Ave. Su rrey. BC V31 5X3
mcelhanney.com
E
Oppose
20
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
~~~J t ~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
E
Oppose
~J.Je, JL\efP ,MO<e Y\WS ~ pvyc-foi; lij _ QVe ~w>re:-
(NVj QS ~edal l~ VVl>\i1 1=~'1 Y l~<S J \~ VV\O ~_
0\, {+o.1 dc,J@1 _ Wi\.)~1~, /t\V\f\n,s-\ ru e1io,ie-, t!~ \f\.o\!fd 1-d6
JX'\Q; w~°'· V\C\S ~~W: Ne1.&r ,V'Dv~s . I fol ½ Svffh' +-
-\-¼~':> ~I Q )°r:i c.lf\() OW{)~ 5)r i~~-oJ, \-& l I
THANK YOU!
Please return your comment sheet to the registration table.
McElhanney Ltd
Suite 2300. Central City Tower, 13450 -102"J Ave. Surrey, BC V3T 5X3
mcelhanney.com
22
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Name 1<0r-<ifl-a&:o½el, ~ ~ ,
22 5L g ~ tro 9' ~~-U.#~ /1'19 1 rrc,,f-lk ~ Residential Address
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the _subject site to facilitate the
construction of 48 townhouse units, do you:
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
~
/4c:91?--S,
&V::<l&
THANK YOU!
D
Somewhat
Oppose
4
~
Please return your comment sheet to the registration table.
McElhanney Ltd.
Suite 2300, Central City Tower. 13450 -102"'' Ave .. Surrey. BC V3T 5X3
mcelhanney.com
E
Oppose
23
Date: November 14, 2023
Our File: 2111-06173-00
i\. McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
0
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
ei~ ~ ~ ~-
THANK YOU!
Please return your comment sheet to the registration table.
r1.~cElhanney Ltd.
Suite 2300, Central City Tower, 13450 -102"' Ave . Surrey. BC V3T 5X.3
mcelhanney.com
E
Oppose
11
Date: November 14, 2023
Our File: 2111-06173-00
-". McElhanney
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Name ._Do U G /~ 7'ft,A/ G~---,
239;/i; r£/<,I\/ L&§SO=&'.z; /~!"LC: Je»G£ Residential Address
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support
C0
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
E
Oppose
J t/,v.o,c,e.sr/i)IJD ;fii, ~ Nf',,uC/1710/l/ G-s ,dwo
--z;i/4 EVA,P Or z;j4, OcP &7'/ls //LbVfiYS
/,1/6 Z/itJ.Ft1.0> /r /1/7,P,R,o//L»,-;:r;;;, tt/LLkv~..7 /4
11-r ,,(/4:/{SI /;;; 4£ tk1'a.£.s-V,v ;:;;,~){/ ueLS0=,{17
r:2.» /I .D&D" &sis, A/41/?11£ J/4:cos /0 d§./5' @Z> Jl,son ·
~ /h./?t-ADY. i)Ll£:£67L/,«D<£a;J£t2_ JteT£/G(lf L /Y>H-D.
_. Z4 ~T,.-,-'68£.' ,/-1,200 C /1 .. .TIJ/2./V/'1 i?~A.>-.J
~r<,b DcV£.,LO/"/f 6 ;()T fa .SILVER~ ' '.11LL£;,:_!/ ,'1/71/L //-k.~ ·
,/_c: /1 S £(A1/D /7c.0c.ss ~~L/v, O,c 1//-1£ R;e,/4/f,
Please return your comment sheet to the registration table.
McEll1anney Ltd.
Suite 2300. Central City Tower. 13450 -1C·2":1 Ave .. Surrey. BC V~T 5X3
mcelhanney.corn
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary~ch -347128 Ave, Maple Ridge BC .
-? ~/L/✓ . . e65"o<--tf' .
d z:6 :tb 42.78 ~ ~.l"'~~d
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1 . With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
8
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
THANK YOU!
D
Somewhat
Oppose
Please return your comment sheet to the registration table.
1\/lcE!hanney Ltd.
Suite 2300. Central City Tower. 13450 -10z-~ Ave .. Sui"i'ey. BC V3T 5X3
mcelhanney.corn
16
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
/_.o Q~ CLA12.~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A B C E
Support Oppose
2
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC ~ r11 e'_ l<ohson
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A.
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
THANK YOU!
D
Somewhat
Oppose
Please return your comment sheet to the registration table.
11/lcElhanney Ltd.
Suite 2300. Centred City Tower, 13450 -102"' /we .. Surrey. BC V3T 5X3
mcelhanney.com
E
9
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Jt:EYNr--fe.,TTA Q)5JW
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1 . With respect ~ sed development application to rezone the subject site to facilitate the
constructi of 48 townh use units, do you: . Al--~~ L
5Do/o tNGfjWoc F~ tN rn
fa, B C D E
Somewhat Neutral Support Oppose Support Somewhat 5T~6L,f
Oppose
* IN~ Of ~ Ffu a--1 fvlf3tiv01 Ovtfi6G/:j
Please use the below space for any additional comments:
'J!:"' -=#q Vtsff°) ~,S,Nb-~15-P{fvL-T Of Olt~f:W.10
)
OOTo fc~t--1 {flff5C~T 7 5UFFiut:1LYT OOc,""& r~ ~1<LcD-r5 ?
~--\ ~ --:I(: IN1'-C:56t-GrilYJ Or fd2N C12i<:::s ! 12eTH l JNf81UTLf To ~£
l O '-A ~ L-cr:T· ,~ o"1 )2-EJ r8[)o\ -ft:£N O..X,Tb~F1u Va.prr'f:_,. ~ R / !5,oa::,+ v£A1tiB)::,A1,__y ~ 8 1-.l' ~DY\ PPJN ~r) ~ ~rr11 rn,cm c:t-.tSr1N6 a\lt1.cprrc10T:S
~ \ s ~ t:NOlJOH li\.)IDlH f03 FIY-J=: TPpu:..:s To bJTt:r-:] ? ~ez1r ?
~ -~~ + w-tcq:, FJPiG V])o/ZJu Vc-HIUE:S ca Lb To ~I'S ? 1 -i+ ~ffi( °rR~ !CO -HltH fi=0 ~LSTlrlb" 0/C/6HID.f3+-lco?
0 THANK YOU!
8 -~
* t .. :-.u.?-,....._ 1 1 _ 'l/LLPleff..,-[e!,41J.l your commr,1}.~hee~ ~ the registration ta~E:· _ _ .
vvn"--~ vv . 'Oi,uc:c, a CJU'u .. B-1-cuLD t>=,, ccrnpLeTt
M~Elhanney Ltd. B::'~ AN~ frYAL f.X:>/c.LD(Jrrt::.J..51 ·1N' A£3/::-A ffTc C:J-IRI'{~
Swt& 2300 Central City Tower. 13450 -102 ., Ave .. Surrey, BC V3T 5X3 CLJm
mcelhanney.com 1 . ~ _ ----...-· -r::· Of' i::.r:;d/ n ? =rm-e:5T pint=-=-~ +·,[Y'-[e, lA.tvGf J N) (Y--lc vUY ,Lf C1J l ~ I t. )L/ +-f,J Vl~ • ----I r}--...-* (CN5iD~ao fa; W!Lbufc (~,,ftc~ ,N ~cf4)
12
Date: November 14, 2023
Our File: 2111-06173-00
i~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
~~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1 . With respect to the pr.oposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
fVicElhanney Ltd -••. ~ \ L-d OR\Bi'J·W~
Suite 2300. Central City Tower. 1'.?,450 -102"~-Surrey. BC V3T 5X3
mcelhanney.com
~oL.
E
15
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
-~~l-\~ 04-LQ
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site·to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
THANK YOU!
D
Somewhat
Oppose
Please return your comment sheet to the registration table.
McElhanney Ltd.
Suite 2300. Central City Tower. 13450 -102''" Ave., Surrey. BC V3T 5X.3
mcelhanney.com
E
17
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
J-z:tvNE fp 7 a~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support
C
Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
E
C::J
/k,, &t,.,,-., hit:; e ~ r/-~ ~ d ,G-,,/,,,,.. n 1-~ oU ,{4,. a:z,..,.,,,. , ,t,,, .'-
(sfw,-, >' f ,,,,._., :;tu:d::. e/c-) ,,,«4-, ~ .AR<t-eL. V/1,:,/ &....-J7/4,_,6,;,,., /4-u •
6,, he . ~(t.U kn,~~
·-. 3
THANKYOUI
Please return your comment sheet to the registration table.
f\/lcElhanney Ltd.
Suite 2300. Central City Tower. 13450 -102"(] Ave . Surrey . BC V3T 5X3
rncelhanney.com
18
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
o Elementary School -2334J-1)8 Ave, Maple Ridge BC
)J/0/}-( /4 ·-~
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support
C
Neutral
f.f, ~, ~--~-/4 /4
THANK YOU!
D
Somewhat
Oppose
Please return your comment sheet to the registration table.
McEll1anney Ltd.
Suite 2300. Centred City Tower. 13450 -102''\' Ave .. Surrey. BC \/')T SX3
mcelhanney.com
E
10
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
Residential Address
QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November 14, 2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
0?frrN l-'\ 0 (2£J, £0 qj
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration, we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you:
A
Support
B
Somewhat
Support Neutral
Please use the below space for any additional comments:
D
Somewhat
Oppose
E
Oppose
tA'{ wNC£14J.S k(l.£ iZEb~N§ 1\1\l 1N ~ 1 ,J
Pofw U\1:ioN ~Nb. T~(G ~tz.e \\-\1:/-:NeW '' £(l1M-E
{\--C @--lh ~;,;(\?.Et::r \ 'S ·D \J \ L. T. 'fb (.(. ~!\f fJ::( A \..I h T12./\-t'f I c__,
tv\~N~®> :n-tt B1c1~ £t+oVLh & ·mt L--C Hv o 12-I'[)
/\:~1 ):)e\]B_(je~m-C OOCU~\ N~ ·@
McElllanney Ltd.
~r~~:r~t~~c ZJ \1rr T(\1\eS ~
19
Date: November 14, 2023
Our File: 2111-06173-00
~ McElhanney
Name
. QUESTIONNAIRE I COMMENT SHEET
Public Information Meeting for Proposed Development in the
1 Silver Valley Area Plan
City of Maple Ridge Project 2023-350-RZ
Tuesday, November14,2023
Yennadon Elementary School -23347 128 Ave, Maple Ridge BC
Residential Address (1 / , , 1• , : · />.._ v
Prior to advancing this rezoning and official community plan amendment application to the City of Maple
Ridge Council for consideration1 we would like your input on the following:
1. With respect to the proposed development application to rezone the subject site to facilitate the
construction of 48 townhouse units, do you: ~ ~· A
Support
B
Somewhat
Support
C
Neutral
D
Somewhat
Oppose Oppose
Please use the below space for any additional comments:
b ,vJnJl\<~f\(::0lS (}w 1\.0+ -fi,t 'i vt / , . o ~Y\} :~ n--e.i l ,h~ll{ A1t >v{ ·
7r {;l,ft ·-c, ·\ vt · ~ /\/ s CtKLfiL ·i s (J✓lNJ_,t~J o ·\f'{J__,ft -u~ 1 tr·k oC
(Jv)! ·r:e✓r rt
l ta✓~ t-· -~
C, N.-5 r. fA + CIA'V9l '-H +o t,i 11 h fJYYl,{5: r1U1.11'A1.S {;l.J
1,<~~---t t:tf _ eJl{.er t "-Ii Ovvtil .e_K r'f~·.r1_c ~ !Vo
6dVJ~l ~ (ft OcJ'iteJ1_;'.h l > f.or ·fht?;, ~-L oP~/lt,
.w_ f--1ltN_ t5 no , o ss ; bi //h. W --Hv}s
d JJ.,f a ch.~ 6l d w d U1-1o/ ~ 1 {? u.,, f---1-t-CL t ;; (Lb cU Vi s. , 'OY1 o fl
/--ern 9 ro\/Jl I l1Aol ~ Tr Y\ff?V i 1,,u'V-e tJL 1/tN
, _ I, ,j \ i\. I I I'(""'" .\fY1 T . V (T 0-l-·ll.(A-r, ·t-,L . 1 > ' · · . w 0vt.(c{ f N!..f6l'
-h; ~g__ h, , r rlV!.+J[ I 71,d sp(,Lc .e_
,.fJY\,elj.f.Al'tj V ,e_h,/c.{J..J fiJ ct.a s :. {Ai5,
OuYLMf\-f-6f (;Ll\.J I-S .£ 1-l {cl
fVD t it-c. (JY'v 7=e r .(l Cris-nI IA f-A [ ( .. Tk
{)
ro &YA_ i5 rvt f w ; -e_ e 11 {JV._ 7 A . w W .e_
.j__/ j J '[. J,.., '-, ~" L "'.e._ vui'l K r t . lll'L 'f-t' s· g o , rx .
C(,iJ(~(L f-f 1 f cl..<;? <+-ft (lr,A.f..._ t 5 'fl~ l\.,«·U "fretr'f
·-h r r i' ol c.e c(,~ . ~-;' 11. k krsY 5'f.~ s CLt,li;
·-h ft f\.oYYl LS .f ·fv3 ji__ fl~t <
L ~ m e f'\ f {\ ius 'if; n /,5 t?vJI\. i' ,.._ rJ CA.. s fr /A../
b i' 11. .es· . (,J o1. o e J -+A.a+ +-i' 11...
Ct_ M; J' rs1 A cl. Df ·A1'1,<) ~! /'u tAJr'f:-1,, .
cJ1. l I rJ. ,'11 ri . l ?lR.__ e CA ;f m .e 11.. + a ILC'!l. -fr K.c.k r
c~l--l Ctf\ol ~ ·-P-1iJYY\. +ku'>L freqv_,(1_11_ Hey r
1711) 5 r).e I) :.e { 0 f rYI. €.rt f-(l (!_ <(!_d s, CL I'~(/, s / OYl. .
I ftttjL 'do-,,c, C(N-_~F-~ ·-it> .. !{ , ( ~.p,1-. + crfl
f A..e p i2 c,-p I~ vJ AJJ //vt. t A 'fA tJ 11.il.t 9_ It b . Ju1
~ ?Y\
W t-a f'L et. f rn. o s+ 4 7 y· .. e w s h..ri r--e.. ( ~ tv.111. e.. hr.vn t: <
C
Subject: Re: proposed development meeting. Nov 14/23
Due to illness I am unable to attend the information meeting on Tuesday Nov., 14 regarding the
proposed development 24070 128 and 24195 Fern Crescent. For this reason I have asked a friend to
take these concerns to the meeting on my behalf. I am opposed to this application as it currently stands
for the following reasons:
This application proposes to bring more people into an already under serviced area. There is no public
transit so that also means more private vehicles and increased traffic. This will double or triple during
the summer. This does not conform to the Official Community Plan which we all had the right to rely
on when moving to the area, and it destroys the semi rural nature of this community.
This development advertises Town Homes, which by their nature are intended to be within walking
distance of amenities -of which there are none. Schools that have been promised by past developers
have yet to materialize, yet there are no school busses for children who live on Fem Crescent and
surrounding areas. Witness the pandemonium of traffic at the intersection of 232nd and 128th at drop off
and pick-up times for Y ennadon School.
There is only one way out of this area and that is through the intersection of Fem Crescent and 232nd.
When crews were working on the resurfacing of lower Fem Crescent it took me 25 minutes to go from
the new roundabout on Fem Cr. to the one on 232nd -normally a minute's drive. This was just normal
traffic on a normal day being controlled by construction. Trying to get out of the area in the event of an
emergency, such as a forest fire in Golden Ears Park, could be disaster. This is a Public Safety issue and
it needs to be addressed before more development puts everyone at greater risk.
My objection is that there are already too many people and too little attention to the needs of families
already living in the area. Until these needs are addressed there should be a moratorium on further
development in this area.
Donna Clay
604 -463 -3696.
~r ,/;{h /,t );l3
Sent from my iPad=
2023-11-14
.r
ATTACHMENT 5
Comments received via email
PUBLIC INFORMATION MEETING -SUMMARY OF RESULTS
November 16, 2023 2111-06173-00
From:
To:
Subject:
Date:
Jag Mann
Prabhiot Sran; Victoria Venner
Fwd: Support for Proposed Townhouses at 128 and Fern Crescent
Wednesday, November 15, 2023 9:15:56 PM
[EXTERNAL EMAIL] Check email address, links, and attachments
Please see support email below.
Thank you,
Jag Mann
Woodlock Developments
604 807 9441
This e-mail message (including attachments, if any) is intended for the use of the individual or entity to which it is
addressed and may contain information that is privileged, proprietary, confidential and exempt from disclosure. If
you are not the intended recipient, you are notified that any dissemination, distribution or copying of this
communication is strictly prohibited. If you have received this communication in error, please notify the sender and
erase this e-mail message immediately.
Le present message electronique (y compris les pieces qui y sont annexees, le cas echeant) s'adresse au destinataire indique et peut contenir des
renseignements de caractere priye ou confidentiel. Si Yous n'etes pas le destinataire de ce document, nous Yous signalons qu'il est strictement interdit de
le diffuser, de le distribuer ou de le reproduire. Si ce message yous a ete transmis par erreur, Yeuillez en informer l'expediteur et le supprimer
immediatement.
----------Forwarded message ---------
From: Samantha Kowan <samantharosekowan@hotmail.com>
Date: Tue, Nov 14, 2023 at 8:11 PM
Subject: Support for Proposed Townhouses at 128 and Fern Crescent
To: jag@woodlockdevelopments.ca <jag@woodlockdevelopments.ca>
Hello,
As a Maple Ridge resident for almost 10 years, I am writing to support the proposed
townhouse development at 128 and Fern Crescent. I think the project will greatly benefit our
growing community in numerous ways, most especially with regards to the ongoing need for
housing as well as public spaces like a park. It is also great that the developer is from Maple
Ridge and cares about improving the community. It seems they have taken great care in
planning a project that will benefit more than just their potential clients, but the community as
a whole.
If you have any questions, please contact me via email.
Thank you,
Samantha R. Bouwman (nee Kowan)
Subject: Proposed Townhouse Project at Fern Cres & 128
Attn: City of Maple Ridge
Please accept this letter as our support for the project Woodlock Developments is
proposing on Fem Crescent and 128 in Maple Ridge.
My personal belief is that development is needed in all communities. We are facing a
huge undersupply of housing and the only way to create community is to continue
building homes. The higher the supply level the more affordable housing can be.
I am in full support of their project.
Thank you,
Aman Bring
24169 Fem Crescent,
Maple Ridge, BC
V4R2S1
Subject: Support for Proposed Townhouse Development at Fern Crescent & 128
Dear City of Maple Ridge Planning Department,
I trust this correspondence finds you well. I am writing to formally express my endorsement of
the proposed townhouse development at Fern Crescent and 128th led by Woodlock
Developments. I am convinced that this initiative will significantly contribute to our community's
growth and well-being, driven by the following factors:
Affordable Housing: The incorporation of affordable townhomes in the project is a commendable
step towards addressing the pressing need for accessible housing options. This demonstrates a
proactive approach to meeting the diverse housing requirements of our community.
Community Development: The commitment to community development through the
establishment of a park, a school in Silver Valley, and the acceleration of commercial
development showcases a holistic vision for our community. These efforts will undoubtedly
enhance the overall living experience and contribute to a thriving local environment.
Traffic Management: The decision to introduce more townhomes at the heart of the hamlet not
only diversifies housing options but also reflects a thoughtful consideration for traffic
management. This strategic approach ensures a well-rounded and sustainable development
that takes into account the broader impact on our community's infrastructure.
I appreciate your attention to these critical aspects, and I am confident that the project will be a
positive force for our community.
Sincerely,
Amy Mann
21866 River Road
Maple Ridge, BC
V2X2C1
Subject: Feedback on Woodlock's Fern East Project in Silver Valley
Dear City of Maple Ridge,
I trust this message finds you well. I am writing to provide feedback on Wood lock's
Fern East project in the Silver Valley area of Maple Ridge. The project, particularly its
focus bringing an attainable housing type to an ideal location for families,
Wood lock's
proven track record and the continued growth of Silver Valley as a community, has
garnered our attention and support.
Attainable Ownership/Housing Variety
We purchased in Silver Valley back in 2014, moving here from the Tri-Cities. We
were
attracted to the community for it's natural setting and attainable ownership. During
our
time in Silver Valley, we've seen lots of single-family development, but limited
townhome. This limits opportunities for families looking to lay their roots in Silver
Valley, the same way we did. We personally have family members who are hoping
to
move to the area but have been priced out. Providing a greater variation of product
types including townhomes, back-to-back townhomes and condominium product
would provide more opportunities for these homebuyers seeking the Silver Valley
lifestyle.
Quality Developer
Woodlock Developments' has history of building quality product throughout Maple
Ridge. We appreciate their commitment to quality and excellence, including
delivering
communities that offer curb appeal, enhancing the look of the community. We are
confident that the Fern East project will uphold these standards, further enhancing
the
reputation of both the developer and the City of Maple Ridge.
Community Development
We applaud Woodlock's commitment to community development. The
acceleration of
park creation, contribution to the establishment of a school in Silver Valley, and
support for commercial development in the hamlet and village center are initiatives
that will undoubtedly enrich the lives of residents and contribute to the overall
growth of the community. I can say firsthand that Silver Valley needs this growth.
There is a lack of commercial opportunities, and our elementary school is bursting
at the seams with more than 700 students. Continuing the growth in the number
of residents in Silver Valley will only push us closer to the goal of getting a new
school for the area. It will also provide a greater need for commercial services.
In conclusion, we express our support for the Fern East project and believe it will
play a pivotal role in shaping the future of Silver Valley. We look forward to
witnessing the positive impact it will have on our community and are confident
that Woodlock Developments will continue to uphold the highest standards of
excellence.
Thank you for your ti me and consideration.
Sincerely,
Charles Des Rosie rs
23146 Gilbert Drive
Maple Ridge
BC, V4R OC3
Attn: City of Maple Ridge Planning Department
To Whom it May Concern,
This development is a great mixture of three and four bedroom townhouses that will
provide affordable housing options that are needed in our City . It was great to see
larger than average garages, this is a great idea for individuals with larger trucks or
work vans. I cannot wait to see what this development will look like once built.
Sincerely,
Colin Graham
778-997-5183
Unit 98 -13819 232 Street
Maple Ridge, BC V4R0C7
Subiect: 128 and Fern Crescent Townhomes
Attn: City of Maple Ridge Planning Department
I trust this finds you well. I'm writing to express my support for the proposed
townhouse project by Woodlock Developments at Fern Crescent and 128 in Maple
Ridge. A few reasons why:
Firstly, the focus on growing businesses in Maple Ridge is a strategic move for
community vitality. The City is in desperate need of more shopping options, and
more development will help the community bolster that need.
Secondly, the choice of 128th St. for town homes shows a thoughtful approach,
meeting housing needs while aligning with the community's dynamics. I also
appreciate the attention and care they have taken with regards to traffic planning
in the area.
Lastly, Woodlock's history of successful projects builds my confidence in the
positive impact this project can bring to the community. I've lived in Maple Ridge
for a combined total of over 18 years, and am looking forward to seeing the
community continue to grow moving forward.
Best,
Doug Freer
Address:
11266 Harrison Street
Maple Ridge, BC,
V2x 9p6
Subject: Support for Woodlock Developments' 48 Townhouse Development at Fern
Crescent and 128 Ave
Dear City of Maple Ridge Planning Department,
I wanted to share my support for Woodlock Developments' plan to build 48 townhouses
at Fern Crescent and 128 Ave. Having been part of the Maple Ridge community for a
few years, I think this project is a great idea for bringing more affordable and
high-quality housing options to our neighborhood.
The choice of Fern and 128 for the townhouses is smart-it's a spot that makes sense
for everyone especially considering the number of opportunities for growth in the area.
This development addresses the housing needs in Silver Valley, offering a mix of homes
that our community can benefit from.
What excites me is the positive impact on our community's growth. The addition of a
new park and potential for a school enhances our living experience. Plus, it's great to
think about more local shopping spots popping up.
I also appreciate that these townhouses will be integrated into the heart of our
community. It's not just about creating more homes but also about improving the flow of
things, which includes managing traffic better. I'm all for it and look forward to the
positive changes this project could bring to Maple Ridge.
Thanks for considering the views of us residents.
Regards,
Dustin LeBrun
12125 Acadia Street
Maple Ridge, BC
Subject: Support for Proposed Townhouse Project at Fern Crescent
Dear City of Maple Ridge Planning Department,
I hope this message finds you well. I am writing to express my strong support for the proposed
townhouse project at 128 and Fern Crescent, led by Woodlock Developments. I believe in this
project for a few important reasons.
Firstly, I appreciate the effort to create homes that are affordable, especially the townhomes.
This is important for many people in our community who are looking for housing that is
reasonably priced.
Secondly, I think the decision to place the townhomes on 128th St. is a good one. It seems like
a smart choice that aligns with the area's needs and dynamics.
Thank you for considering my thoughts on this matter. I believe the Fern East project will make
a positive impact on our community.
Sincerely,
Harbir Mann
21866 River Road
Maple Ridge, BC
V2X2C1
Subject: Woodlock Developments Proposed Townhouse Project
Attn: City of Maple Ridge Planning Department
Please take this letter as my support for the proposed development at 128 & Fern Crescent.
With the housing & affordability crisis facing the entire region it only makes sense to have
multi-family projects.
This will bring much needed product for young families to grow and thrive in the community.
Hopefully this can set precedent for future development as well.
Woodlock's experience and expertise in Maple Ridge make them the best candidates to make
this happen.
Thanks,
Jag Sikham
24169 Fern Crescent,
Maple Ridge, BC
V4R2S1
re: 128 and Fern Crescent Townhomes
To the City of Maple Ridge,
My name is Josef Bouwman, I have been a resident of Maple Ridge for over 20
years. I am writing to show my support for the proposed development at 128 and
Fern Crescent by Woodlock Developments.
I think that the project will bring much needed homes into Maple Ridge during the
current housing crisis, and given the growth in population that Maple Ridge has
seen in the last few years I think the project will be an important addition to the
community.
If you have any questions, please connect with me via email.
Regards,
Josef C. Bouwman
Email: snjbouwman@hotmail.com
Address:
11266 Harrison Street
Maple Ridge, BC,
V2x 9p6
Subiect: Proposed Townhouse Development at 128 and Fern Crescent
Attn: City of Maple Ridge Planning Department
I was unable to attend the DIM in-person due to travel, but wanted to communicate
my support for Woodlock's proposed townhouse project at 128 and Fern Crescent. As
a resident of Maple Ridge (since 2004), I am always excited to see new developments
that are hitting the demands of the marketplace and our community.
Maple Ridge is not a community of mass condos and it has continued to rely on single
family subdivisions that are way too tight for comfort. I am very supportive of
townhome projects that will help service the needs of the families that want to call
Maple Ridge home -and Woodlock's proposed development at 128th and Fern will
accomplish that.
I am looking forward to the continued progress of this project and many more that
Woodlock is able to bring to our community.
Regards,
Kerry Nagy
Subject: Support for Woodlock Developments' 48 Townhouse Development at Fern
Crescent and 128 Ave
Dear City of Maple Ridge Planning Department,
I'm writing to support Woodlock Developments' idea for 48 townhouses on Fern
Crescent and 128 Ave. I've been living in Maple Ridge for a few years, and I think this
project is a good move for more affordable and quality homes in the area.
Woodlock has done good work before, so I trust they'll do a good job here too. This
project covers what Silver Valley needs for different kinds of homes and helps the whole
community grow with things like a new park, a school, and more places to shop.
I also like that these townhouses will be right in the middle of things-it's not just about
homes, but it helps with traffic too. I'm all for it and excited to see more affordable
housing options in Maple Ridge.
Thank you for your consideration.
Sincerely,
Miana LeBrun (nee Dundas)
12125 Acadia Street
Maple Ridge, BC
Subject: Feedback on Woodlock's Fern East Project in Silver Valley
Dear City of Maple Ridge,
I trust this message finds you well. I am writing to provide feedback on Wood lock's
Fern East project in the Silver Valley area of Maple Ridge. The project, particularly its
focus bringing an attainable housing type to an ideal location for families,
Wood lock's
proven track record and the continued growth of Silver Valley as a community, has
garnered our attention and support.
Attainable Ownership/Housing Variety
We purchased in Silver Valley back in 2014, moving here from the Tri-Cities. We
were
attracted to the community for it's natural setting and attainable ownership. During
our
time in Silver Valley, we've seen lots of single-family development, but limited
town home. This limits opportunities for families looking to lay their roots in Silver
Valley, the same way we did. We personally have family members who are hoping
to
move to the area but have been priced out. Providing a greater variation of product
types including townhomes, back-to-back townhomes and condominium product
wou Id provide more opportunities for these homebuyers seeking the Silver Va I ley
lifestyle.
Quality Developer
Woodlock Developments' has history of building quality product throughout Maple
Ridge. We appreciate their commitment to quality and excellence, including
delivering
communities that offer curb appeal, enhancing the look of the community. We are
confident that the Fern East project will uphold these standards, further enhancing
the
reputation of both the developer and the City of Maple Ridge.
Community Development
We applaud Wood lock's commitment to community development. The
acceleration of
park creation, contribution to the establishment of a school in Silver Valley, and
support for commercial development in the hamlet and village center are initiatives
that will undoubtedly enrich the lives of residents and contribute to the overall
growth of the community. I can say firsthand that Silver Valley needs this growth.
There is a lack of commercial opportunities, and our elementary school is bursting
at the seams with more than 700 students. Continuing the growth in the number
of residents in Silver Valley will only push us closer to the goal of getting a new
school for the area. It will also provide a greater need for commercial services.
In conclusion, we express our support for the Fern East project and believe it will
play a pivotal role in shaping the future of Silver Valley. We look forward to
witnessing the positive impact it will have on our community and are confident
that Woodlock Developments will continue to uphold the highest standards of
excellence.
Thank you for your time and consideration.
Sincerely,
Michelle Des Rosiers
23146 Gilbert Drive
Maple Ridge
BC, V4R OC3
Attn: City of Maple Ridge Planning Department
To Whom it May Concern,
I am very supportive of Woodlock's proposed development in the Silver Valley area at
128 and Fern Crescent. I've resided just off Fern Crescent for 12 years and have seen a
lot of new single-family homes built. It is great to see more diverse and affordable
housing options in the area. I hope to see more developments like this in the future.
Regards,
Mike Cartwright
24085 130 Avenue, Maple Ridge
Re: The Need For Affordable Quality Townhomes in Maple Ridge
Dear City of Maple Ridge,
I trust this letter finds you well. I am writing to underscore the pressing need for the development
of affordable, high-quality townhomes in Maple Ridge, aligning with the government's
overarching plan for housing in British Columbia.
As our community continues to grow, the demand for accessible and well-crafted housing
options has become increasingly paramount. Affordable housing is not merely a matter of
shelter; it forms the cornerstone of a thriving and inclusive society. Quality townhome
developments not only provide families with a secure and comfortable living environment but
also contribute significantly to the overall well-being and stability of the community.
The government's plan to address housing challenges in BC recognizes the importance of
affordability and sustainable development. It is crucial that Maple Ridge embraces this vision
and actively participates in the realization of these goals. By strategically implementing
affordable townhome projects, we not only contribute to the regional housing objectives but also
foster a diverse and vibrant community.
Maple Ridge, with its unique character and charm, has the potential to become a model for
balanced urban growth. The construction of affordable townhomes aligns with the principles of
inclusivity, enabling a diverse range of residents to call Maple Ridge home. This, in turn, fosters
a sense of belonging and community engagement, which are integral components of a
well-rounded and prosperous society.
Moreover, such developments are essential for addressing the needs of various demographics,
including young families, seniors looking to downsize, and individuals entering the property
market. It is an investment in the future stability and sustainability of our town.
I urge you to consider and support initiatives that facilitate the creation of affordable, high-quality
townhomes in Maple Ridge. By doing so, we not only uphold the government's broader vision
for housing but also ensure that Maple Ridge remains a welcoming and thriving community for
generations to come.
Thank you for your attention to this critical matter. I am optimistic that, through collaborative
efforts, we can create a lasting impact on the housing landscape of Maple Ridge.
Sincerely,
Mike Huber
604-839-864 7
24 760 102A Ave, Maple Ridge
Re: Woodlock Developments Proposed Townhomes in Silver Valley
Dear City of Maple Ridge Planning Department
The following letter is written in full support of the Fern East community, and the positive
impacts a community like this will have on the Silver Valley neighbourhood as a whole.
As the cost of living increases and single-family housing prices sky rocket, the demand
for more affordable multi-family housing in desirable areas has also risen. Silver Valley
has traditionally been a predominantly single-family home neighbourhood, and while
many of its residents appreciate this, diversifying housing options in the area can help
introduce new, young families to the area. In addition, the introduction of multifamily
housing can also allow for those that may currently live in the community, who are
looking to downsize to something that is a little easier to maintain, the opportunity to
stay within the community.
Introducing multifamily communities often brings families, young couples, and working
singles into the mix. These groups tend to utilize the small, local businesses close to
their communities and support the city's parks and recreation. Both contributing to a
lively and thriving community scene.
Woodlock Developments is a local, Maple Ridge developer with extensive experience in
the community. Woodlock's passion for maintaining the integrity of each site it develops
makes it the best-suited to bring a project like this to life while maintaining the
authenticity of the existing neighbourhood. With so much potential for growth in the
Maple Ridge, Silver Valley community, Woodlock Developments is well-positioned to be
the trusted developer of these homes.
Should you have any additional questions, do not hesitate to contact me.
Thank you,
Nicole Lajlo
re: 128 and Fern Crescent Townhomes
To the City of Maple Ridge Planning Department,
As a Maple Ridge resident for almost 10 years, I am writing to support the proposed
townhouse development at 128 and Fern Crescent. I think the project will greatly benefit
our growing community in numerous ways, most especially with regards to the ongoing
need for housing as well as public spaces like a park. It is also great that the developer is
from Maple Ridge and cares about improving the community. It seems they have taken
great care in planning a project that will benefit more than just their potential clients, but
the community as a whole.
If you have any questions, please contact me via email.
Thank you,
Samantha R. Bouwman (nee Kowan)
Email: snjbouwman@hotmail.com
Address:
11266 Harrison Street
Maple Ridge, BC,
V2x9p6
Subject: Support for Proposed Townhouse Project at 128 & Fern Crescent
Dear City of Maple Ridge,
I am writing to express my formal support of the proposed townhouse development project at
128 and Fern Crescent spearheaded by Woodlock Developments. I believe this initiative holds
significant promise for our community, supported by the following considerations:
Strategic Location: The selection of 128th St. for the townhomes reflects a well-considered
decision that aligns seamlessly with the area's dynamics. This strategic positioning not only
meets housing demands but also demonstrates a forward-thinking approach to community
development.
Proven Track Record: Woodlock Developments' commendable history of successful projects
stands as a testament to their commitment to quality and excellence. This track record instills
confidence in the prospective success and positive impact of the project.
Diverse Housing Options: The endeavor to fulfill the community's need for diverse housing
solutions in Silver Valley is noteworthy. This commitment not only addresses varying housing
needs but also contributes to the overall development and inclusivity of our community.
I appreciate your consideration of these points and firmly believe that the project will be a
valuable addition to our community.
Sincerely,
Talbir Mann
21866 River Road
Maple Ridge, BC
V2X 2C1
Subject: Proposed Townhouse Development in Silver Valle;y
To the City of Maple Ridge Planning Department,
I would like to take this opportunity to express my support for the Woodlock
Development group on their proposed 48 unit townhouse site in the heart of Silver
Valley.
Not only would a well thought out site like the one proposed help us fulfil some of
the dire needs for housing in the Silver Valley area but the location of the site will
excite many young families looking to stay close to home.
Young families that are looking for affordable options on where to live and raise
their families with a quality lifestyle close to schools, shopping, and accessibility to
transit and commuter routes
Many of these families are active in the community taking advantage of what the
best of Maple Ridge has to offer from its trail systems and parks to the natural
creeks and lakes.
I would also like to say that I have had the privilege of seeing Jag and Tai Mann at
work and to say their work ethics, construction results, and end results were above
and beyond expectations would be an understatement. The Woodlock group is one
of the few I promote to my client base as a solid product done right!
They have my support for this and future projects in the area!
Terry Passley
(Resident of Maple Ridge for over 50 Years)
APPENDIX I
~
Scliool District 42
Maple Ridge & Pitt Meadows
learning Today, Leading Tomorrow
November 20, 2023
City of Maple Ridge
11995 Haney Place
Maple Ridge, BC V2X 6A9
Attention: Maryam Lotfi
Re: FIie: 2023-350-RZ
Legal: Lot: 18, Section: 22, Township: 12, Plan: NWP11363\\Lot: 19,
Section: 22, Township: 12, Plan: NWP11363\\
Location: 24070 128 AVE\\24195 FERN CRES\\
From: RS-3 (Single Detached Rural Residential)
To: CD-5-23 zone based on RM-1 zone (Low/Medium Density Residential)
The proposed application would affect the student population for the catchment areas currently
served by Yennadon Elementary and Garibaldi Secondary School.
Ye!lnadon Elementary School has an operating capacity of 628 students. For the 2022-23
school ye·ar the student enrolment at Yennadon Elementary School was 697 students
(111% utilization) Including 54 students from out of catchment.
Garibaldi S~condary School has an operating capacity of 1050 students. For the 2022-23
school year the student enrolment at Garibaldi Secondary was 973 students (93% utilization)
Including 267 students from out of catchment.
Based on the density estimates for the various land uses at build out the following would
apply:
• For the construction of 48.0 townhouse dwelling units, the estimated number of
school age residents Is 21.
Sincerely,
• Digitally signed by Richard Richard Rennie Rennie
Date: 2023.11.24 14:02:28 -08'00'
Richard Rennie
Secretary Treasurer
The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows)
cc: Louie Girotto, Director, Facilities
David Vandergugten, Assistant Superintendent
Rebecca Lyle, Executive Coordinator
School District No. 42 I Maple Ridge -Pitt Meadows
22225· Brown Avenue Maple Ridge, BC V2X 8N6
Phone: 604.463.4200 I Fax: 604.463.4181
2021-579-RZ Page 1 of 10
TO: His Worship Mayor Dan Ruimy MEETING DATE: January 23, 2024
and Members of Council FILE NO: 2021-579-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Third Reading
Zone Amending Bylaw No. 7826-2022
23682 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23682 Dewdney Trunk
Road from M-1 (Service Industrial) to RM-1 (Low Density Townhouse Residential) and R-2 (Single
Detached (Medium Density) Urban Residential) to permit a future subdivision of approximately two
single-family lots fronting Dewdney Trunk Road and construction of approximately 16 townhouse units
on a third lot to the south. The proposed townhouses are configured as 3-bedroom units each with
double-car garages. The proposed development will require subdivision of the existing lot into three
lots, and road dedication to extend the existing lane located to the east of the property. This application
is in compliance with the Official Community Plan (OCP).
Council granted second reading to Zone Amending Bylaw No. 7826-2022 (Appendix C) on October 24,
2023. A public hearing was held for this application on November 21, 2023. At third reading, Council
referred this application to staff on November 28, 2023. Staff have been working with the applicant
to address Council’s concerns raised at the November 28, 2023, meeting including right-in/right-out
access to the development from Dewdney Trunk Road and potential onsite storage options.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $7,400 per townhouse dwelling unit and $9,200 per single family lot, for
an estimated total amount of $136,800.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7826-2022 be given third reading,
2. That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Road dedication on 119 Avenue and for the new lane as required;
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a Restrictive Covenant for the protection of Visitor Parking;
v) Registration of a Restrictive Covenant for the Stormwater Management;
• Maple RidQe -
vi) If the Director of Waste Management from the Ministry of Environment determines that a site
investigation is required based on the submitted Site Disclosure Statement, a rezoning,
development, or development variance permit cannot be approved until a release is
obtained for the subject property;
vii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement
must be submitted by a Professional Engineer advising whether there is any evidence of
underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation
Report is required to ensure that the subject property is not a contaminated site.
viii) That a voluntary contribution, in the amount of $136,800 ($7,400 per townhouse dwelling
unit and $9,400 per single family lot), or such rate applicable at third reading of this
application, be provided in keeping with the Council Policy 6.31 with regards to Community
Amenity Contributions.
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Proposed:
Within Urban Area Boundary:
OCP Major Corridor:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
2021-579-RZ
Geoff Lawlor Architect AIBC
West 80.7 Feet East Half Lot 7 Except: Part Road on
Plan 86679 Section 16 Township 12
New Westminster District Plan 1676
Urban Residential
Urban Residential
Yes
Yes (Dewdney Trunk Road)
M-1 (Service Industrial)
RM-1 (Low Density Townhouse Residential), R-2 (Single
Detached (Medium Density) Urban Residential)
Use: Single-Family Residential
Zone: R-3 (Single Detached (Intensive) Urban Residential)
Designation: Urban Residential
Use: Single-Family Residential
Zone: RS-1b (Single Detached (Medium Density)
Residential)
Designation: Urban Residential
Use: Single-Family Residential
Zone: RS-1b (Single Detached (Medium Density)
Residential) and CD-1-93
Designation: Urban Residential
Page 2 of 10
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing Requirement:
Flood Plain:
Fraser Sewer Area:
Relevant Applications
2. Application Update:
Use: Industrial
Zone: M-2 (General Industrial)
Designation: Urban Residential
Vacant
Single-Family and Multi-Family Residential
0.46 ha (1.1 ac)
Dewdney Trunk Road, 119 Avenue, and new lane
extension off 237 Street
Urban Standard
No
Yes
2021-579-DP
2021-579-VP
2021-579-SD
The subject application was presented to Council for being granted third reading at the Regular Council
meeting on November 28, 2023, at which the following resolution was passed:
"That Maple Ridge Zone Amending Bylaw No. 7826-2022 be referred back to staff.
A roundtable discussion ensued with Council directing staff to provide further comments on
right-in/right-out access to the development from Dewdney Trunk Road and potential onsite
storage options."
At this location, Dewdney Trunk Road is classified as a major arterial road under Council Policy 9.14 -
Access Management. Under this policy permanent direct access is prohibited and the development
does not qualify for exemption under the conditions listed in the policy. Staff conducted additional
review and found no other extenuating circumstances to support exemption from this policy. For these
reasons vehicle access to the proposed development has not changed.
Staff have worked with the applicant regarding demonstrating on-site storage options. The applicant
has provided a rendering of the proposed garages demonstrating that the proposed side-by-side
double-car garages offer separate storage spaces, area for long-term bike storage, and the capacity
to park large vehicles such as pickups, and area for recycling and garbage needs (see Appendix I).
The Off-Street Parking Bylaw requires a larger size for enclosed side-by-side double-car garages in the
RM-1 zone which is 6.5m in width, 6.7m in length and 2.1m in height. The subject application proposes
side-by-side double-car garages meeting the Off-Street Parking Bylaw size requirements for side-by-
side double-car garages in the RM-1 zone (see Appendix I).
The proposed on-site parking stalls, including visitor stalls, surpasses the City's Off-Street Parking
Bylaw requirements.
The applicant has also provided a technical memorandum specifying an anticipated vehicle trip
generation by this proposal. As per this memorandum, the proposed development would generate 11
vehicle trips in the AM peak hour (2 inbound, 9 outbound), and 13 vehicle trips in the PM peak hour
2021-579-RZ Page 3 of 10
(7 inbound, 6 outbound). The trip generation for the proposed townhouse development site is shown
in the table below. Please see Appendix J for further information.
Housing
Single
Family
Attached
Dwelling
Units
16
We-ekdat~J~'LP_~c!!sJ:!ourJotaL___ ______ .
Weekday PM Peak Hour Total
Weekday 0.95
Afternoon
Weekday 0.48
Morning
Weekday 0. 75
Afternoon
63 37%
%
25 75%
%
59
%
2 2
2 6
The above-mentioned memorandum provided by the applicant's traffic consultant further discusses
that the subject site property alternatively would be able to fit a total of four (4) single-family lots. Given
the new direction from the Province of British Columbia every single-family lot of these sizes would be
potentially allowed to fit up to 4 (four) units. Thus, the study has concluded that the alternative
development of four single-family lots would result in a similar traffic impact as is being proposed by
the subject application (16 townhouse dwelling units and two (2) single-family lots with coach houses).
Please see Appendix J for further information.
3. Site Characteristics:
The subject property is bounded by Dewdney Trunk Road to the north and 119 Avenue to the south.
The property is relatively flat and is currently vacant; a mix of mature, adolescent trees and vegetation
cover most of the property (see Appendices A and B).
4. Project Description:
The current application is proposing to rezone the subject property from M-1 (Service Industrial) to RM-
1 (Low Density Townhouse Residential) and R-2 (Single Detached (Medium Density) Urban Residential)
(see Appendix C) to permit the construction of 16 market strata townhouse units, and two single-family
lots fronting Dewdney Trunk Road (see Appendices D and E). The two proposed R-2 zoned single-family
lots will have parking provided on-site and will be accessible by the new lane extension which will be
constructed as part of this rezoning application. The proposed townhouse units will be accessible from
the lane extension as well as 119 Avenue.
At the November 28, 2023, Council meeting, Council requested staff to provide further comments
regarding a right-in/right-out access to the development from Dewdney Trunk Road. Staff further
discussed this request with the applicant and with the Engineering Department. Under Council Policy
9.14, vehicle access to this road is not permitted and further review found no supporting rational to
allow an exemption.
The townhouse units are configured in three buildings: two buildings containing 5 units and one
building containing 6 units (see Appendices D and E). The townhouse units are proposed as 3-bedroom
2021-579-RZ Page 4 of 10
4
8
units with concealed parking in double-car garages. The proposed garage sizes meet the Off-Street
Parking Zoning Bylaw requirements for the RM-1 zone.
The application is proposing the density of 0.60 FSR, which meets the base density of the RM-1 zone
and is less than many similar townhouse applications with a density of 0.75 FSR.
5. Planning Analysis:
i) Official Community Plan:
The subject property is located within the Urban Area Boundary and is currently designated Urban
Residential-Major Corridor. The development of the property is subject to the Major Corridor infill
policies of the Official Community Plan (OCP). The Urban Residential-Major Corridor designation
permits a range of housing types that encourage residential growth through infill density in a manner
that respects the characteristics of the surrounding neighbourhood.
This designation supports ground-oriented, multi-family housing such as townhouses as well as single-
family dwellings, and is more closely aligned with the OCP than the current M-1 zone. The proposed R-
2 zoned lots continue the existing neighbourhood pattern along Dewdney Trunk Road. The proposed
rezoning to the RM-1 and R-2 zones comply with the Urban Residential-Major Corridor designation
and Major Corridor Infill policies.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from the M-1 zone to RM-1 and R-2
zones to respectively permit the construction of 16 townhouse units on one large lot and the
subdivision of two single family lots. The minimum lot area for the RM-1 Zone is 0.1 ha (0.25 ac) and
the proposed lot area for the RM-1 portion of the property is 0.37 ha (0.9 ac). The minimum lot width
of the RM-1 Zone is 27.0 m (88.6 ft) and the minimum lot depth is 30.0 m (98.4 ft). The proposed lot
width is 24.6 m (80. 7 ft) and the proposed lot depth is 113.4 m (372.0 ft); a variance application has
been submitted for the proposed lot width for the townhouse development
The minimum lot area for the R-2 zone is 315.0 m2 (3,390.6 sq. ft.). Each of the two proposed single
family lots are proposed to be 369.0 m2 (3,971.9 ft2). The minimum lot width of an R-2 lot with lane
access is 9.0 m (29.5 ft) and the minimum lot depth is 30.0 m (98.4 ft). Each of the proposed lots is
proposed to be 12.3 m (40.3 ft) in width and 30.0 m (98.4 ft) in depth.
Common Open Area, Outdoor Amenity Area, Private Outdoor Area, and Permeability Requirements:
The proposed townhouse development meets the required common open area, outdoor amenity area,
private outdoor area and permeable area requirements of the Zoning Bylaw. Required and proposed
amounts are as per the table below:
2021-579-RZ Page 5 of 10
Common Open Area (Includes
Outdoor Amenity Area and
Private Outdoor
Outdoor Amenity Area
Private Outdoor Area
Permeable Area
Required
720.0 m2 of common open
area
80.0 m2 of outdoor amenity
area
Minimum 5.0% of dwelling
unit
40% of proposed lot area
iii) Off-Street Parking and Loading Bylaw:
Propg§ed
7 42.87 m2 of common open
area
148.0 m2 of outdoor amenity
area
12.56 m2
In accordance with the Off-Street Parking and Loading Bylaw, 36 off-street parking spaces are
required, while 37 parking spaces are proposed. Long-term bicycle storage can be adequately provided
inside the garage of the individual units (see Appendix I). Off-street parking for the single-family lots
will be provided onsite and will be accessed from the new lane and 119 Avenue. Required and
proposed parking are as per the table below:
Required
Townhouse Residential 32 residential parking
_16 units x 2 sp_<:3-9~~-===_:3~._Q§J~§-~~§~_ spaces
Visitor Parking · 4 visitor parking spaces
16 units x Q.~_spac~~ = 3.2 spaces
Proposed
32 residential parking
____ spac~§
5 visitor parking spaces
Long Term (Residential) Bicycle N/A i Storage provided inside
Parking ~paces ____ __________ _______ ___ I___ _ _ --~ J__ individual units Short-Term (Visitor) Bicycle Parking N/A___________________________ Short termbicycle parking ---
Spaces spaces have not been
prnp()sed in this application
The Off-Street Parking Bylaw requires a larger size for enclosed side-by-side double-car garages in the
RM-1 zone. It should be mentioned that no tandem garages are proposed. The required and proposed
side-by-side double-car garage sizes are satisfied as outlined per table below:
I __ Length__ __________ _________ ______ ____ _ _______________ _
! Width
i_Jj~_ig~ht __ ~-------------------------------------------------2.1M
Proposed
6.7M
-------------------------------
6.5M
2.8M
An average length for various types of vehicles is demonstrated in Appendix I to show what type of
vehicles can fit in the proposed garages. It is shown that a pickup truck can fit in the proposed garages.
2021-579-RZ Page 6 of 10
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 7600-2019
1. To vary the required lot width of the proposed RM-1 zone from 27.0 m (88.6 ft.) to 24.6 m
(80. 7 ft.).
The requested variance to the RM-1 zone will be the subject of a future Council report.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required for the
proposed townhouse development to ensure the current proposal enhances existing neighbourhoods
with compatible housing styles that meet diverse needs of the community and minimize potential
conflicts with neighbouring land uses.
The following is a brief description and assessment of the proposal's compliance with the applicable
Key Guideline Concepts:
1. "New development into established areas should respect private spaces, and incorporate
local neighbourhood elements in building form, height, architectural features and massing."
• Staff Comment: The proposed townhouse development has included landscaping
and privacy fences along the eastern and western lot lines. The building form,
height, and architectural features are consistent with the local neighbourhood.
2. "Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low-rise ground oriented housing located to the
periphery of higher density developments."
• Staff Comment: The proposed townhouse development does not exceed the base
density permitted in the zone (0.6 FSR). The height is consistent with the
surrounding single-family zones (the proposed townhouse is 9.34 metres).
3. "Large scale developments should be clustered and given architectural separation to foster
a sense of community, and improve visual attractiveness."
• Staff Comment: The proposed townhouse development is situated to conform with
the narrow lot width. Communal areas between the building blocks have been
provided to encourage social interaction.
4. "Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface
parking located to the rear of the property."
2021-579-RZ
• Staff Comment: The proposed townhouse development has provided double-car
garages meeting the garage size requirements for RM-1 zone as per the City's Off-
Street Parking Bylaw requirements as we// as one additional visitor stall to ensure
that off-street parking is maximized onsite. Architectural elements facing the street
and internal road have been incorporated to create more interest.
Page 7 of 10
vi) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel at the May 17, 2023, meeting and their
comments and the applicant's response can be seen in Appendix F. As per the ADP resolution, the
revised plans were resubmitted to ADP for information at the September 18, 2023, meeting. It was
resolved by the ADP at the meeting that the application meets the recommendations, and that the
applicant may proceed to Council for second reading.
A detailed description of the project's form and character will be included in a future Development
Permit report to Council.
vii) Development Information Meeting:
There was a Development Information Meeting hosted by the applicant was held at Alexander
Robinson Elementary on May 25, 2023, at which 19 people attended. The notification requirements
for the Development Information Meeting include a mail-out, newspaper advertisements, and notice
on the development signs that provides the contact information for the developer and information on
the development.
A summary of the main comments and discussions with the attendees at the Development Information
Meeting was provided by the applicant and has been included as Appendix G.
On March 30, 2023, a petition with 248 signatures was received by the City regarding the proposed
development and a separate nearby proposed application (2022-034-RZ in relation to the properties
located at 11926, 11936, 11946, 11956 236 Street and 23638 Dewdney Trunk Road). In
accordance with Council Policy 3.13, the petition was brought to the Council meeting on April 25,
2023, and includes the following main points:
• Concerns over emergency access for the proposed development
o Staff Comment: The proposed development includes access from both the lane and
from 119 Avenue. The proposed townhouse development will include a 6 m (19. 7
ft.) internal road that meets the requirements from the Fire Department. The
Engineering Department have noted that the surrounding roads are constructed to
meet the City's Design Criteria Manual, which was developed with support from the
Fire Department, and are suitable for fire response now and with the development
of the subject properties.
• Concerns over density and traffic congestion/safety and suggestions to require permits for
on-street parking
2021-579-RZ
o Staff Comment: The RM-1 zone is supported by the current Urban Residential-Major
Corridor land use designation and the application is not seeking additional density
through density bonus options.
o Staff Comment: In terms of traffic congestion/safety, the Engineering Department
have noted that 119 Avenue is not at capacity and that a 4-way stop at the
intersection of 236 Street and 119 Avenue, a traffic light at the intersection of 236
Street and Dewdney Trunk Road, and a 3-way stop at the intersection of
Cottonwood Drive and 119 Avenue are not warranted based on the Transportation
Association of Canada's warrant assessment guidelines to assess intersection
control measures.
o Staff Comment: In terms of permits for on-street parking, the Engineering
Department have noted that, while the City has Legislative Policy 9.09 (Resident-
Exemption and Resident-Only Parking), resident-only parking is reserved for areas
of high parking demand such as hospitals and transportation or commercial hubs
Page 8 of 10
where non-resident vehicles can take up limited on-street parking. The policy is not
to be used to re-allocate a public resource between neighbours. The intent is that
on-street parking would be utilized on a first-come, first-serve basis.
• Concerns over elementary and secondary schools at capacity
o Staff Comment: Comments from School District No. 42 have been provided in
Appendix H.
6. Interdepartmental Implications:
i) Engineering Department:
ii)
The Engineering Department has indicated that the following servicing upgrades will be
required through the Rezoning Servicing Agreement:
• Road dedication as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993;
• Utility servicing as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993;
• Frontage upgrades to the applicable road standard.
Parks, Recreation and Culture Department:
• The applicant was provided comments from the Parks, Recreation and Culture
department to be incorporated into the landscape design.
iii) Fire Department:
• The applicant was provided comments from the Fire Department regarding matters to
be addressed through the Building Permit process.
iv) Environmental Planning:
• An arborist report has been submitted by the applicant and reviewed. The subject site
is currently vacant and a majority of the site is vegetated. Approximately 81 trees were
identified onsite, and two significant red cedars will be retained. The majority of the
trees identified are not suitable for retention due to the species type or conflict with
the construction area. A tree cutting permit will be required for removal of trees;
replacement or retention of a minimum of 19 trees will be required or a cash in lieu
option of $600.00 per tree (a total of $11,400.00). This will be further assessed
through the Tree Cutting Permit and Development Permit to ensure that the tree
canopy targets have been met.
7. School District No. 42 Comments:
Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on May 16, 2023, and School District No. 42 provided a written response (Appendix H).
2021-579-RZ Page 9 of 10
CONCLUSION:
It is recommended that third reading be given to Zone Amending Bylaw No. 7826-2022.
"Original Signed by Maryam Lotti" "Original Signed by Marlene Best"
Prepared by: Maryam Lotfi, M.ARCH, M.URB
Planner
Reviewed by: Marlene Best, RPP, MBA
Interim Director of Planning
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
Appendix C -Bylaw Map
Appendix C -Zone Amending Bylaw No. 7826-2022
Appendix D -Proposed Architectural Plans
Appendix E -Proposed Landscape Plans
Appendix F -ADP Resolutions and Design Comments and the Applicant Response
Appendix G -Development Information Meeting Summary
Appendix H -School District No. 42 Comments
Appendix I -Rendering of the Proposed Double Car Garages
Appendix J -Technical Traffic Memorandum
2021-579-RZ Page 10 of 10
APPENDIX A ·r " l I I I I
f 120A LANE
I-
LANEN OF CTR (/)
r---("')
N 12018 /
I.I) ,-I.I) ~ (\') " ,-I.I) 0) (\') 0) I.I) 0) (\') " ,-lO 0) (\') ,..__ ,-,..__ ~ 0 ,-(o C\I ~ (\') (\') &3 ~ co I.I) l2 co co " " " co co 0) 0) co co <o co co co co (\') co co co co <o co co co co co
(\') (\') (\') C") (\') (\') (\') (\') C") (\') C\I (\') C") (\') (\') (\') C") (\') (\') (\') (\') (\')
C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I ' -
DEWDNEY TRUNK RD SUBJECT PROPERTY -
-r-----'-. / co C\I <o C\I co co C\I ~ co C\I co C\I <o 11991 0 ,-,-C\I C\I <o (\') I.I) 0) i2 0 ,-,-<o <o (") <o <o co co <o " r,.... r,.... (") (") C\I (") (") (\') (\') (") (") (") (") (") C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I C\I 11979
IO IO lO ~ ~ lO C r-...
LANES OF DTR LANES OF DTR 11967 (\') (\') (") ~
C\I C\I C\I
11987 11988 1198 AVE I-(/) 11957 -u:,
M 0 0 __.,,.
N 11962 11977 11978 ~ ~ 0 11949 I-IO ~ 11956 (/) (\') (\') " C\I C\I (\') < C\I
11965 11966 11943 r--("') N 11938
11946
11937 11953 11954 11932
11936 I-11931 (/)
r--("')
N 11923 11926
11926 11941 11942 11920
11929 11930 -11915
11914 I. 11917 11918 11909
11908 I ,-,..__ (\') IO 0) ,-11905 11906 119DJ J
,-,-C\I &3 ~ co /11902 , co co co co co (\') (\') (\') (") (\') (\')
~ C\I C\I C\I C\I C\I C\I I
119 AVE ~ I
t
~ 11888 " / 11899 1 ~l 0
0 C\I co co <o I'--
C\I (\') ~ IO 0) (")
co co co <o ~ C\l
(\') (\') (\') (\') 11899 11898 (\') (/) 11892 ~ C\I C\I (\J C\I (\,I -4 l~ 11880 11897
I-11888 ~-11887 (/) 11888 ✓ r::a 11870
~1
u:,
11881 ("') u N 11882 ""~ ,----..
(") " (';) <o 11873 ~~ 11862 (") 11876 C\I lO ~~Cf, 11856 -r,....
~ (0
(") 7 C\I 11865 , 11870 L--23669 I 118A AVE ' .~ ,__..
I ~n~nrl -
CJ Parcels selection 23682 DEWDNEY TRUNK ROAD
-stream PIO: 012-293-148
--Indefinite Creek PLANNING DEPARTMENT
__,,,,.,,,___
I
~ .. --N mapleridge.ca
Scale: 1 :2,000 FILE: 2021-579-RZ
DATE: Feb 8, 2022 BY:AC
N
Scale: 1 :2,000
Legend
-stream
--Indefinite Creek
APPENDIX B
23682 DEWDNEY TRUNK ROAD
PIO: 012-293-148
FILE: 2021-579-RZ
DATE: Feb 8, 2022
PLANNING DEPARTMENT
BY:AC
CITY OF MAPLE RIDGE
BYLAW NO. 7826-2022
A Bylaw to amend Schedule 'A' Zoning Map forming part of
Zoning Bylaw No. 7600-2019 as amended
APPENDIXC
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7826-2022."
2. That parcel of land and premises known and described as:
West 80.7 Feet East Half Lot 7 Except: Part Road on Plan 86679, Section 16, Township 12,
New Westminster District Plan 1676
and outlined in heavy black line on Map No. 1951 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Low Density Townhouse Residential)
and R-2 (Single Detached (Medium Density) Urban Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 'A' attached thereto are
hereby amended accordingly.
READ a first time the 8th day of March, 2022.
READ a second time the 24th day of October, 2023.
PUBLIC HEARING held the 21st day of November, 2023.
READ a third time the day of ,2024.
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
I I ~
======:::::i ,, ~
1 I__. LMS 988
) ) LMP 9544 LMP 9546 ~
~ ~ &
120A LANE
Oo D EPP 91159 EPP 106315 n O -EPP91159
LMP9545 'fl
/~/~/-------~~~---~Q:J -, r _] I_ CJL_J
Ji LMP 9545 BCP 684 7
,r E Cf P 9rT1 B BC,P 9713
1 2 3 4 5 6 7 8 910PARK111213~41516171819t2021
~
LMP 4233 LMP 787
LMP 327 \ / LMP 3164 RP 57263 77/) 86679
p:5 a ..... a:,
i I<) (") "'
------
"' ~ I<) <o ~
LANE
CJ
12018 1
EPP 91160
DEWDNEY TRUNK RD.
LMP 16374
111991
i-= 11979 (j)
2 <!'. r--C')
11967 N
RW 72573
P7'572
30 29 28
------sc~~ 91bbm ---
SL 1 II SL3 a:: SL5
~ a SL2 SL4 O SLE
<D a, 11962 BCS 1L 41
Rem vv
80.7'
11987 ...___--11988
8 16
3 ~ 11957 C')
119BAVE.
B
P 83835
_r----------~
----
~ ~-11956
0 45 en
o.. 11946 u (0
11936
46
47
0 l'--1'--0 N
[l_
11926 P 20770
48
LMP 2 307
1 2 3 4
~~ ~ I<)
<o <o ~ (") (") (") (") N N
Rem 3
5
a, ~ ~
.....
(0 C")
0 .....
0...
~ <o ~
6
Pel. of E Aof7 1/2
7
LMP 8074
RP8312RX)
~
ft'-:f'
~'o~ / X)
~//
V//
I/ (
c.o 11977
0) 7 ~
N 11965
6
3 11953
5
4 11941
c.o 11929
0) 3 ~
N 11917
2
-
2 11905
_J 1
r--0) N lO N
0.. ~ _J
11978 co
15 ~
11966 N
14
4
11949
5
11943
N6
i-= (j)
11954 0... ~ 7 11937
13 2 ._1'--___ __. r--C') N 1-----_J--i 0...
8
11931
i-= 12 ~ 11942
~ 11930
11 co qi
11923 9
11915
10
~ 11918 IO 11909 ~ 10 N N 11
N I';::
_J 9 2 t---12
/'--...... _J 0...
r--lO N r--s 0::
I C\I N '---'----'----'---'-----'----'--L__------------___LJ
~ 11906 o... N 119/1
119 AVE. E. ~
/11888 11899 1 r a
a N <o a:, <o I'-
11 "' ~ ~ I<) 11 10 a, 1 7 8 ~ <o <o 11899 <o
lf'I (") (") (") (') 11898 (') i-= 11892 Cf) N N N N c.o "'9 11880 Cf) 11897 (j)
B (0 10 9 8 7 N 12 8 2 r--11aaa6 !::°; 11887 t--C') ..... LM=> 730' 11888 N
""°c :ii 1----~
..... I'--13 i-= 7 ~ 3 9~ 11881 PARK LL Cl) 11882 ""'o 0) Cll 10N 1 2~ 3 214 <D (0 ~" -l 11873 (") 6
11862-;:;-~ ~ N ~ 4 ~~ I<) 11876 0... "-N "~ 11856 2 ~ <o 15 2 (") 5 ..... 5 9 -l m 8 "' 11865 , _J
ll.MP11812 N23669 11870
l.-LMP117 6.,... 11BAAVE. 0... /
4 2 I 29 ~~ 11864 _J I /
11850 I /
I 16 3
')A (0 11853 11854 .,.,.<o/
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No.
From:
To:
7826-2022
1951
M-1 (Service Industrial)
RM-1 (Low Density Townhouse Residential)
,
aa ~~ 20~ ~ 21
P 72 >72
11938 19
W 1/2
21
P 1676
~ (') N
22
c::::::J
~ R-2 (Single Detached (Medium Density) Urban Residential)
MAPLE RIDGE
British Columbia
EPP 106316
LMP 333
~ :-;,. 24; a 0 <X> <o I N "-N (') <D "' r--23 0..
I f
LMF
LMF
6
N
SCALE 1 :2,500
NO
R
D
E
L
Nor
d
c
l
De
v
c
l
o
p
m
m
U
Ud
.
\W
J
W
,
1
"
¢
f
d
C
!
J
l
H
I
U
P
.
l
'
.
O
!
n
N
81
c
i
i
(')
>
..
Q)
~-0
0 ;:
..
.
Q) C.
C.
::
s
.2
l
·;;
;
01
...
0
0
'.:
0
~;
:
C:
"ia
E
.2
l
·;
;
;
M
81
c
i
i
(')
>
..
Q)
~-"C
C:
::s
e
Cl
.2
l
·;;
;
<O
J
701
-
1
7
6
~
$
-
i
:
i
l
i
a
A
w
n
u
n
Sl.
l
m
1
y
,
S
C
V
~
S
2
A
7
Cam
1
d
4
pr
o
p
o
s
e
d
to
w
n
h
o
u
s
e
de
v
e
l
o
p
m
e
n
t
fo
r
:
23
6
8
2
De
w
d
n
e
y
Tr
u
n
k
Ro
a
d
,
(2
3
6
B
St
.
/
11
9
Av
e
.
)
Ma
p
l
e
Ri
d
g
e
Pr
o
j
e
c
t
Da
t
a
cll.
b
t
l
n
1
1
o
n
l
1
'
1
1
pt11
p
o
1
1
d
1
1
1
n
l
n
1
lll
o
c
k
D
•
n
,
n
f
a
r
l
'
A
I
I
R
k
u
l
a
t
k
>
n
ltf
t
!
U
n
d
l
l
o
o
r
77
.
7
J
o
q
m
m,!n
l
l
o
o
r
JO
l
.
'
>
'
J
"
l
m
u11
~
•
!
1
1
>
<
1
r
~
~P
,
,
t
m
~
t
r
d
d
c
,
r
u
J
t
y
.
.
lll
4
.
0
0
1
1
1
m
p1
o
p
u
w
d
d
i
:
m
l
l
'
(
•
llD
2
.
~
G
,q
m
por
l
i
l
n
,
:
1
t
l
l
l
l
s
r.,q
u
l
r
w
d
to
m
m
o
n
u
i
,
.
n
t
p
a
N
blo
d
.
A
lll
o
d
.
(
lllo
d
i
c
,
r
u
1
f
1
1
r
f
A
l
l
.
m
l
c
u
l
o
t
l
a
n
i7
.
5
0
p
a
r
l
1
n
g
,
t
o
l
l
•
1J.
~
p
.
o
r
k
l
n
4
$
'
U
l
l
1
311
.
f
.
7
d
r
l
v
-
:
,
Y
p
e
f
f
f
l
l
:
.
1
1
1
!
1
>
p
.
,
l
l
t
n
g
~;
:
~
~
::
:
:
:::
:
:
~
:
:
::
:
15;~
:
:":
r
1
1
t
.
1
0
0
1
(
t
6
•
~
.
1
-
1
1
~11
I
N
>
d
5)
t
4
5
•
E•D
u
n
d
f
l
o
m
%.ll
1
1
1
1
1
m
111
;
1
\
n
/
l
o
o
r
lS
l
i
.
O
l
l
i
l
l
m
u11
p
•
d
l
o
o
r
Jr;
G
O
!
l
~
m
IU
l
l
.
l
'
>
J
'
l
m
~-
-
-
-
-
~
--
~
"
5
un
i
t
s
co
m
m
o
n
op
e
n
sp
a
c
e
5
un
i
t
s
5►
~
I
I
►
co
m
m
o
n
op
e
n
sp
a
c
e
!►
6
un
i
t
s
ptl•
4
1
<
'
0
P
,
:
l
l
•
J
l
<
'
r
n
p
,
O
Y
1
<
l
e
d
•
ba,
r
m
r
i
,
t
m,ii
n
l
l
o
o
r
f:!
F
f
l
o
o
r
11.
2
4
,
q
m
"'<
l
u
l
r
-
c
d
p
n
v
3
t
t
'
<
>
P
<
l
1
1
•
p
a
c
,
,
•
prl•
~
t
e
o
l
f
<
!
r
'
l
•
l
l
l
l
t
l
'
P
r
t
W
l
d
'
1
1
~
f.7
1
1
d
o
d
;
~.7B
pa
l
l
o
~"
'
l
f
f
l
Co
n
s
u
l
t
a
n
t
Lis
t
SU
M
y
a
r
Ge
o
f
f
l
.
.
a
W
o
r
A
1
c
h
l
t
e
c
t
u
r
o
l
n
c
.
B32
-
5
3
1
1
C
e
d
a
t
b
t
l
d
g
&
W
{
I
J
Y
,
~~
1
r
;
c
:
;
n
i
:
i
.
~
z
•
'
l
1
r
o
Iii
.
~~
~
d
g
•
,
O
C
e:
~
~
,
B
C
~t
~
~
~
~
M
t
e
t
A
I
B
C
M1
k
1
S.m
.
m
a
n
n
,
BC
L
6
t1l
:
l
!
0
4
-
4
1
5
3
-
2
5
(
J
g
co
L
:
7
1
6
-
9
9
8
-
6
0
0
8
CJ\
I
I
J
E
n
g
l
n
e
e
r
Ap
l
n
,
M
a
l
'
i
n
C
o
i
w
1
;
1
b
n
•
L
l
d
.
&1
5
-
1
7
5
S
W
.
i
r
c
a
d
-
y
Ge
o
t
e
c
h
n
l
c
a
l
E
n
g
l
n
e
c
r
Ge
o
s
o
l
'
/
o
C
o
n
s
u
l
!
t
!
n
t
s
L
t
d
,
~~
~
;
;
•
r
,
O
C
o .. ldL
a
l
r
d
,
P
.
E
r
,
g
.
t,L
,
l
!
I
0
4
-
7
l
-
4
-
«
1
2
7
~~
~
r
d
,
B
C
Ra
J
1
n
d
o
r
8
a
l
n
5
,
P
.
E
n
g
.
,
M
.
E
n
g
,
tc
L
,
&
)
4
.
.
7
1
2
-
1
9
9
5
Lil
n
d
s
c
n
p
e
A
r
c
h
l
t
c
c
t
CK
w
o
l
1
,
-
s
&
,
.
,
_
o
c
i
l
l
t
•
l
n
a
.
2~
1
5
2
J
a
n
q
u
l
Coi
,
r
t
Abb
o
t
l
f
o
1
d
,
8
C
Mik
o
Fa
d
um
& ...
RX
••
L.t
.
#10
5
-
e
2
T
T
-
1
2
9
S
t
r
•
t
:~
E
~
:
!
m
VJ0
3
E
!
e
~t~
;
~
l
=
~
-
2
3
7
1
5
t1
l
:
T
7
&
-
!
1
;
3
-
C
I
J
O
O
.a
.
r
c
h
l
t
o
c
t
u
r
o
l
d
r
a
'
M
n
g
s
Sh
o
e
t
Nu
m
b
e
r
Sh
e
e
t
Na
m
e
AH
A1
·
2
A1
·
3
AH
A1
·
5
A1
-
6
A1
-
7
A1
-
8
A1
-
9
AH
O
A2
·
1
A2
·
2
A3
-
1
A3
-
2
slt
o
e
_
l
o
n
&
d
a
t
n
slt
o
o
l
o
v
a
t
l
o
n
s
&
s
o
c
t
i
o
n
s
ro
o
f
&
un
i
t
~s
~
.
.
.
e
_
o
r
m
o
n
b
l
e
ar
o
a
s
ma
t
o
r
i
a
l
&
c
o
l
o
u
r
_
e
_
n
l
o
t
t
o
do
t
a
i
l
o
d
s
i
t
e
_
e
_
l
a
n
s
su
r
v
e
y
~to
&
c
o
m
!
T
i
o
n
o
p
(
)
:
_
~
-
~
e
a
c
e
s
no
o
r
a
r
e
a
c
a
l
c
u
l
n
t
l
o
n
s
sit
o
c
o
n
t
e
x
t
sh
a
d
o
w
stu
d
i
e
s
un
l
t
t
y
p
o
A
p
l
n
n
s
un
l
t
t
y
p
o
A
s
o
c
t
i
o
n
s
un
i
t
i
y
p
'
o
B
p
\
a
n
s
un
i
t
t
y
_
e
_
o
B
s
o
c
t
l
o
n
s
iii'
! l I
;o
,
.
,
,
,
.
\
'
:
:
'
l
J
'
,
,
.
"
"
=
~
•
,
.
2
:
'
,
•
.
:
:
:
=
~
•
to
v
A
,
O
e
c
3
/
Z
1
&ub
-
d
r
v
1
,
1
o
n
1
n
!
o
u
p
-
d
a
t
e
d
prc
j
l
!
C
t
d
a
t
a
u
p
-
d
o
t
c
d
rw
B
,
M
a
r
e
h
1
3
1
2
2
un
r
t
s
r
e
d
u
c
o
d
l
n
u
r
o
o
re
v
C
,
M
a
r
e
h
:
'
.
!
4
1
:
2
2
DP
p
a
c
k
a
g
e
u
p
,
d
i
r
t
o
d
-
u
n
t
t
s
1
e
d
u
c
o
d
l
n
&
l
z
e
1ev
D
,
M
1
1
r
c
h
3
1
f
2
2
ro
1
1
d
w
d
t
h
c
h
a
n
g
e
d
b
a
c
k
t
o
6
m
ro
v
E
,
A
p
r
J
4
1
2
2
b~
i
.
v
.
o
l
o
m
o
\
l
o
d
t
c
e
o
s
t
p
r
o
p
.
h
n
t
t
la
n
d
&
e
a
p
e
w
d
t
h
i
n
c
r
c
a
s
c
d
a
l
o
n
g
v
.
e
i
s
t
pro
p
.
~n
e
r1
1
1
1
F
,
M
a
r
e
h
3
1
1
2
3
~~
"
:
:
~
:
:
~
toa
i
;
c
o
m
m
o
d
a
t
c
&eu
t
h
iw
G
,
J
u
n
o
t
i
/
2
3
ro
u
d
s
u
r
t
a
c
a
c
h
a
n
g
e
d
out
d
o
o
r
n
r
n
e
n
l
t
y
&
p
Q
C
C
l
n
c
r
e
o
s
e
d
pen
;
p
o
c
t
N
e
u
p
d
a
t
o
d
ro
v
H
,
J
u
n
o
3
0
/
2
3
gon
e
r
o
l
A
D
P
c
h
a
n
g
t
t
S
rw
l
,
A
u
g
1
4
1
2
3
aro
n
c
n
l
c
s
a
d
J
U
5
t
o
d
f
o
r
c
n
t
r
y
l
o
b
b
y
c
h
a
n
g
o
per
&
p
o
c
t
t
J
o
u
p
-
d
a
t
e
d
ro
v
J
,
S
o
p
t
2
9
/
:
2
3
pro
j
o
c
t
d
a
t
a
u
p
-
d
a
t
e
d
RE
-
I
S
S
U
E
D
FD
R
RE
.
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
.
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
712
1
l))
f
l
'
:
;
f
(
.
'
l
)
P
'
f
W
f
l
l
-
f
C
U
T
T
1
1
[
D
P
l
'
C
5
'
l
W
"
'
1
T
O
I
l'O
'
I
.
I
I
T
I
I
0
1
<
0
F
T
K
N
>
!
>
t
!
T
c
.
C
T
N0f
T
O
O
C
L
I
O
C
D
~
O
l
t
C
O
t
l
'
.
T
T
1
n
!
C
T
l
0
!
-
I
U
!
U
.
C
T
,
l
!
t
.
l
.
"
'
"
"
(
D
..,
4
,
J
~
m
,
~
~
1/:.r
;
(
.
J
.
r
n
J
.
r
w
A rc
~
h
f
f
!
M
!
/
;
,
J
n
c
.
TO
I
M
l
h
O
U
M
!
S
23
8
8
2
D
~
M
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
o
R!d
g
o
sit
e
pla
n
& da
t
a
$Cl
l
l
i
:
!
-
l!I
I
S
h
O
'
M
l
~
A
1-
1
)>
-c
"1
J
m
z C,
><
a
r,;
\
J
:
c
3
!
i
t
...
.
.
.
. ~
l-
,
,
,
,
.
r
t
v
J
•
lin
-
H
I
I
,o
,
d
r;;
:
\
_
§
_
e
_
g
:
i
o
n
2
~
~e
c
t
i
o
n
1
~
ptc
p
e
r
t
y
l
!
n
e
I
I,
,
!
I!
11
;
,
pro
p
e
r
t
y
~
n
o
-
,
1".)
N
r
.
.
.
,
.
.
.
o
4
T
1
t
.
,
.
µ
o
t
t
m
d
-
.
.
1
-
.
<
N
•
o
l
o
.
,
.
.
la
r
.
;
~
-
:
~
"
;
'
!
:
,
"
;
;
;
:
'
~
~
:
r
=
:
~
!
~
"
111
.
t
l
~
,
.
,
_
.
.
.
.
.
,
u
.
,
,
d
.
,
,
/
f
f
l
d
"
m
.
.
,
_
l
o
re
v
A
,
A
u
g
1
1
1
2
1
:=
;
1
:
~
~
~
~
d
:
c
:
:
:
~
~
n
:
~
t
rtw
B
,
M
a
t
c
h
2
4
/
Z
?
OP
p
a
c
k
a
g
e
u
p
.
d
a
t
e
d
-
u
n
l
t
s
r
e
d
u
c
e
d
l
n
a
r
e
a
re
'
I
O
,
J
u
n
e
.
3
0
/
2
3
gen
e
r
a
J
A
O
P
c
h
a
n
g
e
u
rw
E
,
A
u
g
1
4
'
2
3
...
.
0
U
f
i
n
1
s
h
c
h
a
~
e
d
t
o
s
;
h
l
n
g
l
e
s
ro
o
f
t
o
o
n
t
r
y
c
h
a
n
g
o
d
en
t
r
y
l
c
b
b
y
W
n
d
O
V
-
.
5
1
n
c
t
a
a
M
:
!
d
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
7/2
1
r.:i
,m
r
CO
f
>
/
\
l
i
l
l
l
i
O
U
T
T
t
l
E
~W
R
!
T
T
O
J
,~.
"-~
~
T
l
-
"
l
l
:
.
u
>
o
,
m
:
c
r
·'
Mo
d
>
t
i
~
~
t
~
~
6
c
J
m
Tov
.
n
h
o
u
s
e
s
Z3
6
8
2
0
e
w
:
!
r
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rid
g
e
dri
°
w
l
n
g
t
r
t
l
e
sit
e
ele
v
a
t
i
o
n
s
&
se
c
t
i
o
n
s
•~
•
'"
"
'
"
"
A
1-
2
dru
'
M
l
t
,
-
f
GD
L
chc
c
k
c
d
t
:
J
.
{
<(
(I)
C.
]:;
,
·1
:
::,
..
.
.
.
.
.
t=
-
•
•
=
1
1
1
1
/
M
~
Ii
11
NO
R
T
H
CD
~-
(I)
C.
]:
;
,
·1
:
::,
0
ty
p
i
c
a
l
un
i
t
s
A
& B
-
up
p
e
r
fl
o
o
r
1:
10
0
<(
,,-
:
·
·
·
·
.
-
-
,
-
-
-
_
~
~
-
-
-~
pro
p
e
r
t
y
l
l
n
e
(I)
C.
]:
;
,
·1
:
❖
::,
len
c
o
d
re
a
r
y
a
t
d
..
.
.
.
.
.
ga
t
e
-
NO
R
T
H
~ {
If
·:·
.
:
.
:
.
'
.
:
:f
r
-
-
-
~
fen
c
e
d
re
a
r
y
a
r
d
CD
I'
l
--
-
-
-
1_
(I)
·•
•
:
,
•
0
❖
C.
<:
s
-
~
:
--
-
]:;
,
·c
::,
/1
iµ
.
t
u
-
-
r
-
-
I
G)
ty
p
i
c
a
l
un
i
t
s
A
&
B
-
gr
o
u
n
d
fl
o
o
r
1:
10
0
<(
(I)
C.
]:
;
,
·1
:
::,
..
.
.
.
.
.
NO
R
T
H
CD
(I)
C.
]:
;
,
·c
::,
~a
l
un
i
t
s
A
&
B
-
ma
i
n
fl
o
o
r
\V
·
-
·
1
:
T
o
b
t
l
m
I
'
®
si
t
e
-
ro
o
f
pl
a
n
1:
30
0
, ..
.
.
.
.
.
.
jN
O
R
T
H
~e
r
m
e
a
b
l
e
ar
e
a
s
~
lo,
...
.
··::
:
<
l
a
'
·
::
:
:
:
~
-
.
~
~
=
:
:
~
~
'
!
:
:
'
·
Th
,
~
_
,
.
,
_
_
.
.
i
_
.
.
,
-
1
.
,
t
t
,
o
u
,
0
'
4
1
"
"
!"'f
l
"''
"
'
... "" o...
.
i
l
.. ,b"
hr
·
;•·•
•
I
~""
....
.
..i
<ri~
H
...
.
..,l
...
.
.
_l/
a
O
...
"""
"
'
"
"
"
'
o
l
"
"
/
m
<
l
"
"
'
"
'
3
>
!
<
>
rw
A
,
A
u
g
1
1
/
2
1
krt
c
h
c
n
l
a
y
o
u
t
s
c
h
a
n
g
e
d
rw
B
,
M
a
r
c
h
2
4
/
2
2
DP
p
a
c
k
a
g
e
u
p
,
d
a
t
e
d
-
u
n
!
m
r
e
d
u
c
e
d
l
n
a
r
e
a
re
v
C
,
M
a
r
c
h
3
1
/
2
3
~a
°
a
"
:
:
!
:
:
:
;
s
t
a
ac
c
o
f
l
m
O
d
.
l
t
e
so
u
t
h
re
v
0
,
J
i
m
e
3
0
/
2
3
Qe
n
e
r
a
l
A
D
P
c
h
a
r
,
g
e
s
.
re
v
E
,
S
e
p
t
2
9
1
2
3
pe
r
m
e
a
b
l
e
are
a
s
up
d
a
t
e
d
.
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
OC
T
7
1
2
1
O,J
~
O
T
C
O
P
I
W
f
!
W
l
\
J
T
T
H
C
D
J
'
l
>
I
1'!T
T
l
)
l
P01
t
.
l
l
.
>
e
.
J
-
.
l
t
,
..
.-£
A
A
C
'
H
T
I
:
C
T
At~
_
,
m
.
J
l
"
.
:
l
\
'
.
i
,
r
n
[
J
(
T
H
C
A
P
=
c
r
Ar
c
~
J
l
f
f
l
M
f
l
J
~
n
c
.
NO
R
D
E
L
No
r
d
e
l
De
v
e
l
o
p
m
e
n
t
s
Lt
d
.
To
v
.
n
h
o
U
S
0
5
Z3
6
8
2
0
e
v
.
d
n
e
y
T
r
u
n
k
R
o
n
d
,
M
i
l
p
l
c
Rld
{
i
e
dra
w
!
n
g
t
l
t
l
l
'
ro
o
f
& un
i
t
pla
n
s
&
pe
r
m
e
a
b
l
e
ar
e
a
s
pi-o
j
e
c
t
#
ZM
i
i
dra
'
M
n
g
#
nt.1
k
l
ass
h
o
v
.
n
~
A
1-
3
ch
a
c
k
e
d
t
:
l
f
~c
o
l
o
u
r
s
-
Bl
o
c
k
s
A
&
C
-
we
s
t
~ 10
0
(A
\
_
Ex
t
.
_
c
o
l
o
u
r
s
-
Bl
o
c
k
s
A
&
C
-
ea
s
t
\j
'
T
:
1
6
o
~c
o
l
o
u
r
s
-
Bl
o
c
k
B
-
we
s
t
~
ex
t
e
r
i
o
r
fin
i
s
h
e
s
0
as
p
h
a
l
t
s
h
l
n
g
l
e
s
-
b
l
a
c
l
<
0 0 0 0 0 0 G
[D
0 0
[g
G G
0 0 ~ 0 ~
fas
c
l
a
b
o
a
r
t
1
-
p
a
l
n
t
e
d
8
M
'
N
h
~
cem
e
n
t
f
l
b
r
e
s
h
l
n
g
l
e
s
l
d
!
n
g
-
p
a
l
n
l
:
o
d
B
M
C
r
o
m
.
w
l
l
G
r
a
y
H
C
-
1
0
3
ce
m
1
1
n
t
f
i
b
r
e
b
c
m
r
d
l
a
p
g
l
d
l
n
g
6
"
C
D
1
p
o
o
u
r
e
-
p
a
l
n
t
e
d
B
M
D
l
n
n
e
r
P
n
r
t
y
A
F
-
3
0
0
alu
m
l
n
w
n
g
u
a
r
d
r
n
l
f
-
p
n
l
n
t
e
d
B
M
B
b
c
k
S
a
t
l
n
2
1
3
M
0
trl
m
b
o
a
r
d
-
p
a
f
n
t
m
:
I
B
M
\
r
\
l
h
l
t
e
t
cem
e
n
t
flb
1
e
boa
r
d
lap
nld
l
n
g
6"
lff
P
0
1
u
m
,
-pai
n
t
e
d
BM
Blu
e
No&
.
e
-1
C
7
8
v.h
l
t
.
i
o
v
l
n
y
!
W
n
d
o
w
'
M
t
h
p
o
r
!
m
e
t
e
r
t
r
l
m
p
a
l
n
t
e
d
v
.
h
l
t
e
v.h
l
t
e
vin
y
l
Wn
d
o
w
v
.
t
t
h
pe
r
i
m
e
t
o
r
trim
pa
l
n
t
t
t
d
BM
Bla
c
k
Sa
t
i
n
21
3
1
-
1
0
gb
=
e
d
en
t
r
y
doo
r
pa
i
n
t
e
d
BM
Re
v
1
H
e
Ptw
.
t
e
r
HC
-
1
7
2
wth
fra
m
1
:
1
e. tr!
m
pai
n
t
e
d
BM
Bla
d
e
Sa
t
i
n
:!1
3
1
-
1
0
gla
:
c
d
ga
1
a
,
;
1
e
do
o
r
pa
i
n
t
e
d
BM
Dis
t
a
n
t
Ha
:
:
e
v.t!
h
rra
m
&
& tri
m
pa
i
n
t
e
d
BM
Dis
t
a
n
t
Hlll
:
e
ce
m
e
n
t
fib
r
e
txm
r
d
lap
aid
i
n
g
6"
e)!
'
p
0
5
U
r
e
• pai
n
t
e
d
BM
R.ic
c
o
o
n
Fur
212
£
.
.
2
0
ce
m
e
n
t
f
1
b
r
e
b
o
a
r
d
l
a
p
s
l
d
1
n
g
4
"
e
l
(
J
l
o
s
u
r
e
-
p
a
l
n
t
e
d
B
M
O
l
s
t
a
n
t
H
a
:
:
&
Wll
t
e
vin
y
l
v.ln
d
o
w
v
.
i
t
h
per
i
m
e
t
e
r
tr!m
pn
l
n
t
&
d
BM
Dis
t
a
n
t
Ha
z
e
trl
m
b
o
a
r
d
•
p
n
l
n
t
e
d
B
M
D
i
s
b
n
t
H
:
t
t
e
gla
:
o
d
en
t
r
y
doo
r
pa
i
n
t
e
d
BM
Ra
c
c
o
o
n
Fu
r
21
2
5
-
2
0
wth
fra
m
o
e. tri
m
pal
n
t
&
d
BM
Dl!i
t
a
n
t
Ha
:
o
cer
n
e
n
t
f
l
b
r
e
b
o
a
r
d
t
a
p
a
l
d
(
n
g
6
'
'
0
(
p
0
S
U
f
O
•
P
l
l
l
l
n
t
e
d
B
M
D
l
s
t
a
n
t
H
n
=
e
gla
:
o
d
gar
a
g
e
doo
r
pa
i
n
t
e
d
BM
Ra
c
c
o
o
n
Fu
r
Zl2
6
-
2
0
Wth
fra
m
e
& trim
pai
n
t
e
d
BM
Dis
t
a
n
t
Ha:
e
gla
:
e
d
ent
r
y
doo
r
pa
i
n
t
e
d
BM
Dis
t
a
n
t
Hic
e
'M
t
h
fra
m
e
& trim
pa
i
n
t
e
d
BM
Dis
t
a
n
t
Ha
:
:
o
c:a
m
e
n
t
f
l
b
r
o
b
o
a
r
d
l
a
p
s
l
d
l
n
g
6
"
e
x
p
c
s
u
r
e
-
p
a
l
n
t
n
d
B
M
R
e
v
e
r
e
P
e
v
.
t
n
r
H
C
-
1
7
2
~c
o
l
o
u
r
s
-
Bl
o
c
k
B
-
ea
s
t
~1
:
1
0
0
Dis
t
a
n
t
ha
z
e
in
c
.
"
1
~
·
:
~
~
'
:
!
µ
a
,
,
1Yi:
1==
:
:
:
:
,
'
"
,..,,
.
,
l
>
l
>
o
.
r
'
s
>
<
l
!
0
<
c
:
:
t
l
<
~
U
<
!
.
,
,
1
r
lf'o
d
.
, • .i.,
1
1
,
,
1w
A
,
A
u
g
1
1
/
2
1
sto
n
e
v
e
n
o
o
r
c
h
a
n
g
e
d
t
o
-
i
"
l
a
p
&
l
d
l
n
g
beM
&
e
n
g
a
r
a
g
u
&
p
e
r
n
p
e
c
t
r
v
o
u
p
-
d
a
t
&
d
rw
B
,
M
a
n
:
h
2
4
1
2
Z
DP
p
a
c
k
a
g
e
u
p
-
d
a
t
e
d
-
u
n
t
t
s
r
e
d
u
c
e
d
i
n
a
r
e
a
fln
l
5
h
'
1
$
a
d
j
u
s
t
o
d
rw
C
,
M
a
r
c
h
3
1
/
2
3
g&
n
e
r
a
l
r
o
v
l
s
l
o
n
s
t
o
a
c
c
o
m
m
o
d
a
t
e
s
o
u
t
h
ro
a
d
d
e
d
~
t
l
O
n
rm
D
,
J
u
n
o
9
/
2
3
c:o
!
o
u
r
s
.
u
p
d
a
t
&
d
ra
v
E
,
J
u
n
e
3
0
/
2
3
gon
e
r
a
l
A
D
P
c
h
a
n
g
o
a
re
v
f
,
A
u
g
1
4
/
2
3
'n
1
l
U
f
i
n
1
s
h
c
h
a
n
g
e
d
t
o
s
h
l
n
g
l
&
s
roo
f
lo
ent
r
y
cha
n
g
e
d
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
7/2
1
D.'.l
l
,
I
O
T
C!ll
'
"
f
W
l
T
t
t
O
U
T
T
t
t
E
E;,W
£
!
.
l
l
W
I
I
I
T
T
J
:
N
P£1
>
1
,
C
"
l
·
-
c
l
t
c
A
I
I
C
t
<
I
T
[
C
'
T
NW
I
O
E
l
'
.
I
J
$
0
)
R
l
l
l
C
T
l
l
l
(
.
W
l
l
C
T
i
t
r
l
l
U
!
l
.
.
£
.
r
.
:
l
~
~
t
.
l
f
'
C
T
J
M1
0
c
t
L
1
~
!
1
1
:
0
D
Y
T
t
t
E
:
.
I
>
"
H
l
E
C
T
Ar
c
!
µ
/
!
f
!
M
!
A
,
J
1
1
c
.
!lll
o
l
,.,~
.
~Ill
r·~
1
J
o
t
1
4
\
y
<.t.1
1
l71
-
1
1
)
'
1
.
<
•
~
.
d
ru,1
u
,
....
.
1u
r
..,
.
.
,
,
. .,,
0
·
\ .rd
~
'
"
'
"
"
"
"
'
"
"
vlL
'
.
:
c
i
,
t
1
0irn
1
<
.
1
«
....
.
.
,.,
,
,
.
.
m
,
w
1
<
,
o
.
.
,
,
;
4
,
i
,
,
e
,
.
.
,
,
• .,,,
,
NO
R
D
E
L
No
r
d
e
l
De
v
e
l
o
p
m
e
n
t
s
Ltd
.
T0
W
l
h
o
u
s
n
23
6
8
2
D
e
M
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rid
g
e
dra
'
M
n
g
t
t
t
l
a
ma
t
e
r
i
a
l
&
co
l
o
u
r
pa
l
e
t
t
e
sca
k
t
nas
h
o
w
n
~
A
1-
4
ch
e
c
k
e
d
b
y
'\
(
~
'
\
(
pr
o
p
o
s
e
d
zo
n
e
CD
-
1
-
9
3
~:~
:
:
:
:
h
~
7
;
5qm
mln
l
o
t
d
e
e
!
h
2
4
Lo
t
2
·1
o
t
a
f
;
i
a
"
;
.
J
6
8
.
1
7
~
11
9
B
Av
o
.
I~
'~
'
~
NO
R
T
H
lre
o
r:
:
~
\
ll
)r
:
;
;
~
:
I
•
1 i ~
I
.,
.
,
~
:
:
!
l
J
I
!
:
:
:
:
:
41
1
"
'
"
j
r\
/
o _:
c
_
.
:
-
<t:
a
•
.
.
~
...
.
.
.
.
.
o.
.
• ..
"
-'"
m
•
•
•
=
-
-
~
-
•
...
,
l
()
.
,,
I
O
\
j
!I
!
::::
S
:
:
:
:
~-
-
1\
1ti
1
r
o
e
t
o
b
o
r
o
l
n
1
n
o
d
J
()
0
...
.
J
co
0
de
t
a
i
l
e
d
si
t
e
pl
a
n
-
Bl
o
c
k
C
1:
15
0
I \ \
I
I I I I '!
'
·~
I \j
~~
~
i
:
:~
:
a
t
J
o
n
/
--
-
-
-
ou
t
d
o
o
r
am
e
n
i
t
y
!ki
r
d
l
l
g
h
t
&
sp
a
c
e
ti
~
nd!
1
C
3
p
0
1
(
®
de
t
a
i
l
e
d
si
t
e
pl
a
n
-
Bl
o
c
k
B
1:
15
0
I
I
1
ti l ~ !
,.,
,
1
II
o,
=
e
-
:
;
:
-
-
1
1
-
\I
I ti;
=
i
_
!
1
a
r
d
l
1
g
h
t
r
.
I I I :i
' I
·%
:
1
1
1
s
1
1
1
1
1
1
1
....
.
llt
=
L
...
.
.
1~~
6•
5
~,
~ t ~ ~
·1
1
~i
!1
It
·-
-
T
.. w,
__
,
55
7
Y
::
n
\
\
',
2p
a
r
a
1
!
n
l
r
r
k
!
n
g
o
t
a
1
1
s
'
..
.
.
.
.
.
.
.
11
9
Av
e
.
NO
R
T
H
(D
de
t
a
i
l
e
d
si
t
e
pl
a
n
-
Bl
o
c
k
A
1:
15
0
rw
A
,
M
a
r
c
h
2
4
1
2
2
DP
p
.
1
c
k
a
g
e
u
p
,
-
d
u
t
r
z
d
.
u
n
1
t
J
.
t
e
d
u
c
e
-
d
i
n
a
r
e
a
ff'
N
8
,
A
p
r
d
4
/
2
2
b10
-
,
Y
.
O
l
o
m
c
v
e
d
t
o
t
l
l
l
£
t
p
r
o
p
.
l
i
n
o
lim
d
&
e
n
p
e
w
d
t
h
1
n
c
r
e
1
1
o
o
d
a
l
o
n
g
\
W
t
i
t
pro
p
.
~ne
rc
v
D
,
M
a
y
1
1
2
3
blo
c
k
d
1
r
r
n
m
s
k
m
s
&
h
0
W
1
&
h
l
g
h
l
i
g
h
t
o
d
re
v
E
,
J
u
n
e
6
1
2
3
per
m
o
a
b
l
o
p
a
v
1
n
g
a
d
d
f
l
d
ma
1
J
b
Q
l
-
1
1
1
1
,
r
o
l
o
c
a
t
c
d
bo
l
l
l
l
r
d
b
o
h
t
&
a
d
d
e
d
ra
v
F
,
J
u
n
e
3
0
/
2
3
gen
e
r
a
l
AD
P
cha
n
g
e
s
tu
-
1
G
,
A
u
t
1
1
4
1
2
3
en
t
r
y
l
o
b
b
~
r
e
d
u
c
e
d
trN
H
,
S
o
p
t
2
9
1
2
3
re
a
r
p
a
t
J
o
i
.
c
l
l
l
!
l
n
g
e
d
f
r
o
m
c
o
n
c
t
o
pcr
m
e
n
b
l
o
p
a
v
l
n
g
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
7/2
1
OON
O
T
C
O
f
"
f
\
V
l
l
l
1
0
U
T
T
l
1
£
C
<
P
l
"
(
(
i
S
W
l
/
'
f
T
T
D
l
PC
.
P
t
.
,
l
;
:
o
. .:u
J
(
,
f
T
K
A
A
C
t
t
l
L
C
T
•rD
D
:
J
L
H
I
O
l
'
.
,
I
O
!
O
)
!
J
f
PCK
f
l
:
C
T
A rc
r
i
l
!
f
!
J
I
J
/
J
l
n c.
NO
R
D
E
~
L
No
r
d
e
l
De
v
e
l
o
p
m
e
n
t
s
Lt
d
.
Tow
,
h
o
u
o
o
s
23
6
8
2
D
c
w
:
l
n
c
y
T
r
u
n
k
R
o
a
d
,
M
l
l
p
l
o
Rld
i
f
l
dra
-
M
n
g
tlll~
de
t
a
i
l
e
d
sit
e
pla
n
s
pro
j
e
c
t
#
Zt-
1
12
dra
.
'
M
n
g
l
l
t
eca
l
u
Hs
h
o
w
n
~
A
1-
5
SU
B
D
I
V
I
S
I
O
N
PLA
N
OF
TH
E
M"S
T
80
.
7
FE
E
T
EA
S
T
HA
L
F
LO
T
7
SE
C
T
I
O
N
16
TO
W
N
S
H
I
P
12
NE
W
M"S
T
M
I
N
S
T
E
R
DIS
T
R
I
C
T
PL
A
N
16
7
6
ii
EX
C
E
P
T
PL
A
N
86
6
7
9
f.
;
"
~
~
-
:
:
:
:
:
:
-
-
;
.
,
"
,
~
-
.. -
...
--
-
-
·
__
_
_
_
_
,_
_
,
_
,
_
...
.
.
.
.
.
.
.
.
_,
_
_ _,
~
... ~o.-
:
,
,
.
.
,
,
,
,
,
--
...
.
.
-!
-
~
-
~
~
-
7::
.
:
:
f
.
"
=
.
'
;
.
.
'
.
'
!
:
'
.
!
,
:
:
=
-
... --
:
=
-
.
--
-
==
-
:
:
:
.
"
:
:
"
.
.
!
.
.
!
:
.
7
"
'
~
-
-
.
.
_
-
-
,.,a
.
.
,
__
., ...
.
.
.
.
,.
,
.
_
,
,
_
,
:,.;
,.,.
.
....
.
-1
,
_
N;~
-.
-
-
.
-
,
-
-
-
:
-
-
,
-
·
-
~
-
.
f
:
H
~
$
·
:
I:
!
'
=
.
:
"
~
~
:
.
"·
~
·
1
/
~
(J
__,
.1
.. <>;1
..
1·~
-
·
-
!.
i.
!
.
,
I
?.
i-
l
~
.
1
.!
!
!
.
,
I }!
-
j
.
E
.
,
1
1!_
.!!
.
,
1~
.!!
,
,
.
1?
.
,
.!
!
.
,
I~
.7
!
.
.
21
I :
!
)1
~
...
.
.
.
.
.
.
.
-...
.
.
.
.
.
.
.
.
.
.
.
.
.
.
__
,
_
.
,
.
,
.
_.,
.
.
.
,
.
.
...
.
.
.
.
.
.
.
,.,
,
,
,
_
,
.
.
.
,
,
.
::
:::
:
:
:
-
?
1
'
,
l
'
.
;
£
'
m
•
·
-
,
_:,
.
.
,
,
.
i
PR
£
L
J
M
I
N
A
R
Y
·;•
j
u
-
@@
@
f
l
@
Rem
J
Dew
d
n
e
y
Tru
n
k
Ro
a
d
I
Re
m
,
,
.
f
?
!
f
e
l
A ~/
/J
/
,..
_
~
....
J
,7
(
..
,[
,
,
=
l
~:g
I
8 7 ~ I
I
_,
;
-
i!:
'
~
_,
f
-
-
_}
_
~I!
2
11
9
/
h
A,e
n
u
e
10
~-
1
.
PR
O
P
O
S
E
D
SU
B
-
D
I
V
I
S
I
O
N
(N
.
T
.
S
.
)
Pla
n
l
E
P
P
?
?
?
?
?
I
I
SI
T
E
SU
R
V
E
Y
2J6
8
2
Der
.
d
n
a
y
Tru
n
k
Roa
d
,
Map
l
e
Rid
g
e
,
BC
;z
:
g
7
b
i
c
Su
i
w
y
llf
n
t
aa
r
[
1/1
Lo
i
7
&c
q
i
t
:
Pa
r
t
lfD
a
d
or,
Pla
f
f
8~
7
9
!:
~
11~
:
r
,
,
,
l
:
.
1
.
,
Di~
V
k
t
P!a
n
7
6
M
+
~r•
...
.
-
..
__
..
_
_
,
~
: ,..
.
,
;
...
.
" ·:
.
.
.
_
:
·
Ii
~-
·
-
...
~~
~
:
:
§
-
:
:
-
:
.
-
:
-
-
=
"
E
-
:_
-
;
:
.
"
.
.
:
.
:
:
.
.
-
-
=
.
N
_
.
,
,
,
:
_
plo
t
sc
a
l
e
is
1:5
0
0
:.:
.
i
>
I
~
,
:
~
~
'
:
~
rJM
l~
i
:
.
i
=
:
:
.
~
-
:
:
•
~
rev
A
,
D
e
c
:
3
1
2
1
su
b
d
r
v
i
s
i
o
n
p
l
a
n
u
p
.
d
a
t
e
d
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
141
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
OC
T
7
/
2
1
IXl
l
l
l
'
J
T
C
O
P
'
I
W
f
f
i
l
Q
U
T
T
H
t
C
f
f
l
:
!
>
!
I
W
!
>
f
T
T
D
I
f'C
l
l
M
~
.
U
I
I
·et
l
-
1
[
;
A
A
O
(
T
~
C
T
~1
0
dll
~
i
i
i
•
~
~
f
~
i
~
/
'TE
C
I
A rc
l
7
J
l
!
f
l
l
!
,
f
/
;
,
J
nc
.
To
v
.
n
h
o
l
f
f
l
6
S
Z3
6
8
2
0
a
Y
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rld
_
!
!
e
drn
W
l
n
g
l
l
t
l
t
t
su
r
v
e
y
pro
j
e
c
t
#
:'.!
M
12
dra
W
l
n
g
#
sca
l
e
oss
h
o
w
n
~
A
1-
6
ch
e
c
k
a
d
b
y
r,
;
\
Q~
a
c
e
-
Bl
o
c
k
C
~
~a
c
e
-
Bl
o
c
k
B
\.
:
.
,
/
1
~
~a
c
e
-
Bl
o
c
k
A
\,
_
'
_
J
T
:
~
-
l;c
_
.
.
,
,
~
•
,
i
:
:
~
.
.
.
:
:
.
:
:
.
:
i
i
~
2
:
i
,
;
:
:
::.i
:
.
~
-
:
1
.
:
:
•
l1>
,
"
"
"
'
;
;
,
~
"
"
_
.
.
a
.
,
,
.
,
,
1
.
.
-
r
t
.
.
~
•
•
o
l
1
,
-
:o
"
.
.
~
!
:
~
~
-
1,!-
:
"
:
.
.
"
"
<
f
>
'
<
"
~
:
.
;
-~"
'
,
.
.
=
.
'
.
.
,
re
v
B
,
M
a
r
c
h
2
◄/2
2
DP
p
a
c
k
a
g
o
u
p
-
d
a
t
e
d
-
u
m
b
r
e
d
u
c
e
d
!
n
a
t
e
a
op
o
n
i
u
e
a
i
.
o
d
J
t
5
t
o
d
rev
C
,
M
a
r
c
h
3
1
/
2
3
~;
:
:
~
:
~
:
s
1D
ace
o
m
m
o
d
a
t
o
50
u
t
h
1e
v
D
,
J
u
n
o
6
1
2
3
op
e
n
s
p
a
e
o
a
d
d
o
d
t
o
c
a
l
c
u
l
a
t
l
o
n
s
ou
t
d
o
o
1
a
m
o
n
r
t
y
s
p
n
c
o
a
d
J
u
s
t
&
d
re
v
E
.
J
u
n
o
3
0
/
2
3
go
n
e
r
a
l
A
D
P
c
h
a
n
g
o
s
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
·
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
.
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
.
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
712
1
OOl
<
(
)
T
ctlP
'
f
W
I
T
i
i
C
l
U
T
l
H
[
D
:
P
I
>
.
"1,t
:
:
"
1
"
C
:
F
T
I
C
A
A
O
-
·
I
I
T
[
C
"
T
l<
N
T
(
~i,
r
o
,
=
n
o
u
u
,
l
.
(
!
;
:
l
'
,
1
"
~
~
-
,
,
,
;
.
o
IJl[
)
C
'
C
J
U
m
;
R
"
J
i
O
l
t
;
O
I
J
f
t
H
(
f
f
e
C
l
-
f
T
[
C
'
T
Ar
c
~
J
!
!
f
l
!
I
J
'
A
~
n
c
.
NO
R
D
E
L
No
r
d
e
l
De
v
e
l
o
p
m
e
n
t
s
Lt
d
.
T0
Y
o
f
l
h
o
!
J
5
C
l
l
.
23
6
8
2
:
0
e
v
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rld
g
o
Clr
.
i
.
.
.
.
.
,
n
g
t
l
U
o
pri
v
a
t
e
& co
m
m
o
n
op
e
n
sp
a
c
e
s
pro
j
e
c
t
#
21-
1
1
2
dra
.
.
.
,
.
,
n
g
#
,c
a
b
aao
.
h
o
'
M
l
~
A
1-
7
fn
\
up
p
e
r
le
v
e
l
ar
e
a
bl
o
c
k
C
~
~
fl
o
o
r
ar
e
a
bl
o
c
k
C
~
r:
;
\
J
J
!
Q
!
l
n
d
le
v
e
l
ar
e
a
bl
o
c
k
C
~
.,.
,
..
• , ..
.
r-:
i
t
1n
d
u
d
e
d
in
FAR
"'"
r;
;
-
\
up
p
_
e
r
le
v
e
l
ar
e
a
bl
o
c
k
B
~
(?
\
_
_
l
i
p
p
e
r
le
v
e
l
ar
e
a
bl
o
c
k
A
~
&M
30
4
.
5
9
m'
~a
i
1
1
fl
o
o
r
ar
e
a
bl
o
c
k
B
~
r:
:
;
'
\
_
m
a
i
n
fl
o
o
r
ar
e
a
bl
o
c
k
A
~
(A
\
_
g
l
'
(
)
t
m
d
le
v
e
l
ar
e
a
bl
o
c
k
B
~
in
,
,
~
•
•
:
=
-
:
t
.,.,
µ
.
,
,
1~i
:
1h~
:
~
~
1
~
'
•
re
v
A
,
M
a
r
e
h
2
4
'
2
2
DP
p
a
c
k
a
g
e
u
~
t
e
d
-
u
n
l
t
s
r
e
d
u
c
e
d
l
n
a
r
e
a
rw
B
,
M
a
r
e
h
'
.
3
1
/
2
3
~;
;
:
~
~
=
:
~
s
to
ac
c
o
m
r
r
o
d
a
t
e
so
u
t
h
re
v
C
,
J
u
n
e
3
0
/
2
3
ge
n
e
r
a
l
A
O
P
c
h
a
n
g
t
!
S
re
v
D
,
A
u
g
1
4
/
2
3
are
a
c
a
l
c
s
a
d
j
u
s
t
e
d
f
o
r
e
n
t
r
y
l
o
b
b
y
c
h
a
n
g
e
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
.
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
.
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
.
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
OC
T
7
/
2
1
CQN
O
T
C
O
f
"
f
'
l
'
,
!
l
T
l
i
O
U
T
T
l
i
C
l
:
;
,
o
>
l
>
C
G
!
I
W
l
!
f
T
T
E
!
-
1
~II
T
,
l
_
.
c
l
,
l
1
J
-
r
l
H
C
A
A
~
T
1
:
:
C
T
NO
T
T
O
!
l
E
\
J
"
-
-
I
D
F
O
R
c
,
:
n
o
u
u
u
.
i
.
=
AtO
u
i
i
'
r
'
~
i
f
;
i
f
f
~
:
:
1
,
J
,
-
:
.
.
r
(
I
T
Ar
c
~
l
!
f
f
t
w
M
n
c
.
Tov
.
n
h
o
u
s
e
s
236
8
2
D
e
v
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rld
_
Q
_
e
dm
w
m
g
l
t
l
h
t
flo
o
r
ar
e
a
ca
l
c
u
l
a
t
i
o
n
s
sc
a
k
,
111
1
s
h
o
w
n
dm
'
M
l
b
-
/
GO
L
ch
e
c
k
e
d
I,)'
A
1-
8
vi
e
w
1
vi
e
w
2
vi
e
w
3
vi
e
w
4
~'·
"
'
.:':
.
~
'
:
.
!
'
:
~
ib
i
l~
~
:
'
,
Y
~~
'
;
!
'
·
Od
·,b
a
,
o
,
.
,
.
.
;
;
i
,
,
,
.
t
,
,
;
c
.
~
.
.
,
o
n
1
.
,
.
.
,
.
""'
·
111
>
>
,
v
_
,
.
.
,
.
,
.
,
,
d
'"'
I
"
"
~
"
,,,
_
l
o
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
OC
T
7
/
2
1
OO
N
O
T
C
O
f
>
f
W
r
l
l
•
D
I
J
T
T
J
,
,
£
/
J
;
f
T
T
O
I
Pc:
1
>
M
;
.
,
_
,
1
,
;
1
1
J
C
F
T
I
-
C
,
U
.
C
l
1
1
T
!
;
C
T
W.:
,
T
T
O
!
l
i
,
,
O
O
C
O
,
J
:
:
:
W
!
X
T
i
t
n
1
u
,
H
.
C
J
!
:
f
u
n
;
o
~!.
0
0
:
-
U
H
l
;
W
.
l
0
1
0
)
0
1
'
t
t
<
!
;
W
e
t
f
l
(
C
T
A rc
!
/
i
l
f
f
t
w
~
,
J
n c .
... 11u
1
.
5
1
n
,1.
,
,
1
,
,
w
,
,
u
.
.
-
;
ciU
.
p,._
-
t
m
.
:
>
u
,
.
1
,
I
l
.
!
.
~l"
"
l
f
'
l
,
J
.
N
l
o
a
<
:
n
.
1
4
1
-
.
.
t
.
.
o
<
w
i
\,1
1
X
1
a
.
n
--.
i
"
"
'
'
"
.
.
.
,
.
,
,
.
a
"
'
m
.
.. ~1n
:
1
W
1
1
-
"
'
"
'
'
No
r
d
e
l
De
v
e
l
o
p
m
e
n
t
s
Ltd
.
TO
W
l
h
o
l
.
J
M
s
236
8
2
0
o
y
,
d
n
c
y
T
r
u
n
k
.
R
o
a
d
,
M
a
p
l
o
R1
d
i
c
dra
W
l
n
g
h
t
l
e
st
t
e
co
n
t
e
x
t
pro
j
e
c
t
#
2,_
,
12
dra
W
l
n
g
#
UC
i
l
l
o
Hllh
O
W
T
l
drn
'
M
l
b
y
GD
l
ch
c
c
k
e
d
b
y
A
1-
9
0
si
t
e
-s
h
a
d
o
w
s
au
t
u
m
n
eq
u
i
n
o
x
1:
30
0
·-
•
-
-
-
J
o
..
__
_
~-
s
h
a
d
o
w
s
su
m
m
e
r
so
l
s
t
i
c
e
~
®
si
t
e
-s
h
a
d
o
w
s
sp
r
i
n
g
eq
u
i
n
o
x
1:
30
0
~-
s
h
a
d
o
w
s
wi
n
t
e
r
so
l
s
t
i
c
e
~
/ac
. ..-,~
•
1~~
~
'
:
;
.
"
~
µ
o
t
l
/
1
~
~
:
'
:
~
,
~
:
,
'
~
.;
•
o...
r
i
.
.
,
...
.,. .. ,.,
.
1
"
"
.
n
"
'
... 1""
1
<h.
!l"
'
"
'
.
.
.
.
.
,
.
_
,
d
f
f
l
/
l
m
~
n
.
m
"
"
"
l
l
i
re
v
A
,
J
u
n
e
3
1
Y
2
3
gen
e
r
a
l
AD
P
cha
n
g
e
~
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
141
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
71
2
1
oo
i
m
r
-
=
T
f
f
i
:
'
D
:
P
!
l
(
S
l
l
W
R
I
T
T
D
J
P(ll
t
,
~
~
~
l
J
'
• -:~
TH
E
AAC
H
T
~
C
T
w,
Ol'U
I
I
C
O
U
!
;
f
l
l
U
C
T
)
l
l
'
1
U
I
J
.
£
• ..,:
;
r
A
l
,
'
f
'
!
I
>
~,o
d
,
l
~
N
f
~
~
b
~
~
~
!
'
.
r
r
c
r
Ar
c
f
J
J
/
!
f
t
l
/
J
G
,
J
n
c
.
TO
'
M
l
h
o
u
s
e
s
2lM
2
De
y
,
c
j
r
,
a
y
T
1
u
n
k
Ro
a
d
,
Ma
p
l
e
Rid
g
e
dra
w
1
n
g
b
t
l
1
J
sh
a
d
o
w
stu
d
i
e
s
!ic
a
l
o
115
5
h
0
v
.
1
1
~
A
1-
1
0
ch
e
c
k
e
d
'
r
,
f
~
v1
:
s
o
~r
flo
o
r
ar
e
a
~
Are
a
60
.
6
8
m
'
~
fl
o
o
r
ar
e
a
~
r,
;
\
ue
e
_
e
r
f
l
o
o
r
~
Arn
o
43
.
n
m
2
(A
\
_
ba
~
~
m
e
n
t
ar
e
a
V1
:
1
0
D
~
<-
S
'
~
ma
i
n
3
f
f
o
o
r
~
DE
C
K
~
17
'
-
0
3
/
b
"
:-
-1
-
----"
T
-
I
~
do
u
b
l
e
ga
r
a
9
e
I I I I
~I
!
~I
~
o.,,
,
,
,
;
,
i
,
.
.
.
.
.
.
,
o
4
n
,
,
.
(
.
b
>
.
.
,
~
-
"
'
"
'
j
"
'
"
'
'
m
"
'
,...
,
_
.
.
,
,
!
.
.
,
.
,
d
,
"
~
•
l
'
'
<
'
"
'
'
'
"
'
(
,
.
o
d
l
i
.
-
i
.
,
-
/
.
.
i
,
h
b
J
"
-
l""
-
.
l
f
l
~
U
n
f
l
"
t
-
o
u
_
o
,
.
,
,
,
.
_
,
u
,
.
,
.
r
n
o
,
.
;
:
r
,
.
.
,
,
.
.
,
.
'
°
'
;
n
rw
A
,
M
m
r
c
h
2
4
/
Z
2
:
un
i
t
pla
n
cha
n
g
e
d
te<
l
8
,
M
.
i
t
6
f
'
.
.
3
pa
l
i
O
r
o
d
u
c
c
d
ru-
1
C
,
J
u
n
o
3
0
/
2
3
ge
n
e
r
a
\
A
D
P
c
h
a
n
a
e
s
nw
D
,
A
u
g
1
4
/
2
3
on
t
r
y
l
o
b
b
y
r
o
d
u
c
a
d
lob
b
y
w
n
d
o
w
1
n
c
r
e
a
~
rev
E
,
S
e
p
t
2
9
J
2
3
pa
t
J
O
n
c
h
a
n
g
e
d
t
o
p
e
-
r
m
e
a
b
k
,
p
a
v
1
n
g
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
71
2
1
OO
!
!
O
l
c
n
P
,
W
l
f
H
O
U
T
T
I
-
C
C
>
~
"
"
"
I
T
T
D
l
P!J
l
.
.
i
c
C'l>
l
t
<
C
J
J
>
O
.. <HC
C
T
A rc
f
/
i
l
f
f
l
!
I
J
"
/
;
,
J
u
c
.
..u
,
r
.
u
.
,
1
1
1
r
,
t
.
t
u
,
a
;
•
"
'
l
7
••1
1
-
"
'
l
'
t
l
'
<
"
"
-
"
.tu
c
-
,-.
.
,
.
.
m
1
1
... i.-
,
.
.
.
.
.
.
.
.
.
,
.
,
.
.
,
.
Vh'
i
'
I
M
'
'""
"
"
"
'
---
~
.
.
.
.
.
.
,
_
,
.
,
.
.
.
_
.
.
.
,
,
.
_
T0
W
1
h
o
~
23
8
8
2
D
c
v
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
l
l
p
l
e
R1d
g
t
t
un
i
t
ty
p
e
A
pla
n
s
i.c
:
i
k
,
Htlh
O
'
M
'
I
~
A2
.
1
ch
c
c
k
t
d
b
y
__
_
_
_
_
~x
b
~
~
~
~
-
h
:
:
0
;:
~
:
~
i
l
d
i
n
g
~
I
[ '
J
_c
e
i
l
i
n
g
A
ce
i
l
i
n
g
_
-1
.
i
-
..
.
.
.
--
-
-
.
.
.
.
,
;
o
-
-
-
+
-
-
-
-
-
1
1
1
-
-
-
-
-
-
-
27
'
-
8
1
/
4
'
•
27
'
-
8
1
/
4
"
~t
i
o
n
5
\V
1
:
5
0
~W
:
~
~:
:
:
•
~:
~
~
~~
=
~
-
~~
~
-
~~
t
i
o
n
2
~
__
_
ma
x
~
!
~
~
~
-
~
:
~
__
2
i"_
c
;
i
~
i
~
;
~
-
--
-re
:
~
~
~
~
:
~
~
-
--
~~
~
n
o
f
l
1
:
;
~
~I
n
~
.
__
_
_
'.
:
:
;
;
i
l
l
,
.
..
!"
"
"
.
:
.
~
;~
l
'
.
n
:
114
• -
$&
Ff
f
i
■
■
14
><J
,
_
I
~f
l
o
o
r
_
~4
•
ff
i
~
f
f
i
§
;
~
m
g
f
f
s
i
§
T
g
f
t
3
1
&
i
f
r
~
~
1
~
1
1
~
~
m
M
~
f
f
i
~
1
1
M
£
~t
i
o
n
1
~
4T
T
.
!
.
.
!
.
.
!
.
m
.
!
.
.
!
.
.
!
.
m
!
.
.
;
.
.
.
;
.
1
1
1
....
.
.
.
.
l 11
'
"
-
'
-
'
-
1
I l'"-
'
-
'
-
1
1
l'"
-
'
-
'
-
1
I 1--
-
-
-
1
I 1 ...
.
.
.
.
.
1 I l.;..
.
:
.
.
.
:
,
.
1
I 1--
-
-
-
1
I 1---
-
-
-
1
l 1--
-
-
-
-
1
I l""
"
"
"
"
"
I
11.;
.
.
.
:
.
.
.
:
,
.
1
I 1.;..
.
:
.
.
.
:
,
.
1
I 1.a.
~t
i
o
n
4
~
b~
~
~
;""
·
>,lll
l
,
...
.
,o
d
.
r
r
u
.
~
1
"
'
1
t
1
•
.
-
-~
,
'
:
;
~
"
o,o
1
1
u
w
.
,
"
'
'
"
"
"
'
!
'
"
•
1
,
,
•
.
n
...
..,t
i
...
:1
ltl.
l
k
,
r
<
P
-
'
<
1
.
.
,
d
.
-
,
/
W
<
l
"
"
'
°
"
"
1
G
rrw
A
,
M
a
r
c
h
2
4
1
2
2
un
l
t
p
l
a
n
c
h
a
n
g
&
d
re
-
v
8
,
J
u
n
o
3
0
/
2
3
g&
n
e
m
l
A
D
P
c
h
a
n
g
e
s
re
v
C
,
A
u
g
1
4
1
2
3
en
t
r
y
l
o
b
b
y
r
t
1
d
u
C
8
d
lo
b
b
y
W
n
d
o
w
!
n
c
r
c
a
H
d
lo
b
b
y
r
o
o
f
c
h
a
n
g
o
d
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
7/2
1
DQ
U
0
T
C
0
P
(
\
~
f
f
t
f
O
V
T
T
I
-
E
(:4
'
i
:
l
(
l
m
W
P
I
T
T
O
/
Prn
M
l
,
X
k
N
C
F
T
H
(
A
I
K
t
t
l
C
C
T
110
l
T
O
O
E
U
.. RC
C
U
C
T
l
O
U
U
I
-
L
.
'
.
•
P
E
l
l
.\/
I
O
C
U
U
l
f
i
l
t
-
.
l
f
.
:
0
€
t
f
l
H
(
A
l
l
O
(
T
E
C
l
A rc
f
/
i
1
f
f
!
J
I
J
"
~
,
J
n
c
.
,.,
u
r
.
1
J
. .,1
1
r
,
,
w
t
,
W
.
•
V
t
~
,,,
u
1
"
"
"
F
-
"
"
"
'
~l
l
,,..
.
.
i
.
,
.
_
.
,
m
t
J
,
.
.
l
r
.
<
1
.
L
.
1
o
r
t
"
'
4
"
<
"
'
1
-.:,
!
I
.
I
,
-i,
.
,
.
.
,
.
.
.
,
.
,
_
1
1
i
-
w
.
.
.
.
.
,
i.,u
,
,
.
.
To
w
i
h
o
u
s
e
s
23
6
8
2
D
t
)
v
.
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
e
Rid
g
e
dra
W
1
n
g
b
l
l
t
1
un
i
t
ty
p
e
A se
c
t
i
o
n
s
sc
a
k
i
as
a
h
o
w
n
dra
w
n
b
y
GD
L
ch
e
c
k
&
d
b
'
/
A2
.
2
~p
l
a
n
\.
.
J
1
:
5
0
~r
flo
o
r
ar
e
a
\.
'
.
:
/
1
:
1
0
0
l:!
l
/
!
!
0.5
6
m
l
~
fl
o
o
r
ar
e
a
~
~e
r
f
l
o
o
r
\.
V
1
:
s
o
~m
e
n
t
a
r
e
a
V1
:
1
0
0
~e
m
e
n
t
v1
:
S
O
--
-
-
-
-
,
-
-
21'
-
4
7
/
8
"
1
do
u
b
l
e
ga
r
a
'
g
e
I I
~ ~I
~
7"
~;
:
.
.
.
-
:
:
:
:
.
:
=
:
!
'
;
~
,
~
-
-
✓-·
:::
:
:
:
:
:
.. •
n,,
.
-
0
1
=
,
,
.
,
.
,
u
,
.
i
,
.
.
,
.
.
t
o
<
1
~
1
r
a
.
,
o
u
.
.
,
d
"
"
i,.n
1
,
,
o
f
i
,
.
f
i
«
n
0
"
"
1
u
,
,
,
l
,
.
,
/
l
r
t
t
i
f
"
"
"
'
"
h
c
.
t
,
,
.
,
"
"
'
"
°
"
.,,
_
,
.
,
i
,
w
,
.
1
1
<
>
,
_
o
r
t
"
"
"
"
~
M
r
,
d
,
.
,
n
,
,
,
l
,
,
!
o
tfW
A
,
M
a
r
c
:
h
2
4
/
2
2
um
t
p
l
a
n
c
h
a
n
g
&
d
re
v
B
,
M
a
r
S
/
2
3
pat
l
o
r
c
d
u
c
e
d
re
v
C
,
J
u
n
e
3
0
/
2
3
ge
n
1
1
r
a
l
A
D
P
c
h
a
n
g
"
5
tli!
V
O
,
A
u
g
1
4
-
2
3
en
t
r
y
lob
b
y
red
u
c
e
d
lob
b
y
w
n
d
o
w
m
c
r
e
a
s
c
d
re
v
E
,
S
&
p
t
2
9
/
2
3
pat
l
o
n
c
h
a
n
g
&
d
t
c
p
e
r
m
e
a
b
l
o
p
a
v
i
n
g
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
1
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
71
2
1
OO
!
J
O
T
C
O
f
'
i
1
.
'
l
1
W
l
U
T
T
l
i
E
8
\
f
P
I
T
T
D
J
Pl
:fT
H
C
~
U
<
I
K
C
T
!/O
r
T
O
l
l
C
U
O
C
D
F
C
f
l
C
0
1
r
.
m
>
l
)
C
T
l
;
J
1
J
U
M
.
£
:
;
;
:
'
.
l
~
A
~
'
l
"
f
D
.ll
l
D
O
J
U
l
!
.
£
>
f
l
r
l
(
#
1
C
l
1
1
T
I
:
C
T
A rc
f
/
i
l
f
f
l
l
!
J
/
t
,
l
n
c
.
,.,
.
w
1
J
.
l
\
U
h
,
l
t
o
t
.
<
"
"
'
•
"
'
"
'
<
,..jl
7
T
Y
·
<.>,
_.
.
,
.
b
,...
.
t
0
,
,
.
.
.
,
I
W
:
t
,
,
,
'
¼
•
.
,
;
.
.
-
.
.
,
...
.
.
.,,
\•>
,
;
<
1
"
'
1
-•.
.
,
"
"
"
'
J
w
l
l
l
,
,
,
,
l
a
,
w
"
'
"
"
-
"
"
'
«
"
"
TO
W
l
h
o
U
S
O
S
23
8
8
2
D
e
w
:
l
n
c
y
T
r
u
n
k
R
o
a
d
,
l
v
b
p
l
e
Rld
p
e
drn
w
m
g
b
t
l
0
un
i
t
ty
p
e
B pla
n
s
pro
J
1
1
c
U
21
_112
dn
.
\
l
M
n
g
M
sC
i
l
~
aa
s
h
o
w
n
~
A3
.
1
ch
e
c
k
e
d
b
y
__
_
__
_
max
b
u
i
l
~
;
g
~
h
~
:
Q
::~
:
~
l
l
d
l
n
g
h
t
.
__
_
2r
.
'
:
1
~
1
~
4
~
Q
~l
'
.
n
:
1/4
"
-r
l
<f
~
■I
I
I
~~
~
~
~
:
:
8
~:
;
_
o
~
~
~
=
~
-
~9~~
~
~
:
Q
;:
1
~
0~o
o
r
_
~e
m
e
n
t
9
ba
s
e
m
e
n
t
1
~
o·
o·
ni
l
l
m
'
.
i
l
l
m
l
L
'
m
i
l
l
m
'
-
1
1
r
n
i
l
l
r
n
i
l
l
m
i
l
-
'
m
i
l
l
!
L
@
J
l
t
,
1
#
1
k
1
.
l
i
j
:
.,
, ,_
,
. ...
.
t
~
.
.
!
.
!
r
n
.
.
L
'
m
.
.
!
.
!
r
n
.
.
!
.
.
J
r
n
l
l
i
;
:
:
;
:
:
;
J
.
J
J
;
:
;
:
i
l
l
;
:
;
:
;
l
-
1
1
;
:
;
:
;
1
-
1
1
;
:
;
:
:
;
w
;
:
;
:
:
;
u
l
=
~t
i
o
n
3
~
~t
i
o
n
5
~
~t
i
o
n
2
~
ma
x
~
I
~
~
2
i"
_
c
;
1
:
1
;
;
~
--
-f
a
~
~
~
~
~
:
~
~
--
_m
a
;
.
~
~
~
~
~
~a
s
~
jf
~
ll
r
r
rl>
.
max
bu
U
d
l
n
~
.
~
--
rl>
.
ce
l
l
i
n
g
.
_
#I
Ff
■
~4
•
,-
.
.
u
p
p
e
r
f
l
o
o
r
_
~4
•
~t
i
o
n
4
\.
-
'
.
:
:
J
T
s
o
~t
i
o
n
1
V1
:
5
0
I
14
rr
,
v
A
,
M
a
r
c
h
2
4
1
2
2
un
l
t
p
l
a
n
c
h
u
n
g
&
d
rft
V
8
,
J
u
n
o
3
0
/
2
3
ge
n
e
m
l
A
O
P
c
h
n
n
g
e
s
rn
v
C
,
A
u
g
1
4
-
2
3
e-n
u
y
l
o
b
b
y
r
o
d
u
e
&
d
lo
b
b
y
w
n
d
o
w
l
n
c
r
c
u
s
e
d
lo
b
b
y
r
o
o
f
c
h
a
n
g
e
j
j
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
& DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
25
/
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
A
P
P
L
I
C
A
T
I
O
N
S
AP
R
I
L
14
1
2
3
RE
-
I
S
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
MA
R
C
H
24
/
2
2
IS
S
U
E
D
FO
R
RE
-
Z
O
N
I
N
G
,
DP
&
DV
P
AP
P
L
I
C
A
T
I
O
N
S
OC
T
7/2
1
[X
l
f
l
O
T
~
:Jc
'
·
'
ou:
~
~
~
~
c
'
~
"
'
I
T
T
O
I
tiO
I
I
O
I
J
E
U
t
.
,
C
C
!
I
0
1
/
U
t
,
.
1
,
,
[
'
.
!
C
1
P
l
'
.
D
'1
I
O
C
O
U
l
/
l
,
J
/
O
l
B
'
l
'
l
H
[
A
<
H
;
l
-
'
C
t
(
C
T
Ar
c
f
/
l
!
f
f
t
!
I
J
'
!
;
,
J
n
c
.
,.,1
·
.
1
.
,
i
1
1
,
.
i
.
,
1
1
:
,
.
,
.
.
w
,
r
ul!
?
<
/
J
t
J
\
~b
<
'
,...
.
,
.
w
,
,
m
c
J
.
.
,
1
,
,
,
-
,
.
.
.
.
.
.
,
.
,
.. ,_
,
,
1:,,
i
.
n
_..
...
.
_,.,.
,
.
,
1
u
,
,
,
,
.
1
.
,
o
o
<
1
>
.
.
,
.
.
,
.
,
.
.
.
.
,
To
v
.
n
h
o
u
s
e
s
23
8
B
2
D
c
w
.
d
n
e
y
T
r
u
n
k
R
o
a
d
,
M
a
p
l
P
R)d
g
l
!
'
dra
w
m
g
l
l
l
l
a
un
i
t
ty
p
e
B se
c
t
i
o
n
s
sca
l
e
i,s
s
h
o
w
n
dra
w
n
b
y
GO
L
che
e
k
t
.
i
d
l
:
y
A3
.
2
BL
O
C
K
C
lo
t
1
lo
l
w
u
,
.
l
U
.
H
•
~
m
1"
1
1
L
o
t
21.1
1
1
q
m
F~
~
f
u
E
~
:
~
9
;
A
I
L
SE
C
T
I
O
N
E_
L
E
V
A
I
I
Q
~
BL
O
C
K
B
BL
O
C
K
A
-~
·
11
9
Av
e
.
•
NO
R
T
H
PE
R
M
E
A
B
L
E
PA
Y
E
R
S
:i
~
I
p~
~
~
~
:
:
:
s
AP
R
L
2
3
1
Cl!Y
CO
M
M
E
l
/
l
S
.K
A
V
O
U
N
A
S
&
AS
S
O
C
I
A
T
E
S
IN
C
BC
S
U
CS
L
A
24
:
~
~
~
R
T
PH
O
N
E
:
(
5
0
4
)
8
5
7
-
2
J
7
6
NO
R
D
a
.
D
E
V
E
L
O
P
M
E
N
T
S
L
1
D
.
AT
T
O
f
f
i
0
1
t
R
A
J
1
0
0
R
m•
~
:
~
f
i
~
'
00
4
-
B
4
1
-
5
3
5
3
PLA
N
VIE
i
/
i
GR
A
D
I
N
G
PlJ
I
.
N
FE
N
C
E
PlJ
I
.
N
OW
N
H
O
U
S
E
DE
V
E
L
O
P
M
E
N
236
8
2
~~
O
O
R
I
~
:
~
.
RO
I
I
D
r
I~
-
-
I
1-
1=
-
,
_
,
&I
)>
-c
-c
m
:z
0 ><
m
De
w
d
n
e
y
Tr
u
n
k
Ro
a
d
BL
O
C
K
A
BL
O
C
K
B
11
9
A
v
e
.
•
NO
R
T
H
PE
R
M
E
A
B
L
E
PA
Y
E
R
S
EP
T
/
2
3
1
PE
R
M
o
\
B
l
£
P
A
V
E
R
S
Mlf
u
'
2
J
i
CIT
Y
CO
M
M
E
N
T
S
APR
L
2
3
I
CIT
Y
CO
M
M
E
N
T
S
.K
A
V
O
U
N
A
S
&
AS
S
O
C
I
A
T
E
S
IN
C
246
2
J
O
N
O
U
I
L
C
O
U
R
T
~;
g
;
s
.
c
.
PHO
N
E
(60
,
1
}
857
-
2
3
7
6
NO
R
D
E
l
.
D
E
V
E
L
O
P
M
E
N
T
S
L
T
D
.
AT
I
E
N
T
I
O
H
:
R
A
J
T
O
O
R
17
6
6
5
S
~
~
c
~
~
E
N
U
E
SU
:
f
s
E
Y
2
A
~
C
.
PL
A
N
Vl"
f
:
N
LA
N
D
S
C
A
P
E
PL
A
N
16
UN
I
T
OW
N
H
O
U
S
E
DE
V
E
L
O
P
M
E
N
23
6
8
l
D
E
W
D
N
E
.
Y
l
R
U
N
K
m
w
>
WJ>
I
.
E
R
I
D
C
E
.
B
.
C
.
r
["
"
I
1-
1=
:
_
,
A
&I
,:
,
·
·
ou
t
d
o
o
r
am
e
n
i
t
y
sp
a
c
e
#1
ou
t
d
o
o
r
am
e
n
i
t
y
sp
a
c
e
#2
MA
G
L
I
N
B
E
N
C
H
"O
0 .;
1
ou
t
d
o
o
r
am
e
n
i
t
y
sp
a
c
e
#3
in
-
g
r
o
u
n
d
in
f
i
l
t
r
a
t
i
o
n
/
de
t
e
n
t
i
o
n
ta
n
k
•
NO
R
T
H
PER
M
t
A
B
L
E
P
A
V
E
R
S
CIT
Y
CO
M
M
E
I
I
T
S
CIT
Y
CO
M
M
E
I
I
T
S
.K
A
V
O
U
N
A
S
&:
AS
S
O
C
I
A
T
E
S
IN
C
2ff
l
J
O
H
Q
U
l
L
C
O
U
R
T
,.
~
~
~
e
.
c
.
PH
O
O
E
(
6
0
4
)
1
!
5
7
-
2
J
7
G
NO
R
D
a
O
E
V
E
L
O
P
M
E
N
T
S
L
T
I
)
,
AT
T
E
N
T
I
O
N
:
:
R
A
J
I
D
O
R
17
6
6
5
S
~
I
T
E
J
?
~
~
E
SU
~
R
f
2
A
~
C
.
PL
A
N
Vl'
2
1
/
AM
E
N
I
T
Y
AR
E
A
PL
A
N
16
UN
I
T
OW
N
H
O
U
S
E
DE
.
V
E
L
O
P
M
E
N
23
5
6
2
0
E
W
O
N
E
Y
f
f
l
U
N
K
R
O
A
D
MA
P
l
.
E
RIO
C
E
,
B.C
.
r·
[~
I
1-
1=
-
A
-
,
&
I,
KE
Y
BO
T
A
N
I
C
A
L
NA
M
E
@
AC
E
R
GR
I
S
E
U
M
co
n
e
.
cro
s
s
i
n
g
ST
R
E
E
T
TR
E
E
LIS
T
CO
M
M
O
N
NA
M
E
QT
Y
.
PA
P
E
R
B
A
R
K
MA
P
L
E
10
.e
.
;,
.
,
•
g
-
_
.:
,
.
~-i
~
l-
,
,
co
~
a.,
al,
0..
~
Z'
::,
...
.
.
·1
=
:::
,
~H
P
SIZ
E
SP
A
C
I
N
G
RE
M
A
R
K
S
6
CM
.
CA
L
.
AS
SH
O
W
N
B.
&
B.
I I ! I I rt
e
I I
--
+
=
=
=
=
=
1
i
__
_
_
J
·;
:
?
.
i
,
·
:
~
~
~
~
(
·
:
11
9
)
A
'
w
e
.
M!!!
I
!
r
r
_
u
_
m
_
p
l
_
a
n
U
n
g
c
l
e
a
r
n
n
c
n
f
u
r
s
t
r
e
1
t
t
r
e
r
.
i
ln
f
r
a
,
t
r
u
c
t
u
r
v
lt.{
i
n
i
m
u
m
Pla
n
t
i
n
Q
Clll
'
a
r
u
n
c
e
s
(m
o
a
s
u
r
v
fro
m
tho
clo
s
n
t
:
po
i
n
t
.
bo
b
r
u
n
lh
o
l
r
e
u
a
n
d
i
n
f
r
a
!
r
l
r
u
:
t
u
r
v
}
la
m
p
P
0
1
t
.
j6
,
0
m
S~
S
i
g
n
,
a
n
d
T
r
a
f
f
i
c
S
i
g
n
s
j6
.
0
m
Uti
l
i
t
i
n
(w
a
t
e
r
,
sa
n
i
t
a
r
y
,
stn
r
m
,
I fo
r
new
roa
d
dn
i
g
n
,
rv
f
1
r
to
Sup
p
t
,
m
e
n
t
a
l
gm
i
,
cu
m
m
u
n
i
c
a
t
i
o
n
,
hy
d
r
o
)
Sb
:
:
l
n
d
a
r
d
O.t
a
i
l
Dra
w
i
n
g
s
Hyd
r
u
n
b
Ua
n
h
o
l
e
s
,
v
o
l
v
e
~
Ori
v
e
w
.
,
.
Dve
r
h
e
a
d
p
o
1
m
n
n
e
s
0.7
5
m fo
r
e
x
b
U
n
g
roa
d
s
tha
t
are
no
t
bei
n
g
mo
d
i
f
i
o
d
.
ldi
n
l
m
u
m
6 sig
h
t
tri
a
n
g
l
1
an
t
i
clo
o
r
u
n
c
e
as
du
l
u
r
m
l
n
l
l
d
b
y
t
h
1
S
t
a
p
p
l
n
g
S
1
9
h
t
D
l
s
l
a
n
e
t
(S
S
0
}
l
n
S
t
c
U
o
n
1
,
2
.
5
.
2
o
f
t
h
e
T
A
C
Ge
o
r
n
o
t
r
i
c
D
a
l
g
n
C
u
i
d
o
f
o
r
C
o
n
o
d
i
a
n
Ro
c
m
2.0
m min
i
m
u
m
an
d
cle
o
r
a
n
a
:
a,
de
t
e
r
m
i
n
e
d
by
t
h
,
:
S
S
D
i
n
S
e
c
t
i
o
n
1
.
2
.
5
.
2
o
f
l
h
c
T
A
C
Ce
o
m
e
t
r
i
:
De,
i
g
n
Gui
d
e
fo
r
Can
a
d
i
a
n
Ro
o
d
,
Asp
e
r
u
U
l
i
t
y
o
w
n
e
r
~i~
:
J
~
{
:1
=,
(b
u
b
r
t
o
n
Fa
c
t
of
cur
b
-
0.7
5
m
Ed
g
e
of
11
i
d
n
a
l
k
-
0.6
m
--
n
:
SC
H
E
O
U
L
E
•
A
•
Stro
e
t
T
r
e
e
P
l
a
n
t
l
n
t
;
D
e
t
a
/
1
WJJ
I
:
!
l
.
ll
~
!
?
~
~
~
.
~
iR
E
E
PL
!
-
N
T
l
~
~
G
DE
T
A
I
L
TR
E
E
PU
-
1
N
T
I
N
:
:
i
DE
"
"
.
'
A
J
L
s1
:
"
:
:
~
-
:
:
1
:
:
"
:
u
:
t,-
.
.. a
I
SD
Lt
•
NO
R
T
H
El'T
/
1
3
1
PE
R
l
d
E
A
B
L
E
PAV
E
R
S
~I
CllY
C
O
M
M
E
N
l
S
AP
R
/
2
.
l
l
CllY
CO
M
M
E
N
l
S
.K
A
V
O
U
N
A
S
&
AS
S
O
C
I
A
T
E
S
IN
C
Z4
8
2
J
D
N
0
U
I
L
C
O
U
I
T
T
AB
B
~
~
~
B
.
C
.
PH
O
N
E
(
B
0
4
)
8
5
7
-
2
J
7
6
NO
R
D
E
L
D
E
V
E
I
.
.
O
P
M
E
N
T
S
L
T
D
.
ATT
E
H
T
l
O
N
:
A
A
I
T
O
O
R
17
6
6
5
S
~
f
T
E
wt:
'
~
~
E
su
~
2
A
~
c
.
PL
A
N
VIE
W
ST
R
E
E
T
TR
E
E
Pl.
A
N
16
UN
I
T
OW
N
H
O
U
S
E
DE
V
E
L
O
P
M
E
N
2J
B
1
'
2
D
E
W
D
N
E
Y
T
R
U
H
K
R
Q
t
.
O
W-P
L
E
R
I
D
C
E
.
B
.
C
.
['
"
f_
-
I
1-
1=
-
~
-
,
&I
PL
A
N
T
LIS
T
KE
Y
BO
T
A
N
I
C
A
L
NA
M
E
CO
M
M
O
N
NA
M
E
QT
Y
.
SIZ
E
SP
A
C
I
N
G
RE
M
A
R
K
S
~
,.
.
_
_
_
t
.
:
D
'
.
.
AC
E
R
GR
I
S
E
U
M
PA
P
E
R
B
A
R
K
MA
P
L
E
3
6
CM
.
CA
L
AS
SH
O
W
N
8.
&:
B.
CE
R
C
I
S
CA
N
A
D
E
N
S
I
S
'F
O
R
E
S
T
PA
N
S
E
Y
'
RE
D
B
U
D
3
6
CM
.
CA
L
AS
SH
O
W
N
8.
&:
B.
,.
,
,
,.r
.
SY
R
I
N
G
A
RE
T
C
U
l
A
T
A
'IV
O
R
Y
SIL
K
'
UlA
C
TR
E
E
2
6
CM
.
CA
L
AS
SH
O
W
N
8.
&:
8.
=
P1
.
A
N
<
s
CO
R
N
U
S
FL
O
R
I
D
A
'R
U
B
R
U
M
'
RE
D
FL
O
W
E
R
I
N
G
DO
G
W
O
O
D
3
6
CM
.
CA
L
AS
SH
O
W
N
8.
&:
8.
·-
·
·
"
.
!
.
:
'
.
~
:
!
:
_
.
,
,
,
M
,
1--
~
~
~
!
.
:
!
.
,
.
.
.
1
.
I
'
/
'-
-
"
"
P.T
.
=
P1.
A
N
K
S
AC
E
R
PA
L
M
A
T
U
M
'B
L
O
O
D
G
O
O
D
'
BL
O
O
D
G
O
O
D
JA
P
.
MA
P
L
E
3
3.0
0
ME
T
E
R
S
AS
SH
O
W
N
8.
&:
B.
EB
AZ
A
L
E
A
JA
P
O
N
I
C
A
'H
I
N
O
CR
I
M
S
O
N
'
CR
I
M
S
O
N
AZ
A
L
E
A
25
HJ
PO
T
90
CM
.
O.C
.
I
!~
~
~g
~
~
f
~
f
~i
~
~
u
~
f
ND
A
R
I
N
UG
H
1
S
'
~z
;
m
g
r
A~
~
AZ
A
L
E
A
~~
~
~g
i
§g
~~
:
8t
0
AB
E
L
I
A
'E
D
W
A
R
D
GO
W
C
H
E
R
'
ED
W
A
R
D
GO
U
C
H
E
R
AB
E
U
A
48
#3
PO
T
90
CM
.
O.C
.
0
HY
D
R
A
N
G
E
A
MA
C
R
O
P
H
Y
L
L
A
'N
I
K
K
O
BL
U
E
'
HY
D
R
A
N
G
E
A
16
HJ
PO
T
90
CM
.
O.C
.
®
ME
D
I
U
M
RH
O
D
O
D
E
N
D
R
O
N
(V
A
R
I
O
U
S
)
RH
O
D
O
D
E
N
D
R
O
N
48
HJ
PO
T
90
CM
.
O.C
.
®
HO
S
T
A
(V
A
R
I
O
U
S
)
HO
S
T
A
33
#3
PO
T
90
CM
.
O.C
.
@
SY
R
I
N
G
A
VU
L
G
A
R
I
S
'M
I
C
H
E
L
BU
C
H
N
E
R
'
UlA
C
30
#3
PO
T
90
CM
.
O.C
.
Ell
PR
U
N
U
S
lA
U
R
O
C
E
R
A
S
U
S
'O
T
T
O
LU
Y
K
E
N
'
OT
T
O
LU
Y
K
E
N
LA
U
R
E
L
32
#3
PO
T
70
CM
.
O.C
.
0
TH
U
J
A
OC
C
I
O
E
N
T
A
U
S
'S
M
A
R
A
G
D
'
EM
E
R
A
L
D
AR
B
O
R
V
I
T
A
E
80
1.5
0
ME
T
E
R
S
70
CM
.
O.C
.
0
TA
X
I
S
x
ME
D
I
A
HIC
K
S
I
I
HIC
K
'
S
YE
W
15
1
1.
2
0
ME
T
E
R
S
70
CM
.
0.C
.
o
BU
X
U
S
MA
C
R
O
P
H
Y
L
L
A
'W
I
N
T
E
R
GE
M
'
AS
I
A
N
BO
X
W
O
O
D
72
#3
PO
T
45
CM
.
O.C
.
®
CA
l
A
M
A
G
R
O
S
T
I
S
AC
U
T
I
F
L
O
R
A
'K
A
R
L
FO
E
R
S
T
E
R
'
KA
R
L
FO
E
R
S
T
E
R
RE
D
GR
A
S
S
33
#3
PO
T
70
CM
.
O.C
.
ll!
l
l
l
l
l
i
D
f
l
!
!
J
1)
~s
m
:
5
1
N
l
l
l
!
S
U
S
T
A
1
1
£
s
m
:
J
l
t
D
A
a
:
:
t
l
!
l
l
l
l
&
l
O
B
C
I
J
J
m
t
A
P
'
E
S
T
A
l
l
l
N
l
t
l
i
.
A
l
E
S
T
Im
!
l
l
4
"
.
t
m
T
A
N
J
l
'
S
l
m
:
A
R
E
S
'
E
C
l
'
l
E
D
A
S
l
'
E
l
t
"
a
4
T
A
S
T
A
t
l
l
A
R
!
J
S
"
'
.
B
0
1
H
l
'
L
J
.
N
T
S
Z
E
A
l
l
l
CC
N
T
A
K
R
S
I
Z
£
A
R
(
l
l
£
1
1
N
M
I
N
A
C
C
E
P
T
W
m
:
s
.
S
E
A
R
'
O
l
»
l
l
~
.
W
J
:
£
P
I
.
A
N
T
IIA
l
U
!
I
A
I
.
.
A
V
A
U
J
J
I
E
F
l
l
f
C
f
'
I
D
I
A
I
.
R
O
U
B
'
Y
i
.
A
l
l
l
5
a
l
'
E
A
R
t
:
H
l
E
C
r
A
T
S
C
l
R
C
E
l
1
"
S
l
F
P
l
Y
.
AR
E
A
t
F
S
E
A
A
O
I
W
I
N
C
U
.
U
I
.
O
I
E
R
l
i
t
A
H
»
(
I
A
K
I
F
f
l
W
V
A
U
!
Y
,
"S
W
S
l
m
m
O
N
S
"
W
S
T
~IW
!
T
l
t
H
A
P
P
R
O
Y
A
L
F
l
a
l
t
E
i
.
A
t
m
C
A
P
E
A
X
O
I
I
E
t
r
l
'
I
I
X
l
l
'
l
O
M
A
K
N
;
»
I
Y
SU
B
S
l
l
t
u
T
D
I
S
l
0
9
'
E
C
F
E
D
M
A
J
D
I
I
A
L
U
I
W
'
P
l
!
I
M
J
)
S
I
J
B
S
1
1
M
D
6
1
U
0
C
l
l
t
[
C
t
m
.
A
U
.
D
W
AII
I
M
l
l
t
f
F
M
'
.
l
m
N
C
D
A
Y
S
P
l
!
D
f
l
D
D
E
l
M
l
r
r
f
t
l
t
R
E
D
.
r
n
1
0
&
e
S
1
1
1
U
n
:
.
!il
l
S
1
1
t
u
T
D
I
S
A
J
I
E
S
l
J
B
,
(
C
f
1
0
"
i
1
C
.
l
.
A
l
l
l
S
C
A
P
E
S
T
A
I
I
J
W
AU
.
P
I
.
A
N
T
I
I
A
l
D
!
I
A
L
I
I
J
5
T
l
£
P
R
(
M
)
E
D
f
l
!
Q
l
a
J
l
l
!
F
E
l
"
O
I
S
f
A
S
E
F
I
I
E
J
:
'
N
m
S
E
R
T
,
Al.L
P
I
.
A
N
T
WA
l
E
R
I
A
I
.
.
I
I
J
S
T
c
t
N
:
a
l
l
f
l
l
)
T
l
£
l
,
\
T
E
S
1
'
[
D
f
l
O
(
t
F
l
1
£
i
l
C
I
J
J
(
I
S
t
:
A
P
E
S
l
A
l
(
)
A
l
l
l
t
.
P
R
O
'
I
U
CE
l
l
l
f
&
\
t
l
t
M
I
J
'
C
N
R
E
I
I
U
E
S
t
.
A
l
l
l
>
J
«
I
S
t
A
P
l
f
C
>
J
l
l
l
.
A
H
~
I
I
A
T
O
I
I
A
I
S
T
D
m
m
n
l
l
D
ML
A
T
E
S
T
E
l
l
T
O
O
C
f
'
n
t
:
B
C
I
.
N
4
,
l
l
a
A
"
l
»
m
a
J
'
E
s
m
o
A
R
D
S
"
2)
ID
l
C
I
I
O
I
I
N
C
m
M
D
O
'
T
H
S
I
M
R
l
'
l
!
D
'
A
R
E
D
S
U
l
!
Q
t
.
.
l
«
S
H
A
U
B
E
:
l.A
l
l
f
f
A
W
S
30
0
r
r
m
ma
.
l
l
D
I
X
M
R
A
l
!
E
'
A
.
5
4.5
0
n
m
sm
l
.
l
D
A
R
E
A
S
459
n
m
TR
E
E
P
l
l
S
30
0
m
n
A
R
!
l
l
l
l
l
m
'
1
'
B
A
l
.
l
J)
QI
O
I
I
I
E
I
E
l
U
l
5
™
U
.
W
.
'
-
t
P
H
'
I
S
&
l
t
>
J
l
l
0
E
I
C
A
l
.
m
'
E
R
l
D
A
S
D
E
5
0
1
1
E
l
l
N
T
t
£
ST
M
«
I
A
I
O
S
f
l
J
R
L
M
l
.
2
A
N
>
l
N
L
J
A
R
O
S
.
O
c
t
P
1
f
'
l
J
I
A
1
!
£
A
S
I
M
R
S
T
I
I
U
C
M
'
!
E
S
M
J
!
E
==
E
n
~
~
:
:
=
~
~
~
=)
M
~
=
=
~
A
l
l
~
l
l
f
~
l
t
C
B
E
s
:
m
s
i
:
~
~
f
f
S
T
l
&
I
S
A
4)
IJ
f
.
-
s
n
t
a
f
l
l
'
I
X
T
D
I
S
D
t
s
S
1
1
A
U
.
S
A
1
1
S
F
'
Y
l
l
£
l
l
f
l
l
l
l
l
!
f
l
l
8
f
l
t
f
l
l
£
S
T
A
l
r
l
l
,
l
,
R
D
S
f
t
R
Cl!!
M
f
C
M
E
I
M
.
S
C
I
.
S
9
1
A
l
l
.
B
E
W
f
f
l
J
A
U
.
Y
F
m
F
R
C
l
l
9
e
S
(
l
.
'
K
l
O
O
N
l
.
l
O
a
>
Y
P
U
H
T
PAI
O
'
S
,
.
ED
tR
l!D
'
R
t
l
X
J
C
'
I
M
:
PA
f
f
l
tf
'ft
D
)
S
,
PL
A
N
T
PA
n
o
:
;
a
&
C
art
.
\
N
I
S
M
~
lO
X
I
C
WA
l
D
!
I
A
I
.
S
,
S
l
l
H
S
I
M
R
J
O
I
A
I
A
N
:
J
f
'
l
l
l
'
E
D
I
O
B
.
(
t
l
S
.
5)
AlL
l
'
L
A
N
l
l
!
C
I
I
D
S
S
H
A
U
.
R
E
a
M
W
l
S
O
W
B
m
:
W
A
.
C
f
l
II)
PU
H
T
S
P
E
D
t
s
A
N
D
V
A
R
E
l
!
E
S
M
A
Y
N
O
T
O
C
S
I
J
I
S
1
f
f
i
m
D
l
l
1
l
K
I
J
T
T
i
i
E
A
P
P
R
O
'
t
'
A
l
t
f
1
1
£
UJ
m
C
A
P
E
M
L
l
l
l
l
o
:
T
.
7)
l\£
c
t
t
l
T
R
A
c
t
t
R
S
H
A
L
L
C
U
N
W
l
T
E
E
A
l
l
l
l
A
T
f
J
!
I
A
t
s
N
l
l
'
l
a
!
K
M
A
N
9
1
P
F
O
l
A
P
E
R
I
D
D
C
J
'
t
t
l
:
(1
)
R
l
l
'
l
£
A
R
F
l
l
(
M
l
l
£
D
A
1
!
t
f
R
N
A
L
A
a
:
E
l
"
W
I
C
£
.
U
I
U
!
I
S
O
H
J
I
I
I
S
E
S
l
'
E
t
H
D
.
A
U
.
P
U
J
r
'
WA
U
T
!
I
A
L
N
O
T
S
I
J
M
W
l
!
.
,
t
l
f
N
l
'
O
I
R
C
I
J
0
1
D
l
l
l
l
!
t
i
C
l
l
£
C
U
A
R
A
N
T
E
i
l
'
E
R
K
I
I
S
W
J
J
.
I
E
l!E
P
L
A
C
8
I
S
'
l
'
l
l
E
C
O
K
T
R
A
C
!
t
R
A
T
l
f
O
E
X
T
R
A
C
0
5
T
l
D
1
1
£
0
N
O
.
B)
l\£
C
O
O
I
I
A
C
'
l
t
R
S
W
.
l
.
C
W
J
I
A
W
A
Y
F
R
C
l
l
l
l
£
S
l
E
A
I
.
L
I
M
l
l
l
&
I
A
S
I
T
A
O
l
l
U
J
l
A
~
A
I
I
)
S1
1
A
l
l
.
A
T
l
l
£
ml~
C
F
1
1
£
1
1
W
,
W
.
\
£
1
l
l
E
I
U
!
I
C
N
l
l
l
l
£
s
r
t
E
1
l
l
!
l
l
[
I
J
N
A
C
W
H
MO
P!!
C
i
O
O
A
!
l
!
C
O
I
I
I
T
I
I
I
I
.
f'R
E
E
f
l
l
C
I
I
A
U
.
O
!
I
S
l
R
U
C
T
I
O
K
S
.
--
~
l'll
t
C
I
I
A
O
C
SO
C
M
:
w
J
C
U
I
'
u-
~
(
E
•
•
~
;:
~
~
=
~
~
:
~
T
::
:
~
=
=
-
PL
A
N
T
I
N
G
DE
T
A
I
L
SH
R
U
B
S
&
GR
D
.
CO
V
E
R
PL
A
N
T
S
=-
=
~
:~
~
N
I
J
f
~
1
t
.
c
m
E,
1
!
,
M
A
G
L
I
N
.
§
!
ML
B
4
5
0
W
_
•
-
-
•
•
-
-
~
~
_ _:
~
~
µ
7-
l
1~
ll"
'
:
·
eM
A
G
L
I
N
-
_,,
,
__
_
--
-
~
-
-
·
·
-
--
-
-
-
_,
,
_
,
.
_
EP
T
/
2
J
I
PE
R
M
E
A
B
l
£
PA
Y
E
R
S
MJJ
;
l
2
J
I
CllY
CO
M
M
E
N
l
S
AP
R
/
2
J
I
CllY
CO
M
M
E
N
l
S
.K
A
V
O
U
N
A
S
&:
AS
S
O
C
I
A
T
E
S
IN
C
BCS
L
A
CSL
A
24
1
'
J
2
.
J
O
N
0
U
I
L
C
O
U
R
T
AB
O
O
J
5
3
C
~
B
.
C
.
PH
C
I
N
E
(
I
I
0
4
)
8
5
7
-
2
J
7
6
N0
R
0
a
0
E
V
E
l
.
D
P
M
E
N
T
S
L
l
D
.
ATT
'
E
N
T
I
O
N
:
A
A
I
T
O
O
R
17
6
8
:
:
f
;
f
~
~
U
E
60
~
4
1
-
S
J
S
J
PL
A
N
VIE
W
LA
N
D
S
C
A
P
E
DE
T
A
I
L
S
16
UN
I
T
OW
N
H
O
U
S
E
DE
Y
E
L
O
P
M
E
N
2J
6
8
Z
D
E
.
W
0
N
E
Y
T
R
U
N
K
R
0
4
0
W.P
L
E
R
l
D
C
£
.
8
,
C
.
I~
.
,
.
r·
I
1-
1=
·
H
,
&I
APPENDIX F
Advisory Design Panel Minutes
May 17, 2023
Page 3 of 6
6.2. Development Permit No: 2021-579-RZ / 23682 Dewdney Trunk Road
The Chair welcomed the project team to the meeting and introduced the members of the ADP.
The Staff Liaison provided a brief overview of the project. The project team presented the
development plans and answered questions from the Panel. It was noted that the Landscape
Plans need to be provided to the Advisory Design Panel for further review and feedback.
R/2023-ADP-017
It was moved and seconded
That the following concerns be addressed and digital versions of revised drawings & memo be
submitted to Planning staff; and further the Planning staff forward this on to the Advisory Design
Panel for information.
Architectural Comments:
• Consider modern design language for future projects.
• Consider additional colors and material transition/variety at along East elevations.
• The road connecting north and south has canyon effect, please consider adding
some bump ins by placing the building blocks in stepping to add bump ins in the
road.
• Try to seek variance for rear lot line setbacks to add bump ins on the road side.
• Consider adding more articulation on the rear side to have the same effect as on the
road side.
• Consider adding more articulation on the side way units facing the street to make
them appear similar to the front entrances, perhaps adding man doors on the street
side.
• Due to main entrance being tucked away, consider emphasis on the main entrance
fagade with more pronounced projections and recesses to give visual interest and
break up the long leaner massing.
• Suggest providing architectural interest and variety to east fagade of buildings using
different accent colours and materials.
• Suggest revisiting the composition of the blocks' end facades, north and south, in
order to introduce architectural features that would provide additional visual interest
(i.e. windows, balconies, overhangs, feature materials, etc ... )
Landscape Comments:
• The landscape design is relatively simple given the long narrow site.
• Presentation of landscape drawings online was low resolution and drawings of
amenity areas were quite small. Provide colour landscape plans in future with larger
scale drawings of amenity areas.
• Suggest relocating mail boxes between Blocks A and B to improve access and
usability of the amenity space
• Suggest introducing additional landscape and architectural features that would
contribute to reducing the visual linearity of the lane, for example:
o Introduce different paving materials like permeable pavers areas at the
beginning and end of the lane and in front of the common open spaces.
o Introduce different hedge species, perhaps aligned with the suggested pavers
areas above.
Advisory Design Panel Minutes
May 17, 2023
Page 4 of 6
o Introduce additional accent colours on top of the proposed red so that each
block is accentuated with a different colour.
• Suggest relocating the PMT to north end of the site, it is currently competing with the
site sign beside the main site access.
• Suggest revisiting the bio-swale design along the east edge of the site. It seems
unrealistic to implement a continuous functioning bioswale across all private patios.
Ensure proposed drainage does not discharge off-site or create ponding areas.
• Suggest widening the outdoor amenity spaces for usability, perhaps reduce planting
to achieve a more square space and introduce a table or two for informal picnics.
Suggest one arbor per space.
• Suggest introducing street lights or bollard lights along the west verge to
achieve adequate street light levels (CPTED) and to make it more pedestrian friendly.
CARRIED UNAMINOUSLY
6.3. Development Permit No: 2020-065-RZ/ 22323, 22335, and 22345 Callaghan Avenue
The Chair welcomed the project team to the meeting and introduced the members of the ADP.
The Staff Liaison provided a brief overview of the project. The project team presented the
development plans and answered questions from the Panel.
R/2023-ADP-018
It was moved and seconded
That the following concerns be addressed and digital versions of revised drawings & memo be
submitted to Planning staff; and further the Planning staff forward this on to the Advisory Design
Panel for information.
Architectural Comments:
• Check building code requirements for smoke vestibules at all stairwells and the
elevator lobbies on the parkade level.
• Recommend opportunity to add balcony on studio units.
• The proposed development does not currently include any amenity spaces. The panel
highly encourages to introduce both outdoor and indoor amenity spaces for both
commercial and residential users. For example, consider adding rooftop garden for
lack of outdoor amenity area. In addition, the Penthouse level seems like the best
opportunity to provide amenity space since the ground level is compromised by the
CRUs and parking areas. Suggest reviewing and coordinating with planning staff to
ensure the minimum amenity space requirements are met.
• Suggest introducing additional Architectural and Landscape features to clearly
delineate and differentiate the Residential Lobby access, currently treated very
similar to the access to the CRUs. Suggest widening the Lobby area to provide a more
comfortable entrance.
• Double ramp access up to visitor parking area and down to the residential parkade
seems confusing and potentially problematic. Ensure ramp widths are appropriate for
two-way or provide one-way only signage. Consider having one vehicle drive way that
can split off to underground parking ramp or one way at grade commercial parking
above rather than two side by side drive way.
• Stalls 4 7 and 69 seem compromised and hard to maneuver in and out.
rcl!JJff tM!A~nc.
Wednesday, September 6, 2023 Gt!o!TLawlor A1chiteclure Inc. rel: 604-238-3380
1mit 632-5311 Cedarbridge Way cell: 778-998-6968
Richmond, B.C. email: geoff@lawlornrchitecture.com
V6X 0M3 web site: www.geofllawlorarchitecture.com
City of Maple Ridge
11995 Haney Place,
Maple Ridge, BC
V2X 6A9
Attn.: April Crockett, Planning Technician
Re: 2021-579-RZ, 23682 Dewdney Trunk Road, (236 B St./ 119 Ave.), Maple Ridge
Responses to ADP comments
Hello April,
Our response to the ADP comments has been an on-going exchange of emails rather than a single letter
response. I believe that we have general agreement at this point and the only way to demonstrate it
might be to provide a consolidated extract of this exchange.
I will start with the original ADP comments (in black) and follow each comment with our final position (in
red) with some additional commentary at the end to provide clarity on planning observatiuons.
Architectural Comments:
• Consider modern design language for future projects. Noted but do not agree.
• Consider additional colors and material transition/variety at along East elevations.
Rather than adding colours to the blocks we have selected an entirely different colour
scheme for block Bas noted on the drawings
• The road connecting north and south has canyon effect, please consider adding some
bump ins by placing the building blocks in stepping to add bump ins in the road. We
understand the issue but, unfortunately, the dimensional and open space requirements
make this impossible. The full setback of 7.Sm is needed at the rear of the units to
provide the amount of Common Open Space required by the zoning bylaw. In addition,
we feel that the variance needed to reduce this would not receive Council approval
because of serious local community objections. Similarly, on the west side, the face of
the units are set close to the setback line and a reduction here would place the garage
and unit entries dangerously close to the road. The entries to the units on the west side
have been increased in area and now project beyond the main building face permitting
the addition of a small roof over the entry.
• Try to seek variance for rear lot line setbacks to add bump ins on the road side. See
above
• Consider adding more articulation on the rear side to have the same effect as on the
road side. The east elevation is already articulated with highlighted colours in the
recessed portions and block B now has an additional colour scheme
Consider adding more articulation on the side way units facing the street to make them
appear similar to the front entrances, perhaps adding man doors on the street side. We
have revised the design of the roof as suggested, making it a dormer with decorative
support brackets with integral lighting fixtures. The window size has also been increased
significantly giving it a more 'door like' appearance. The entry lobby has been sized to
avoid the dormer roof projecting into the internal road. The unit layout does not lend
itself to a man door on the south elevation but greater interest has been added with the
introduction of more windows.
• Due to main entrance being tucked away, consider emphasis on the main entrance
fa~ade with more pronounced projections and recesses to give visual interest and break
up the long leaner massing. See note above. Although not highlighted on the building
elevations, the entries are very visible form the approach road.
• Suggest providing architectural interest and variety to east fa~ade of buildings using
different accent colours and materials. See note above regarding block B colours
• Suggest revisiting the composition of the blocks' end facades, north and south, in order
to introduce architectural features that would provide additional visual interest (i.e.
windows, balconies, overhangs, feature materials, etc ... ) See note above
Landscape Comments:
• The landscape design is relatively simple given the long narrow site. Agreed
41 Presentation of landscape drawings on line was low resolution and drawings of amenity
areas were quite small. Provide colour landscape plans in future with larger scale
drawings of amenity areas. Coloured landscape site drawings have been added to the
drawing package.
• Suggest relocating mail boxes between Blocks A and B to improve access and usability of
the amenity space The mailbox location has been approved by Canada Post and its
current location provides opportunity for social interaction at the amenity space but we
have moved them to the side to permit easier access.
• Suggest introducing additional landscape and architectural features that would
contribute to reducing the visual linearity of the lane, for example:
o Introduce different paving materials like permeable pavers areas at the
beginning and end of the lane and in front of the common open spaces.
Permeable pavers have been added in front of the common open spaces and are
shown on the architectural drawings and have been added to the landscape
ones also
o Introduce different hedge species, perhaps aligned with the suggested pavers
areas above. different hedge species have been introduced to the west edge of
the site
o Introduce additional accent colours on top of the proposed red so that each
block is accentuated with a different colour. This is an architectural issue -see
note above
• Suggest relocating the PMT to north end of the site, it is currently competing with the
site sign beside the main site access. We appreciate the concern, but final location will
depend on BC Hydro -we anticipate the service being provided from 199 Ave and feel
compelled to retain it in its present location for the present.
• Suggest revisiting the bio-swale design along the east edge of the site. It seems
unrealistic to implement a continuous functioning bioswale across all private patios.
Ensure proposed drainage does not discharge off-site or create ponding areas. The swale
is designed to collect surface water and direct it into the site's storm water system. The
swale is located along the property line and will not cut through the patio areas.
• Suggest widening the outdoor amenity spaces for usability, perhaps reduce planting to
achieve a more square space and introduce a table or two for informal picnics. Suggest
one arbor per space. The City has insisted upon strict interpretation of its Outdoor
Amenity and Common Open space requirements. The current paved and grassed areas
define these separate requirements. The 'rear gardens' are technically Common Open
Space for use by everyone in the development. An extended patio would create
confusion over who's space it is.
• Suggest introducing street lights or bollard lights along the west verge to
achieve adequate street light levels (CPTED) and to make it more pedestrian friendly.
This has been done.
Fencing at the rear has been clarified and changed to provide some screening between units whilst
allowing free passage along the eastern property line.
The cement fibre board shingles on parts of the fa<;:ade have been retained, as per our initial submission.
The 'outdoor amenity space #1 1 shown on the landscape drawings is additional to the zoning
requirements. Generally, these common amenity spaces are small and additional furniture will crowd the
spaces making them less usable, not more.
We trust this consolidated response provides the required clarity.
Respectively submitted,
Geoff Lawlor Architect AIBC, Principal
Geoff Lawlor Architecture Inc.
632 -5311 Cedarbridge Way
Richmond, BC, V6X 0M3
APPENDIXG
Memorandum
Date: May 3, 2023
To: Maple Ridge Planning Department -Attention April Crockett
Subject: Development Information Meeting Rezoning Application 2021-579-RZ
Dear April, we are pleased to provide this report regarding the results of the
Development Information Meeting for this project that took place on May 25, 2023. This
report is being provided by the City's policy for a Development Information Meeting.
A. Mailouts, Signage and Ads
A letter was mailed out to residents surrounding the project as per City policy on May
3rd. Appendix A. An ad was placed in the Maple Ridge news which ran in the March
12th and March 19th print editions. Appendix B. A decal was placed on the sign in
accordance with the City Policy.
B. Number of Respondents via email or calls
We confirm that a total of 3 inquiries were received via phone calls, all three were prior
to the meeting date.
C. Attendees at the Development Information Meeting
A development information meeting was held at Alexander Robinson Elementary at
11849 238b Street in Maple Ridge, BC from 5:00pm to 7:00pm on May 25th.
Representatives from Nordel Developments attended as well as the project architect,
Geoff Lawlor Architecture Inc.
There were 19 attendees from the public who visited the meeting to review the materials
on display and attend the presentation on the plan from the Architect. See sign-in sheet
Appendix C.
D. Summary of Comments received
Memorandum 1
There were a total of 11 comment forms received from the meeting. A brief summary of
the comments received is outlined below.
Summary of comments supporting the proposal:
• Need for housing within the community
• Good location for housing as proximity to shops and employment areas
• Large garages aid in maximizing on-site parking
• More infill and densification is required in the city
Summary of comments against the proposal:
• Traffic calming measures needed
• New school , daycares, doctors needed for this development
• Traffic issues, a crosswalk and a 4-way stop is needed with lights at 236th and
119th
• Concerns for pedestrian safety
• Narrow lot
• Off-site parking limitations
• Construction disruption
Arjun Randhawa
Nordel Developments Ltd.
Memorandum 2
May 19, 2023
City of Maple Ridge
11995 Haney Place
APPENDIX H
Scliool District 42
Maple Ridge & Pitt Meadows
Learning Today, Leading Tomorrow
Maple Ridge, BC V2X 6A9
Attention: April Crockett
Dear Ms. Crockett:
Re: File#:
Legal:
Location:
From:
To:
2021-579-RZ
Lot: 7, Section: 16, Township 12, Plan: NWP1676
23682 Dewdney Trunk Road
M-1 (Service Industrial)
RM-1 (Low Density Townhouse Residential), R-2 (Single Detached
(Medium Density) Urban Residential
The proposed application would affect the student population for the catchment areas currently
served by Alexander Robinson Elementary and Garibaldi Secondary School.
Alexander Robinson Elementary School has an operating capacity of 4 71 students. For the
2022-23 school year the student enrolment at Alexander Robinson Elementary School is
539 students (114% utilization) including 146 students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1050 students. For the
2022-23 school year the student enrolment at Garibaldi Secondary School is 973 students
(93% utilization) including 267 students from out of catchment.
Based on the density estimates for the various land uses at build out the following would
apply:
• For the construction of a 16-unit townhouse development and 2 single family lots, the
estimated number of school age residents is 7.
Flavia Coughlan
Secretary Treasurer
The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows)
cc: Louie Girotto, Director, Facilities
Maryam Fallahi, Manager, Facilities Planning
David Vandergugten, Assistant Superintendent
School District No. 42 I Maple Ridge -Pitt Meadows
22225 Brown Avenue Maple Ridge, BC V2X 8N6,
Phone: 604.463.4200 I Fax: 604.463.4181
I
I
I
I
r-
-
-
-
-
-
1
I
I
1-
-
-
-
-
-
-
-
-
l
I
I
I
I
r-
-
-
-
-
-
-
7
I
I
I
I
r-
-
-
-
-
-
1
I
I
1-
-
-
-
-
-
-
-
J
~-
-
w
-
-
~
I
I
L __
_
_
_
J
I I I-
-
-
■
I
◄
4'-
0
1/4
"
1.2
3
~
;;;
~ t
r-
-
Av
e
r
a
g
e
Le
n
g
t
h
Of
A
Ca
r
Ba
s
e
d
On
Bo
d
y
Ty
p
e
s
0 N
Se
g
m
f
f
l
t
s
Ha
t
c
h
r
o
c
k
Se
d
a
n
Mid
-
s
ize
SW
Lar
g
e
SU
V
Lu
x
u
r
y
SU
V
MW
Co
n
~
r
t
l
b
l
e
Co
u
p
e
Pic
k
u
p
Tru
ck
Va
n
Wa
g
o
n
un
g
t
h
(
m
m
)
32
5
2
41
4
3
39
9
5
47
1
8
50
0
2
46
0
6
43
6
9
47
5
9
43
1
9
46
3
3
49
5
5
re
c
y
c
l
i
n
g
&
\_
I
bik
e
st
o
r
a
g
e
EV
ch
a
r
g
i
n
g
sta
t
i
o
n
21
'
-
4
7/8
"
6.53
un
g
t
h
(
f
t
l
10
.
6
13
5
13
.
1
15
.
4
16
.4
15
.1
14
3
15
.6
14
.1
15
.
2
16
.
2
--
-
•--
-
-
T
-
-
L
-
-
-
l
--
~
I I I I
8'-2
3/
8
"
8'-2
3/8
"
)1
3/4
"
0 "'
,,
;
2.
5
0
0 ...
.
CD
I I I I I I I I I I I
~
;;
;
do
u
b
l
e
ga
r
a
g
e
i
.
I I
12
CD
2.5
0
.,:;
f
"'
I
~
'
"'
0
Q)
~
f
.,:
;
f > :J
r/
)
2::
-~ Q) f
_
__
_
.
.
.
_
_
_
,
.
.
_
sta
n
d
a
r
d
-+
-
-
-
+
-
-
-
-
+
-
-
l
-
+
-
-
-
-
+
-
-
-
+
-
-
-
-
1
-
-
-
<
H
pa
r
k
i
n
g
st
a
l
l
s
,
I I
,,
,,
,, 0.30
)>
-c
"1
J
JT
1
z
0 X
TO:
Traffic
Engineering
Specialists
TECHNICAL MEMORANDUM
Amar Bains, Nordel Developments Ltd.
APPENDIXJ
Q 101A -1952 Kingsway Avenue
Port Coquitlam, British Columbia
Canada V3C 6C2
\. 604.936.6190
~ 604.936.6175
(i;i www.cts-bc.com
FROM:
DATE:
Gary Vlieg, P.Eng., Creative Transportation Solutions Ltd. (CTS)
14 December 2023
RE:
FILE NO:
23682 Dewdney Road TES-Maple Ridge, BC
9174-01
1.0 BACKGROUND
CTS has been retained by Nordel Developments Ltd. to provide traffic engineering services for a
proposed site development to be located at 23682 Dewdney Road in the City of Maple Ridge.
CTS has prepared this technical memo to address questions regarding additional site trip
generation as a result of the proposed development.
2.0 ANALYSIS
2.1 Trip Generation
The published vehicle trip rates from the Institute of Transportation Engineers (/TE) Trip
Generation Manual 11 th Edition were used to forecast the site generated traffic volumes.
The development is proposed to contain 16 townhouse units as well as two (2) single family lots
that will each have an additional coach house. The trip generation for the proposed development
is shown in TABLE 1, below.
TABLE 1
TRIP GENERATION
Scope of Tnp Rate Peak Hour Generation }~~1~1-1--1-1-vetiiCleTnp-
Development Source . Rate
I
Weekday 0.70 25% 75% 0 3 3 Single Family ITE 11th Morning
!
Detached Dwelling Units 4 Edition Code
Housing 210 Weekday 0.95 63% 37% 2 2 4 Afternoon
I Weekday
Single Family ITE 11th Morning 0.48 25% 75% 2 6 8
i Attached Dwelling Units 16 Edition Code
Housing 215 Weekday 0.57 59% 41% 5 4 9 Afternoon
Weekday AM Peak Hour Total 2 9 11
i
Weekday PM Peak Hour Total 7 6 13
innovative. functional. comprehensive ________________________ ~~~~-es1ablished 1 993
Page2
As shown in TABLE 1, above, the proposed development would generate 11 vehicle trips in the
AM peak hour (2 inbound, 9 outbound), and 13 vehicle trips in the PM peak hour (7 inbound, 6
outbound).
For comparison, the TABLE 2 should the trip generation if the proposed would fully consist of
single-family lots. The proposed development would be able to fit a total of four (4) single family
lots each with an additional coach house.
TABLE 2
TRIP GENERATION
I
Trip I Scope of I Trip Rate
I
IVehicleTrip ~ Land Use Generation Peak Hour Generation
Variable Development Source Rate
I
Weekday 0.70 25% 75% 1 5 6
I
Single Family ITE 11th Morning
Detached Dwelling Units 8 Edition Code
Weekday Housing 210 0.95 63% 37% 5 3 8
i Mernoon
I
I
I
Weekday AM Peak Hour Total 1 5 6
Weekday PM Peak Hour Total 5 3 8
Under new direction from the Province of British Columbia, every single-family lot is allowed to
have up to 4 units, this results in a similar traffic impact as is being proposed with 16 townhouses
and 2 single-family lots with coach houses.
The Maple Ridge threshold for requiring a Traffic Impact Assessment for new developments
(outside of the Town Centre) is 100 additional vehicle trips during any one hour of the day. This
development does not reach this threshold in either scenario.
3.0 RECOMMENDATIONS
CTS recommends that the City of Maple Ridge:
1. Accept this memo as a technical support for the proposed development.
Should you have any questions regarding this memo, please do not hesitate to contact me.
Regards,
CREATIVE TRANSPORTATION SOLUTIONS LTD.
CTS Permit to Practice: 1000697
G VI . ,2[.123-n..1s ary ,e8, M.~c., FEC, P.Eng.,
Vice President
gvl ieg@cts-bc.com
250-404-9094
2023-12-15 Maciej Wysocki, EIT
Junior Traffic Engineer
23682 Dewdney Trunk Road TES -Technical Memo (14 December 2023) CIS'
~ Maple Ridee
~
TO:
FROM:
SUBJECT:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
Development Variance Permit
12313 McNutt Road
EXECUTIVE SUMMARY:
MEETING DATE:
FILE NO:
MEETING:
January 23, 2024
2017-548-DVP
co w
Development Variance Permit application (2017-548-VP) has been received in conjunction with a rezoning
and subdivision application to rezone to RS-2 (Single Detached Suburban Residential) and subdivide into
two lots. The Subdivision and Development Services Bylaw requires a rural standard cul de sac to be
dedicated and constructed and the requested variance is to reduce this requirement at the north end of
272 Street. Council will be considering final reading for rezoning application 2017-548-RZ on January 30,
2024. It is recommended that Development Variance Permit 2017-548-DVP be approved.
Requested variances:
1. Subdivision and Development Services Bylaw No. 48001993, Schedule C -Required Right-of-Way
Widths: To waive the road dedication requirement of 31.0 meters for a rural cul-de-sac.
2. Subdivision and Development Services Bylaw No. 4800-1993, Schedule F -Design Criteria Manual:
To reduce the required cul-de-sac asphalt carriageway radius of 11.0 meters to approximately 6.5
meters.
Council will be considering final reading for rezoning application 2017-548-RZ on January 30, 2024.
It is recommended that Development Variance Permit 2017-548-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2017-548-DVP respecting property located
at 12313 McNutt Road.
DISCUSSION:
a) Background Context
Applicant:
Legal Description:
2017-548-VP
Royal LePage Brookside Realty (Don Pearce)
Parcel A (Explanatory Plan 32859) Lot 5 Except: Part
Dedicated Road Plan LMP6069, Section 20, Township 15, New
Westminster District Plan 12094
Page 1 of 4
OCP:
Existing:
Proposed:
Within Urban Area Boundary:
OCP Major Corridor:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing Requirement:
Flood Plain:
Fraser Sewer Area:
b) Project Description:
Suburban Residential
Suburban Residential
No
No
RS-3 (Single Detached Rural Residential)
RS-2 (Single Detached Suburban Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Vacant
RS-2 Single Detached Suburban Residential
Suburban Residential
Single Family Residential
RS-2 Single Detached Suburban Residential
Suburban Residential
Single Family Residential
RS-3 Single Detached Rural Residential
Suburban Residential
Single Family Residential
RS-2 Single Detached Suburban Residential
Suburban Residential
Single Family Residential
Single Family Residential
1.160 ha (2.9 acres)
McNutt Road and 272 Street
Rural Standard
No
No
The subject property located at 12313 McNutt Road, is approximately 1.2 ha (2.9 acres) in size, and has
frontage on 272 Street and McNutt Road (see Appendices A and B). The property is treed in the south-
eastern portion, and has significant slopes along 272 Street and along the central-eastern portion of the
property (see Appendix D). Cooper Creek is located east of McNutt Road, and there is a cell tower also
located near the northern property line, in the center of the property. There is a private agreement in place
and a Statutory Right-Of-Way on Title to allow access to this tower until the end of 2023. Cell phone towers
are under federal jurisdiction and the City is not responsible for maintaining access to them. The Statutory
Right-Of-Way will carry over to the newly created lots once subdivided.
The applicant has rezoned the property to RS-2 (Single Detached Suburban Residential) to allow for the
subdivision of two large single family lots of 0.65 ha and 0.51 ha in size (see Appendix C).
2017-548-VP Page 2 of 4
2017-548-VP Page 3 of 4
c) Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family development.
A Development Variance Permit allows Council some flexibility in the approval process.
The requested variances and rationale for support are described below (see Appendices B and C):
1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule C – Required Right-of-Way
Widths: To waive the road dedication requirement for a cul-de-sac.
2. Subdivision and Development Services Bylaw No. 4800-1993, Schedule F – Design Criteria Manual:
To reduce the required cul-de-sac asphalt carriageway radius of 11.0 meters to approximately 6.5
meters.
A variance is required by the Engineering Department for the road right-of-way on 272 Street and for the
widening of the asphalt carriageway. The Maple Ridge Subdivision and Development Services Bylaw No.
4800-1993 requires a rural cul-de-sac to be within a minimum road right-of-way radius of 15.5 meters (31.0
meter diameter) and an asphalt carriageway radius of 11.0 meters (22.0 meter diameter). The 272 Street
right-of-way is 20.0 meters and has no asphalt bulb constructed. The developer is required to widen the
asphalt carriageway within the existing 2.0 meter right-of-way to a radius of 6.5 meters (13.0 meter
diameter). Given the steep terrain to the east and the rural nature of this road, this proposal is supported
by the Engineering Department. It has been demonstrated to the satisfaction of the Fire Department that
this reduced cul-de-sac is sufficient to meet the requirements of emergency vehicles. No-parking signs will
be installed to ensure the area remains clear of vehicle obstructions.
d) Citizen/Customer Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a
resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all
parcels, any parts of which are adjacent to the property that is subject to the permit.
CONCLUSION:
The proposed variance for road dedication is supported because the existing asphalt road will still be
upgraded for emergency vehicle use.
It is therefore recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2017-548-DVP.
“Original Signed by Annie Slater-Kinghorn”
“Original Signed by Marlene Best”
Prepared by: Annie Slater-Kinghorn, BA Reviewed by: Marlene Best, RPP, MBA
Planning Technician Interim Director of Planning
“Original Signed by Scott Hartman”
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
Appendix C -Subdivision Plan
2017-548-VP Page 4 of 4
APPENDIX A
12294
12251 12278
12231
12266
122AVE.
Legend 12313 McNutt RD
---Stream PLANNING DEPARTMENT
---Indefinite Creek
N -River
Scale: 1 :2,500
Major Rivers & Lakes
2017-548-RZ
DATE: Nov 24, 2017 BY: JV
N
Scale: 1 :2,500
Legend
Stream
---Indefinite Creek
1111 River
Major Rivers & Lakes
12313 McNutt RD
PLANNING DEPARTMENT
2017-548-RZ
DATE: Nov 24, 2017 BY: JV
TO
P
O
G
R
A
P
H
I
C
SU
R
V
E
Y
PL
A
N
OF
PR
O
P
O
S
E
D
SU
B
D
I
V
I
S
I
O
N
OF
PA
R
C
E
L
A
(E
X
P
L
A
N
A
T
O
R
Y
PL
A
N
32
8
5
9
)
LO
T
5
EX
C
E
P
T
:
PA
R
T
DE
D
I
C
A
T
E
D
RO
A
D
PL
A
N
PL
A
N
LM
P
6
0
6
9
,
SE
C
T
I
O
N
20
TO
W
N
S
H
I
P
15
NE
W
WE
S
T
M
I
N
S
T
E
R
DI
S
T
R
I
C
T
PL
A
N
12
0
9
4
CM
C
NJ
0
R
£
S
S
:
12
J
1
J
1/C
N
I
I
T
T
RO
O
l
,
llA
P
I
.
E
RID
G
E
PN
I
C
E
l
.
/
D
f
N
I
I
F
I
E
1
1
:
0
0
9
-
6
4
2
-
-
I
J
9
9
PR
E
P
N
I
E
D
F
D
R
:
K
A
L
O
F
F
Sca
l
o
1:
,fO
O
Md
i
t
r
l
l
l
l
l
c
:
a
-
i
,
m
d
l
a
a
n
d
d
n
:
m
o
k
lh
e
r
o
o
(
u
/
l
o
b
Q
f
l
l
\
e
r
'
N
a
i
n
~
KJ
u;
.
.
.
;
32
Pla
n
LJ
I
P
6
0
7
J
Pla
n
EP
P
J
1
J
7
4
/
l◄a..5
6
/4
/
-~
(
/ • .f
'
l ~p
~~
"
-
-
-
tp
·
:~
+
l
i
,~
t
1
!
t'
l
,.
t
?
(
j
!
ti:i
~
~
·
~/!
I;
;
~
M
"~
I
✓
LO
T
Dll
/
E
N
S
/
0
1
/
S
DER
I
V
E
D
FR
O
I
/
FIE
L
D
SU
R
V
E
r
El.£
V
A
n
O
N
S
AR
£
IN
1/E
J
R
E
S
(G
8
J
D
/
J
J
C
)
EJ.
£
W
,
n
O
N
S
l
1
E
f
f
R
E
N
C
E
D
1
1
1
l/O
H
U
l
/
E
N
T
:
8
5
H
0
7
0
4
EJ
.
£
W
o
n
O
N
:
18
7
.
7
7
LO
C
A
n
O
N
:
Da
l
l
l
N
E
Y
TR
U
N
K
RO
O
l
WAO
C
.t
AI
S
O
a
.
l
l
t
S
LA
N
O
SU
R
\
0
1
N
G
LT
D
-
BC
LA
N
O
SIIR
V
E
Y
O
/
I
S
11/
S
S
I
O
N
.t
l/A
P
I
£
RID
G
E
:
~~
9
5
6
1
OR
.f6
J
-
f
7
5
J
SJ
>
.
W
A
D
E
;
B
C
L
S
LM
I
F
OF
SU
/
M
Y
:
l/A
Y
-
J
U
N
E
:
20
1
8
:
SE
P
I
E
l
l
8
E
R
7,
20
1
8
10
Pla
n
LJ
I
P
2
0
0
4
9
Pla
n
LJI
P
2
0
0
4
7
.J
.
I
f
i
f
J
i
D
Sym
b
a
h
t
E-
-<
Bl "
0 s
Oos
c
r
i
p
U
o
n
,II
/
C
H
O
R
lt7
/
1
£
CA
T
r
:
H
/
l
A
S
I
I
I
CU
L
V
E
R
r
PO
W
E
R
PO
L
£
WA
I
D
I
S
E
I
M
C
E
/
l
l
D
!
i
l
WA
I
D
I
V
A
L
\
'
£
WIH
O
L
E
:
-
D
/
I
A
I
N
/
S
1
l
)
R
l
l
W/1
/
0
L
E
:
-
SN
/
J
r
A
R
Y
.-
1
'
/
~'
l
:
J
:
f
~
~
BIJ
6
B
J
O
(
/
C
C
M
!
W
l
f
BIJ
I
J
I
W
C
C
M
!
W
l
f
BX
1
0
4
.
5
U
S
T
A
M
D
l
n
'
R
I
Q
f
T
O
F
I
M
Y
Pla
n
EP
P
J
1
J
7
4
11
Pla
n
LJI
P
2
0
0
4
9
Pla
n
L
J
I
P
2
0
0
4
7
lr
~
·
-
1
'
ii:/
I
.;
f
'
'
:
.
~
s
/j
::,
,
.
i
J
.. i
;?
'
~-
/
1
1r
-
lP
.
!
U
>
~"
;
f
)>
-c
-c
rr
,
z 0 ><
("
'
)
~ Maple Ridee
~
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
SUBJECT: Latecomer Agreement LC 178/22
EXECUTIVE SUMMARY:
City of Maple Ridge
MEETING DATE: January 23, 2024
FILE NO: 11-5245-20-2016-114
& 06-2240-20
MEETING: cow
The lands at 12366 Laity Street have been subdivided into four lots. Part of the subdivision
servicing includes extension of the water, storm and sanitary sewer systems and construction of
an urban standard road (the "subdivision servicing works't and is considered to be excess or
extended servicing in accordance with the Local Government Act that benefits adjacent
properties. Latecomer Agreement LC 178/22 provides the City's assessment of the allocation of
the costs of the subdivision servicing works to the benefitting lands.
The developers have an opportunity to recover costs for service capacity over and above which
is required for their specific development should development occur on those parcels identified
in Schedule A within the permitted maximum 15-year time period. Cost recovery may also be
possible where a property connects to the Latecomer-eligible utility.
RECOMMENDATION:
That the cost to provide the subdivision servicing works at 12366 Laity Street is, in whole
or in part, excessive to the City and that the cost to provide these services shall be paid by
the owners of the land being subdivided; and
That Latecomer Charges be imposed for extended services on the parcels and in the
amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement LC
178/22 with the subdivider of the lands at 12366 Laity Street.
DISCUSSION:
a) Background Context:
The lands at 12366 Laity Street have been subdivided into four lots. Part of the
subdivision servicing included the extension of subdivision servicing works which is
considered to be excess or extended servicing in accordance with the Local Government
Act that benefits adjacent properties.
Doc#3198813 Page 1 of 2
The attached map identifies the lands which are involved in the subdivision and those
which will benefit from the excess or extended services and land to which the developer
provided services. The cost breakdown for each excess or extended service is shown on
attached Schedule A.
In addition, a copy of Latecomer Agreement LC 178/22 is also attached for information
purposes.
b) Policy Implications:
Part 14, Division 11, of the Local Government Act provides that where a developer pays
all or part of the cost of excess or extended services, the City shall determine the
proportion of the cost of the service which constitutes excess or extended service and
determine the proportion of the cost of the service to be attributed to parcels of land
which the City considers will benefit from the service. Latecomer Agreement LC 178/22
will provide such determination for Subdivision SD 2016/114.
CONCLUSION:
A developer has provided subdivision servicing works in support of Subdivision SD 2016/114.
Some of the services benefit adjacent lands, therefore it is appropriate to impose Latecomer
Charges on the benefitting lands. Latecomer Agreement LC 178/22 summarizes the City1s
determination of benefitting lands and cost allocations and also establishes the term over which
such Latecomer Charges will be applied.
~
Submitted by: Rachel Ollenberger, AScT.
Manager of Development Engineering
Concurrence: Seo~~
Chief Administrative Officer
Attachments:
(A) Schedule A
(B) Benefitting Property Map
(C) Latecomer Agreement
Doc#3198813 Page 2 of 2
ATTACHMENT A
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. ONSITE SERVICE FOR ADJACENT PROPERTY
Service Total Number Tota I Cost of Cost per EDUs on Benefit
of Equivalent Benefit EDU Benefitting Attributed
Development Property by Property
Units (EDU)
Road 8 $76,625.04 $9,578.13 3 Lot 112, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0100-4
3 X $9,578.13
1 Lot 113, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0200-8
1 X $9,578.13
Watermain 8 $45,766.00 $5,720.75 3 Lot 112, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0100-4
3 X $5,720.75
1 Lot 113, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0200-8
1 X $5,720.75
Storm 12 $97,520.04 $8,126.67 3 Lot 112, DL 248,
Sewer Group1, NWD Plan
NWP 37928
RN 20999-0100-4
3 X $8,126.67
Service
Sanitary
Sewer
Total Number Total Cost of
of Equivalent Benefit
Development
Units (EDU)
12 $45,945.00
Cost per
EDU
$3,828.75
EDUson
Benefitti ng
Property
Benefit
Attributed
by Property
3 Lot 113, DL 248,
Group1, NWD Plan
NWP 37928
3
RN 20999-0200-8
3 X $8, 126.67
Lot 112, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0100-4
3 X $3,828.75
3 Lot 113, DL 248,
Group1, NWD Plan
NWP 37928
RN 20999-0200-8
3 X $3,828.75
A total of all of the aforementioned services for each property is as follows:
Legal Description
Lot 112, NWP 37928
RN 20999-0100-4
Lot 113, NWP 37928
RN 20999-0200-8
Civic Address
12350 Laity Street
12358 Laity Street
Total Cost
$81,762.90
$51,165.14
12397
12383
308
12375
309
12367
310
12355
311
12343
312
12331
313
12323
> 1 5 314 ,----
-tj-
N ,----
N
~
C/1
>-r
<(
_J
0
I'-
N ,----
N 1
L01
I'-
N
,----
1111...N
"12358
1-235{).
12336
12324
I c."'!
N
CX)
N ,----C 2 N
,----2 ,----3
CX) CT)
N N --,----
N N
123B AVE.
·1-1.2 -
'
5
6
4
ATTACHMENT B
124 AVE.
CX) "'1-0
CT) --n
~ ~ n
CD 0 --
CT) B --N
N n 1 9 ----N N
4L() 123~ --n ,----
I N 1 8 I
1. 1 ·5_
123!
1 7
123,
1 6
7 8 12323/~
,----24 I'-n --N n
CT) 0 --n N N n n ,----~ --N ,----,----N N N
123 AVE.
1 · · · · · · · · · · · 1 .......... ........... BENEFITTING
PROPERTIES I I DEVELOPMENT
... --~-BOUNDARY
N
A
SCALE:
---------. CITY OF MAPLE RIDGE 1~ Maple Rideel ENGINEERING
DEPARTMENT
DEVELOPMENT FILE
5245-20-2016-114
12366 LAITY STREET
-----------------
N.T.S. DATE: JANUARY 2024 FILE/DWG No LC 178/22
LATECOMER AGREEMENT
LC 178/22 -SD 2016/114
THIS AGREEMENT is made the_ day of -----~ 20_
BETWEEN: MP Pacific Developments
12366 Laity Street
Maple Ridge BC V2X 583
(Hereinafter called the "Subdivider")
OF THE FIRST PART
AND: City of Maple Ridg,e
11995 Haney Place
WHEREAS:
Maple Ridge BC V2X 6A9
(Hereinafter called the "City")
OF THE SECOND PART
ATTACHMENT C
A. The Subdivider has developed certain lands and premises located within the City
of Maple Ridge, in the Province of British Columbia, and more particularly known
and described as:
Lot 2, District Lot 248, Group 1, New Westminster District Plan NWP 7478
(Hereinafter called the "said lands");
B. In order to facilitate the approval of the subdivision of the said lands, the
Subdivider has constructed and installed the road, water, sanitary sewer and storm
sewer services shown on the design prepared by Core Concept Consulting Ltd. Job
No: 13082 (Sheets 1 to 5, Rev 5) dated February 7, 2017, reviewed as noted.
Project No.7810-0193-00.
(Hereinafter called the "Extended Services");
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
Doc#3198810 Page 1 of 4
D. The City considers its cost to provide the Extended Services to be excessive;
E. The Subdivider has provided the Extended Services in the Amount of $244,088.00;
F. The City has determined that:
LT 2; SEC 27; TWP 12; NWD; PL NWP11128
LT 22; SEC 27; TWP 12; NWD; PL NWP2622
LT 1; SEC 27; TWP 12; NWD; PL EPP66381
LT 2; SEC 27; TWP 12; NWD; PL EPP66381
LT 1; SEC 27; TWP 12; NWD; PL EPP66381
(the "Benefitting Lands") will benefit from the Extended Services;
G. The City has imposed as a condition of the owner of the Benefitting Lands
connecting to or using the Extended Services, a charge (the "Latecomer Charge")
on the Benefitting Lands in the following amounts:
Doc#3198810
District Lot 113, Group 1, New Westminster District Plan NWP 37928
RN 20999-0200-8
• $9,578.13 per lot to a maximum of $81,075.00 for access to the road on
123B Avenue
• $5,720.75 per lot to a maximum of $35,250.00 for use of the watermain on
123B Avenue
• $8,126.67 per lot to a maximum of $97,520.00 for use of the storm sewer
main on 123B Avenue
• $3,828.75 per lot to a maximum of $97,520.00 for use of the sanitary sewer
main on 123B Avenue
District Lot 112, Group 1, New Westminster District Plan NWP 37928
RN 20999-0100-4
• $9,578.13 per lot to a maximum of $81,075.00 for access to the road on
123B Avenue
• $5,720.75 per lot to a maximum of $35,250.00 for use of the watermain on
123B Avenue
• $8,126.67 per lot to a maximum of $97,520.00 for use of the storm sewer
main on 123B Avenue
• $3,828.75 per lot to a maximum of $97,520.00 for use of the sanitary sewer
main on 123B Avenue
plus interest calculated annually from the date of completion of the Extended
Services as certified by the Manager of Development Engineering of the City (the
"Completion Date") to the date of connection of the Benefitting Lands to the
Extended Services;
Page 2 of 4
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the City shall pursuant to Section 508 (2) of the Local Government Act
R.S.B.C. 2015, c.1 be paid to the Subdivider as provided for in this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 508 (5) of the Local Government Act
R.S.B.C 2015, c.1, the parties hereto agree as follows:
Doc#3198810
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and
collected by the City within fifteen (15) years of the Completion Date shall be paid
to the Subdivider and in such case payment will be made within 30 days of the next
June 30th or December 31 st that follows the date on which the Latecomer Charge
was collected by the City.
2. This Agreement shall expire and shall be of no further force and effect for
any purpose on the earlier of the payment of the Latecomer Charge by the City to
the Subdivider, or fifteen (15) years from the Completion Date, and thereafter the
City shall be forever fully released and wholly discharged from any and all liability
and obligations herein, or howsoever arising pertaining to the Latecomer Charge,
and whether arising before or after the expiry of this Agreement.
3. The Subdivider represents and warrants to the City that the Subdivider has
not received, claimed, demanded or collected money or any other consideration
from the owner of the Benefitting Lands for the provision, or expectation of the
provision of the Extended Services, other than as contemplated and as provided
for herein; and further represents and warrants that he has not entered into any
agreement with the owner of the Benefitting Lands for consideration in any way
related to or connected directly or indirectly with the provision of the Extended
Services. The representations and warranties of the Subdivider herein shall,
notwithstanding Item 2 of this Agreement, survive the expiry of this Agreement.
4. The Subdivider (if more than one corporate body or person) hereby agrees
that the City shall remit the Latecomer Charge to each corporate body or person
in equal shares.
5. If the Subdivider is a sole corporate body or person, the City shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the
following (name and address of director of corporate body, accountant, lawyer,
etc.):
6. In the event that the Subdivider is not the owner of the said lands, the
owner shall hereby grant, assign, transfer and set over unto the Subdivider, his
heirs and assigns, all rights, title and interest under this Agreement.
Page 3 of 4
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective
Corporate Seals, attested by the hands of their respective officers duly authorized in that
behalf, the day and year first above written.
SUBDIVIDER
Company: _________ _
Print Name: ________ _
Subdivider -Authorized Signatory
Company: _________ _
Print Name: ________ _
Subdivider -Authorized Signatory
CITY OF MAPLE RIDGE
Corporate Officer -Authorized Signatory
Doc#3198810 Page 4 of 4
~ Maple Ridee
~
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
SUBJECT: Latecomer Agreement LC 182/24
EXECUTIVE SUMMARY:
City of Maple Ridge
MEETING DATE: January 23, 2024
FILE NO: 11-5245-20-B549
& 06-2240-20
MEETING: cow
The lands at 21661 Ridgeway Crescent have been developed. Part of the development servicing
includes extension of the storm sewer and is considered excess or extended servicing in
accordance with the Local Government Act that benefits adjacent properties. Latecomer
Agreement LC 182/24 provides the City's assessment of the allocation of the costs of the extended
storm sewer servicing to the benefitting lands.
The developers have an opportunity to recover costs for service capacity over and above which is
required for their specific development should development occur on those parcels identified in
Schedule A within the permitted maximum 15-year time period. Cost recovery may also be
possible where a property connects to the Latecomer-eligible utility.
RECOMMENDATION:
That the cost to provide the extended storm sewer services at 21661 Ridgeway Crescent is,
in whole or in part, excessive to the City and that the cost to provide these services shall be
paid by the owners of the land being developed; and
That Latecomer Charges be imposed for extended services on the parcels and in the
amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement LC 182/24
with the developer of the lands at 21661 Ridgeway Crescent.
DISCUSSION:
a) Background Context:
The lands at 21661 Ridgeway Crescent have been developed. Part of the development
servicing included the extension of the storm sewer which is considered excess or
extended servicing in accordance with the Local Government Act that benefits adjacent
properties.
Doc#3433388 Page 1 of 2
The attached map identifies the lands which are involved in the development and those
which will benefit from the excess or extended services and land to which the developer
provided services. The cost breakdown for each excess or extended service is shown on
attached Schedule A.
In addition, a copy of Latecomer Agreement LC 182/24 is also attached for information
purposes.
b) Policy Implications:
Part 14, Division 11, of the Local Government Act provides that where a developer pays all
or part of the cost of excess or extended services, the City shall determine the proportion
of the cost of the service which constitutes excess or extended service and determine the
proportion of the cost of the service to be attributed to parcels of land which the City
considers will benefit from the service. Latecomer Agreement LC 182/24 will provide such
determination for Development 5245-20-B549.
CONCLUSION:
A developer has provided storm sewer services in support of Development 5245-20-B549. Some
of the services benefit adjacent lands, therefore it is appropriate to impose Latecomer Charges on
the benefitting lands. Latecomer Agreement LC 182/24 summarizes the City's determination of
benefitting lands and cost allocations and also establishes the term over which such Latecomer
Charges will be applied.
~
Submitted by: Rachel Ollenberger, AScT.
Concurrence:
Ma ~:;::eering
I
Scott Hartman
Chief Administrative Officer
Attachments:
(A) Schedule A
(B) Benefitting Property Map
(C) Latecomer Agreement
Doc#3433388 Page 2 of 2
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. ONSITE SERVICE FOR ADJACENT PROPERTY
Service
Storm
Sewer
Ridgeway
Crescent
Total Number
of Equivalent
Development
Units
(EDU)
4
Total Cost of Cost per
Benefit EDU
$59,692.00 $14,923.00
EDUs on
Benefitti ng
Property
2
A total of all the aforementioned services for each property is as follows:
Legal Description
Lot C, NWP 15642
RN 42052-3300-0
Lot 30, NWP 14 796
RN 42052-3000-X
Civic Address
21667 Ridgeway Crescent
21682 Ridgeway Crescent
ATTACHMENT A
Benefit
Attributed
by Property
Lot C, NWP 15642, DL
245, Group 1, NWD
RN 42052-3300-0
2 X $29,846.00
Lot 30, NWP 14796, DL
245 Group 1, NWD
RN 42052-3000-X
1 X $14,923.00
Total Cost
$29,846.00
$14,923.00
.,_:
(/)
(0 ..... N
I
..---
~2 ..---N
(D
Rem. co
127 N
12314
F
12292
12282
2
3
12272
Rem
4 l'0
<.D ..---N
<.D ..---
N 55
54
12222
12204
53
143
LO
l'0 <.D ..---
N
<.D
l'0 <.D
N
144
LO
s::;j-
<.D ..---
N
<.D s::;j-
<.D
N
145
LO
LO <.D ..---
N
<.D l.()
<.D
N
146 147
LO LO <.D I' <.D <.D .,--
N N
123 AVE.
<.D
<.D <.D .,--
N
<.D I'
<.D
N
148
LO
OCl
<.D ..---N
<.D
OCl <.D .,--
N
I'
0)
<.D ..---
N
s::;j-
0)
<.D
149
ATTACHMENT B
1-..Ju
LO 0 I' .,--
N
s::;j-
0 I'
N
I'
r::: ..---
N
..--
I' ..---N
l::JI
N
N I'
N
LO
N
I' ..---N
l0L
..-128 129 130 131 132 133 134 135 136 137 °
5 LO LO 6 l'0 s::;j-
<.D <.D
122 AVE.
N
l'0 <.D
N 56
58
51
2 E 12 13
~ LO LO I'--l'--<.D en O N ..---<.D I' I' I'
___,___N---1,___N ___ _.._N __ ___,__N __ ----L,_N_;__
N s::;f-cn o
<.D I' NN
29 28
LO !'--en o
<.D I'
N N
N
0)
<.D
61
<.D
0
I'
RIDGEWAY CRES.
OCl ..--
I'
N
I'
.,--
I' ..---N
27
31
OCl 0 N s::;f-
1'--I' .,--..---N N
26 2)
I' N I' .,--
N
32
0)
l'0
I' ..---N
32
122 AVE.
<.D ..--I' ..---,..._ I
0
l'0
I'
DEVELOPMENT BOUNDARY f:-:-:-:-:-:-:-:-:-:-:j BENEFITTING PROPERTIES
N
A
MapleRidQe
CITY OF MAPLE RIDGE
ENGINEERING
DEPARTMENT
DEVELOPMENT FILE
5245-20-8549
21661 RIDGEWAY CRESCENT LC 182/24
SCALE: 1------------,-------------t
N.T.S. DATE: JANUARY 2024 FILE/DWG No LC182-2024
LATECOMER AGREEMENT
LC 182/24 -5245-20-B549
THIS AGREEMENT is made the_ day of -----~ 20_
BETWEEN: Abhayjeet Grewal
Shailja Tiwari
21661 Ridgeway Crescent
Maple Ridge, BC, V2X 326
(Hereinafter called the "Developer")
OF THE FIRST PART
AND: City of Maple Ridge
11995 Haney Place
WHEREAS:
Maple Ridge BC V2X 6A9
(Hereinafter called the "City")
OF THE SECOND PART
ATTACHMENT C
A. The Developer has developed certain lands and premises located within the City of
Maple Ridge, in the Province of British Columbia, and more particularly known and
described as:
LOT G, PLAN NWP19818, District Lot 245, Group 1, New Westminster Land District
(Hereinafter called the "said lands");
B. In order to facilitate the approval of the development of the said lands, the
Developer has constructed and installed the storm sewer services shown on the
design prepared by Mainland Engineering Design Corporation
Job No: 5245-20-B549 (Sheets 1 to 3) dated July 27, 2021, reviewed as noted
August 10, 2021. Project No.C-2164.
(Hereinafter called the "Extended Services");
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
Doc#3433402 Page 1 of 4
D. The City considers its cost to provide the Extended Services to be excessive;
E. The Developer has provided the Extended Services in the Amount of $59,692.00;
F. The City has determined that:
LOT G, PLAN NWP19818, DISTRICT LOT 245, GROUP 1, NEW WESTMINSTER LAND
DISTRICT
LOT C, PLAN NWP15642, DISTRICT LOT 245, GROUP 1, NEW WESTMINSTER LAND
DISTRICT
LOT 30, PLAN NWP14796, DISTRICT LOT 245, GROUP 1, NEW WESTMINSTER LAND
DISTRICT
(the "Benefitting Lands") will benefit from the Extended Services;
G. The City has imposed as a condition of the owner of the Benefitting Lands
connecting to or using the Extended Services, a charge (the "Latecomer Charge")
on the Benefitting Lands in the following amounts:
Lot G, DL 245, NWD, PL NWP 19818
RN 42052-3200-7
• $14,923.00 for use of the storm sewer constructed on Ridgeway Crescent
Lot C, DL 245, NWD, PL NWP 15642
RN 42052-3300-0
• $29,846.00 for use of the storm sewer constructed on Ridgeway Crescent
Lot 30. DL 245, NWD, PL NWP14796
RN 42052-3000-X
• $14,923.00 for use of the storm sewer constructed on Ridgeway Crescent
plus interest calculated annually from the date of completion of the Extended
Services as certified by the Manager of Development Engineering of the City (the
"Completion Date") to the date of connection of the Benefitting Lands to the
Extended Services;
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the City shall pursuant to Section 508 (2) of the Local Government Act
R.S.B.C. 2015, c.1 be paid to the Developer as provided for in this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 508 (5) of the Local Government Act
R.S.B.C 2015, c.1, the parties hereto agree as follows:
Doc#3433402 Page 2 of 4
Doc#3433402
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and
collected by the City within fifteen (15) years of the Completion Date shall be paid
to the Developer and in such case payment will be made within 30 days of the next
June 30th or December 31st that follows the date on which the Latecomer Charge
was collected by the City.
2. This Agreement shall expire and shall be of no further force and effect for
any purpose on the earlier of the payment of the Latecomer Charge by the City to
the Developer or fifteen (15) years from the Completion Date, and thereafter the
City shall be forever fully released and wholly discharged from any and all liability
and obligations herein, or howsoever arising pertaining to the Latecomer Charge,
and whether arising before or after the expiry of this Agreement.
3. The Developer represents and warrants to the City that the Developer has
not received, claimed, demanded or collected money or any other consideration
from the owner of the Benefitting Lands for the provision, or expectation of the
provision of the Extended Services, other than as contemplated and as provided
for herein; and further represents and warrants that he has not entered into any
agreement with the owner of the Benefitting Lands for consideration in any way
related to or connected directly or indirectly with the provision of the Extended
Services. The representations and warranties of the Developer herein shall,
notwithstanding Item 2 of this Agreement, survive the expiry of this Agreement.
4. The Developer (if more than one corporate body or person) hereby agrees
that the City shall remit the Latecomer Charge to each corporate body or person
in equal shares.
5. If the Developer is a sole corporate body or person, the City shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the
following (name and address of director of corporate body, accountant, lawyer,
etc.):
6. In the event that the Developer is not the owner of the said lands, the owner
shall hereby grant, assign, transfer and set over unto the Developer, his heirs and
assigns, all rights, title and interest under this Agreement.
Page 3 of 4
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective
Corporate Seals, attested by the hands of their respective officers duly authorized in that
behalf, the day and year first above written.
DEVELOPER
Company: _________ _
Print Name: ________ _
Developer -Authorized Signatory
Company: _________ _
Print Name: ---------
Developer -Authorized Signatory
CITY OF MAPLE RIDGE
Corporate Officer -Authorized Signatory
Doc#3433402 Page 4 of 4
~Maple ~ Ridee
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
City of Maple Ridge
MEETING DATE: January 23, 2024
FILE NO: 11-5255-40-243
MEETING: CoW
SUBJECT: Award of Contract EN23-107: Abernethy Way Road Improvements (224 Street
to 230 Street)
EXECUTIVE SUMMARY:
The purpose of this report is to obtain Council approval to award the Abernethy Way Road
Improvements (224 Street to 230 Street) construction contract to Lafarge Canada Inc. and to
increase Aplin & Martin Consultants Ltd. contract to provide construction support services.
RECOMMENDATION:
That Contract EN23-107: Abernethy Way Road Improvements (224 Street to 230 Street) be
awarded to Lafarge Canada Inc. in the amount of $8,475,080 plus applicable taxes; and
That a contract contingency of $1,500,000 be approved to address unforeseen items; and
That advance approval of the 2024 Capital Plan funding for this project be provided in the
amount of $9,306,150; and
That the existing Aplin and Martin Consultants Ltd. contract for Engineering and Design
Services for Abernethy Way (224 Street to 232 Street), be increased by $420,000 for
construction support services; and further
That the Corporate Officer be authorized to execute the construction contract.
DISCUSSION:
a) Background Context
The City of Maple Ridge's Strategic Transportation Plan -September 2023 (STP) identified
the Abernethy Way corridor as a Major Municipal Road and one of three primary east-
west transportation corridors within the City of Maple Ridge: Lougheed Hwy, Dewdney
Trunk Road and Abernethy Way. Abernethy Way is also a part of the Translink Major Road
Network. The STP outlines long-term improvements to the Major Municipal Road key
corridors to increase road network connectivity as the City continues to grow.
Doc#362787 4 Page 1 of 4
This project includes widening of Abernethy Way from 224 Street to 230 Street to a four-
lane arterial roadway, retaining the existing sidewalk on the south side of the road, and
constructing a new multi-use path (MUP) on the north side of the road. Upgrades also
include street and MUP lighting, culvert upgrades, traffic signal upgrades, intersection
improvements, retaining walls, signage, pavement markings, green infrastructure and
storm drainage systems.
The project will commence in February 2024 and be completed by spring 2025.
Bid Results
Invitation to Tender EN23-107: Abernethy Way Road Improvements (224 Street to 230
Street) was posted on BC Bid. Nine bids were received as follows:
Bidder
Lafarge Canada Inc.
Jack Cewe Construction Ltd.
B.A. Blacktop Infrastructure Inc.
Arsalan Construction Ltd.
B&B Contracting (2012) Ltd.
Key-West Asphalt (332) Ltd.
HANNA Infrastructure Ltd.
United Earth Contractors Corp.
M2K Construction Ltd.
Lafarge Canada Inc. is the lowest compliant bidder.
b) Desired Outcome:
Bid Amount
(excluding
taxes)
$ 8,475,080.00
$ 8,799, 138.00
$ 9, 138,092.29
$ 9,349,122.00
$ 10,340,600.00
$ 10,866,371.32
$ 11,068,690.00
$ 12,903,632.60
$ 12,999,873.90
The desired outcome is to increase the road capacity to meet the needs of the community,
while improving the functionality and overall safety of the Major Road Network in the City.
c) Strategic Alignment:
This project supports Council1s Strategic Plan to:
• Improve mobility with safe, sustainable and effective transportation options; and
• Develop infrastructure that positions the City to provide accessible and sustainable
services while accommodating growth; and
• Enhance and protect the health of our natural environment; and further
• Attract, retain and expand business investment to diversify the tax base and increase
local employment.
d) Citizen/Customer Implications:
Construction will commence following the project award and procurement of the required
materials and equipment. Project completion is anticipated for spring 2025.
Doc#362787 4 Page 2 of 4
Traffic control will be managed to minimize impact to motorists. Abernethy Way will
maintain two lanes of traffic between peak traffic periods from 6:00 am to 9:00 am and
3:00 pm to 6:00 pm. Single-lane alternating traffic may be considered outside of peak
traffic periods upon review by the Engineering Department.
Residents who live adjacent to the construction sites will be notified by mail of any
construction or traffic impacts at the outset of the project. The project site will include
signage with appropriate contact information should residents have questions or
concerns, and the City will actively promote construction updates through our social media
channels.
e) Interdepartmental Implications:
The Engineering, Facilities, Parks & Properties and Engineering Operations Departments
provided input during the design process.
f) Business Plan/Financial Implications:
The project is funded through Development Cost Charges (DCC), General Capital Fund
(GCF), Translink Grant (GRA TL), and the Provincial Growing Communities Fund (GRA Prov).
Additional funds are required as noted below.
Proiect Expenditures (Excluding Taxes)
Engineering Design Services (Aplin & Martin) (224 Street to 230
Street section)
Construction Support Services (Aplin & Martin)
Electrical Service Relocations Allowance (BC Hydro)
Telecommunications Service Relocations Allowance (Telus)
Construction Contract (Lafarge Canada Inc.)
Contract Contingency
Traffic Control Equipment (City supplied)
Total Projected Cost
Proiect Funding Sources
Development Cost Charges (existing funding)
General Capital Fund (existing funding)
Translink Grant
Proposed funding from 2024 Capital Plan (DCC)
Proposed funding from 2024 Capital Plan (GCF)
Proposed funding from 2024 Capital Plan (GRA Prov)
Total Project Funding
$
$
$
$
$
$
$
$
$
ct ..p
$
$
$
$
$
201,535
420,000
150,000
50,000
8,475,080
1,500,000
210,000
11,006,615
204,767
20,681
1,477,000
5,690,000
116,150
3,500,000
11,008,598
Aplin & Martin was retained to complete the design and tender phases of the project. In
awarding the construction contract and given the scope of the project, staff will utilize
Aplin & Martin for contract administration and inspection services during the construction
phase. This report recommends increasing Aplin & Martin's contract by $420,000 to
provide construction support services.
Doc#3627874 Page 3 of 4
Total funding in the 2024 Capital Plan for this project exceeds the projected cost of this project.
Unused funds will be returned to the DCC fund in 2024 as part of the capital planning process.
CONCLUSION:
It is recommended that Council approve the award of contract to Lafarge Canada Inc. in the
amount of $8,475,080 plus taxes and that a contract contingency of $1,500,000 be approved to
address unforeseen items.
It is also recommended Council approve an increase to the Aplin & Martin Consultants Ltd.
contract in the amount of $420,000 for construction support services.
It is further recommended that advance approval of the 2024 Capital Plan funding for this project
be provided in the amount of $9,306,150. -
Prepared by:
Financial:
Concurrence:
Concurrence:
Attachments:
(A) Map
Doc#362787 4
~P.Eng.
Acting Director of Engineering
7
T~GA
Director of Finance
J/;1~~
Scott Hartman
Chief Administrative Officer
Page 4 of 4
ATTACHMENT A
Abernethy Way (224 St-230St)
N 1/ Township
;/ of Langley
Scale: 1 :7,500