2019-09-03 Committee of the Whole Agenda and Reports

City of Maple Ridge

COMMITTEE OF THE WHOLE AGENDA

September 3, 2019 12:30p.m.

PLEASE NOTE THE CHANGE IN TIME Council Chamber

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.

Chair: Acting Mayor

1. CALL TO ORDER

2. ADOPTION AND RECEIPT OF MINUTES

2.1 Minutes of the Committee of the Whole Meeting of July 16, 2019

3. DELEGATIONS/STAFF PRESENTATIONS - (10 minutes each)

4. PUBLIC WORKS AND DEVELOPMENT SERVICES

Note: • Owners and/or Agents of development applications on this agenda may be

permitted to speak to their item with a time limit of 10 minutes. • The following items have been numbered to correspond with the Council

Agenda where further debate and voting will take place, upon Council decision to forward them to that venue.

1101 lntermunicipal Business Licence Scheme Amending Bylaw

Staff report dated September 3, 2019 recommending that Maple Ridge lntermunicipal Business Licence Scheme Amending Bylaw No. 7572-2019 to add the City of Merritt and the Village of Harrison Hot Springs as participating municipalities in the Fraser Valley lntermunicipal Business Licence Program, to update text from District of Maple Ridge to City of Maple Ridge and to amend fees be given first, second and third readings.

Committee of the Whole Agenda September 3 , 2019 of 5

1102 2017-06~R~22255,22289,22295,22323,22337,22351,22359 Dewdney Trunk Road; 12021, 12026, 12027, 12034, 12042, 12043, 12052 Garden Street; 12002, 12032 12038, 12051, 12061223 Street and 12011224 Street, RS-1 and C-3 to CD-1-17

2017-016-RZ, 12051 and 12061223 Street, Land Use Contract Termination Bylaw

Staff report dated September 3, 2019 recommending that Maple Ridge Zone Amending Bylaw No. 7336-2017 to rezone f rom RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to CD-1-17 (Comprehensive Development) to permit a 7 phase mixed-use commercial/office and residential development in t he Town Centre Area be given second read ing as amended and be forwarded to Public Hearing and that Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017 to discharge property at 12051 and 12061223 Street be given second reading as amended and be forwa rded to Public Hearing.

1103 2017-471-RZ, 11384 207 Street, RS-1 to RT-2

Staff report dated September 3, 2019 recommending that Maple Ridge Zone Amending Bylaw No. 7 404-2017 to rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill) to permit development of a fourplex be given second reading and be forwarded to Public Hearing.

1104 2018-012-RZ, 23795 and 23831 Dewdney Trunk Road, RS-3 to RM-1

Staff report dated September 3, 2019 recommend ing that Maple Ridge Zone Amending Bylaw No. 7 432-2018 to rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) be given second reading as amended and be forwarded to Public Hearing.

1105 2018-282-DVP, 24070 132 Avenue

Staff report dated September 3, 2019 recommend ing that the Corporate Officer be authorized to sign and seal 2018-282-DVP to waive servicing requirements on 132 Avenue and to reduce minimum rear lot line setbacks for Lot 3.

1106 2019-017-DVP, 10760 277 Street

Staff report dated September 3, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-017-DVP to reduce exterior side lot setbacks for a building or structure for medical marihuana commercial production .

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Committee of the Whole Agenda September 3, 2019 of 5

1107 2019-116-DVP, 12040 240 Street

Staff report dated September 3, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-116-DVP to increase maximum building height for pitched roof architectural features, to increase second storey area, to allow the 2 required parking spaces for apartment use and visitor parking not to be concealed and to reduce the required commercial parking spaces from 41 to 39 spaces.

1108 2014-039-DP, 12040 240 Street

Staff report dated September 3, 2019 recommending that the Corporate Officer be authorized to sign and seal 2014-039-DP for a two storey mixed use commercial/office and residential building.

1109 2018-141-DP, 10102 242B Street and 10107 243 Street

Staff report dated September 3, 2019 recommending that the Corporate Officer be authorized to sign and seal 2018-141-DP to allow st,Jbdivision into 3 new R-3 (Special Amenity Residential District) lots.

1110 2019-033-DP, 20288 113B Avenue

Staff report dated September 3, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-033-DP to permit construction of two new self storage buildings.

1111 The ACT Liquor Primary Structural Change Application

Staff report dated September 3, 2019 recommending that the application for a structural change, as an amendment to their existing liquor licence by Maple Ridge and Pitt Meadows Arts Council be supported and that a copy of the resolution be forwarded to the Liquor and Cannabis Regulation Branch in accordance with legislative requirements.

1112 Golden Ears Winter Club Liquor Primary Club Licence Amendment

Staff report dated September 3, 2019 recommending that the application for a liquor primary licence by Golden Ears Winter Club be supported and that a copy of the resolution be forwarded to the Liquor and Cannabis Regulation Branch in accordance with legislative requirements.


5. CORPORATE SERVICES

1131

6. PARKS, RECREATION & CULTURE

1151

7. ADMINISTRATION (including Fire and Police)

1171

8. OTHER COMMITTEE ISSUES

1191

9. ADJOURNMENT


10. COMMUNITY FORUM

COMMUNITY FORUM

The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing bylaws that have not yet reached conclusion .

Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes.

If a question cannot be answered, the speaker will be advised when and how a response will be given.

Council will not tolerate any derogatory remarks directed at Council or staff members.

Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community.

For more information on these opportunities contact:

Clerk's Department at 604-463-5221 or [email protected] Mayor and Council at [email protected]

Approved by:-=·=---

Date: JJ.J9 0 9/1 7

City of Maple Ridge

COMMITTEE OF THE WHOLE MEETING MINUTES

July 16, 2019

The minutes of the meeting held on, 2019 at 1:36 p.m. in Council Chamber of City Hall , 11995 Haney Place, Maple Ridge, BC.

PRESENT Appointed Staff

Elected Officials: K. Swift, Acting Chief Administrative Officer Mayor M. Morden Councillor J. Dueck Councillor K. Duncan Councillor C. Meadus Councillor G. Robson Councillor R. Svendsen Councillor A. Yousef

D. Boag, Acting General Manager Parks, Recreation & Culture C. Carter, General Manager Planning & Development Services D. Pollock, General Manager Engineering Services L. Benson, Director of Corporate Administration Other Staff as Required C. Goddard, Director of Planning T. Thompson, Chief Financial Officer A. Kopystynski, Planner 2 D. Hall, Planner 2 W. Cooper, Planner 1 M. Pym, Environmental Planner 1 Purvez Irani, Manager of Transportation

Note: These Minutes are posted on the City website at mapleridge.ca/ AgendaCenter/ Video of the meeting is posted at media.mapleridge.ca/Mediasite/Showcase

Note: Councillor Yousef was not in attendance at the start of the meeting.

1. CALL TO ORDER

2. ADOPTION AND RECEIPT OF MINUTES

2.1 Minutes of the Committee of the Whole Meeting of July 2, 2019

It was moved and seconded That the minutes of the July 2, 2019 Committee of the Whole Meeting be adopted.

CARRIED

Note: Councillor Yousef joined the meeting at 1:39 p.m.

2.1

Committee of the Whole Minutes July 16, 2019 Page 2 of 8

3. DELEGATIONS/STAFF PRESENTATIONS (10 minutes each)

3.1 Maple Ridge Historical Society Annual Report • Val Patenaude, Executive Director, Maple Ridge Historical Society • Yvonne Chui, Recreation Manager Arts & Community Connections

The Recreation Manager Arts & Community Connections introduced the Executive Director of the Maple Ridge Historical Society.

Ms. Patenaude gave a presentation providing information on the Maple Ridge Historical Society and outlining work done during 2018. She advised on future projects for the Historical Society.

4. PUBLIC WORKS AND DEVELOPMENT SERVICES

Note: Item 1151 was dealt with prior to Item 1101

1101 2019-062-SP, 24366, 24388 River Road, 24548 Lougheed Highway, and PID 012-847-046 Soil Deposit Permit Application

Staff report dated July 16, 2019 recommending that the application for a Soil Deposit Permit for 24366, 24388 River Road, 24548 Lougheed Highway, and PID 012-847-046 be approved and forwarded to the Agricultural Land Commission.

The Chair noted verbally that a correction to the agenda is required to remove the text "and forwarded to the Agricultural Land Commission"

The Environmental Planner provided a summary presentation and staff answered Council questions.

It was moved and seconded That the staff report dated July 16, 2019 titled "Soil Deposit Permit application for 24366, 24388 River Road, 24548 Lougheed Highway and PID 012-847-046" be forwarded to the Council Meeting of July 23, 2019.

CARRIED Councillor Duncan - OPPOSED


Note Councillor Duncan excused herself from discussion of Item 1102 at 2:15 pm as she has family living in the area of the application.

1102 2019-079-SP, 9842 264 Street, Soil Deposit Permit Application

Staff report dated July 16, 2019 recommend ing that the application for a Soil Deposit Permit for 9842 264 Street be approved and forwarded to the Agricultural Land Commission. .

The Environmental Planner provided a summary presentation and staff answered Council questions.

It was moved and seconded That the staff report dated July 16, 2019 titled "Soil Deposit Permit application for 9842 264 Street" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

Note: Councillor Duncan returned to the meeting at 2:20 pm

1103 2019-229-AL, 20981123 Avenue, Application for Non-adhering Residential Uses in the Agricultural Land Reserve

Staff report dated July 16, 2019 recommending that Application 2019-229-AL for residential development within the Agricultural Land Reserve be forwarded to the Agricultural Land Commission.

D. Hall, Planner provided a summary presentation and staff answered Council questions.

It was moved and seconded That the staff report dated July 16, 2019 titled "Application for non-adhering use in the ALR 20981123 Avenue" be forwarded to the Council Meeting of July 23, 2019.

CARRIED


1104 2019-244-RZ, 12155 Edge Street Discharge Land Use Contract No. L74462 and U101211; First Reading Zone Amending Bylaw No. 7567-2019

Staff report dated July 16, 2019 recommending that Zone Amending Bylaw No. 7567-2019 to discharge Land Use Contract L7 4462 and U101211 be given first reading to rezone 12155 Edge Street to RM-2 (Medium Density Apartment Residential) to permit the construction of two, 5 storey purpose built rental apartment buildings consisting of 212 units with 256 parking stalls.

W. Cooper, Planner provided a summary presentation. She introduced the applicants.

• Ross Moore, Project Manager, Townline Homes • Rhys Leitch, Project Architect, lntegra Architecture Inc.

Mr. Moore introduced the development team for the proposed project and provided an overview of Townline Homes and projects completed by the company. Mr. Leitch provided information and details on the Edge Street site.

Questions put forward by Council were answered by the applicant and staff.

It was moved and seconded That the staff report dated July 16, 2019 titled "Discharge Land Use Contract No. L74462 and U101211; First Reading Zone Amending Bylaw No. 7567-2019; 12155 Edge Street" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

1105 2017-035-RZ, 11775 and 11781 Burnett Street, RS-1 to RM-2, Housing Agreement Bylaw No. 7556-2019

Staff report dated July 16, 2019 recommending that 11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7556-2019 be given first and second reading and third reading concurrent with Maple Ridge Zone Amending Bylaw No. 7325-2017 and that Maple Ridge Zone Amending Bylaw No. 7325-2017 to rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit a five storey, 64 rental unit apartment building) be given second reading and be forwarded to Public Hearing.

A. Kopystynski, Planner provided a summary presentation and staff answered Council questions.


It was moved and seconded That the staff report dated July 16, 2019 titled "First and Second Reading 11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7556-2019; Second Reading Zone Amending Bylaw No. 7325-2017; 11781 and 11775 Burnett Street" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

1106 2019-168-DVP, 23988 Dewdney Trunk Road

Staff report dated July 16, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-168-DVP to permit third party signs on the subject property limited to the businesses on adjacent parcels on 240 Street.

It was moved and seconded That the staff report dated July 16, 2019 titled "Development Variance Permit 23988 Dewdney Trunk Road" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

1107 2019-078-DP, 300 - 20201 Lougheed Highway

Staff report dated July 16, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-078-DP to allow the rebranding of a portion of the former Safeway grocery store located at 300 - 20201 Lougheed Highway into a Freshco grocery store.

It was moved and seconded That the staff report dated July 16, 2019 titled "Development Permit 300-20201 Lougheed Highway" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

1108 Maple Ridge Highway and Traffic Amending Bylaw No. 7566-2019

Staff report dated July 16, 2019 recommending that Maple Ridge Highway and Traffic Amending Bylaw No. 7566-2019 be given first, second and third readings.

The Manager of Transportation provided details on proposed amendments to the bylaw and staff answered Council questions.


It was moved and seconded That the staff report dated July 16, 2019 titled "Maple Ridge Highway and Traffic Amending Bylaw No. 7566-2019" be forwarded to the Council Meeting of July 23, 2019.

DEFEATED

Mayor Morden, Councillor Dueck, Councillor Duncan, Councillor Meadus, Councillor Svendsen, Councillor Robson, Councillor Yousef - OPPOSED

MAIN MOTION It was moved and seconded

That Maple Ridge Highway and Traffic Amending Bylaw No. 7566-2019 be referred back to staff and be amended to enforce a complete ban on bicycles on sideways across the City of Maple Ridge.

AMENDMENT TO MAIN MOTION It was moved and seconded

That the additional text "and that the reference relating to the 30 km speed limit on 224 Street for vehicles be removed" be added following the text Maple Ridge.

Councillor Duncan - OPPOSED

MAIN MOTION AS AMENDED It was moved and seconded

CARRIED

That Maple Ridge Highway and Traffic Amending Bylaw No. 7566-2019 be referred back to staff and be amended to enforce a complete ban on bicycles on sideways across the City of Maple Ridge and that the reference relating to the 30 km speed limit on 224 Street for vehicles be removed.

MOTION AS AMENDED CARRIED

Councillor Duncan, Councillor Meadus - OPPOSED

It was the consensus of Council that further discussion on the bylaw be brought back to a Council Workshop meeting.


1109 128 Avenue (210 Street to 224 Street) Roadworks Project Close-Out Report

Staff report dated July 16, 2019 providing information on final project costs for the 128 Avenue corridor from 210 Street to 224 Street roadworks.

It was moved and seconded That the staff report dated July 16, 2019 titled "128 Avenue (210 Street to 224 Street) Roadworks Project Close-Out Report" be forwarded to the Council Meeting of July 23, 2019.

1110 Award of Contract ITT-OP19-38: McNutt Road PRV Chamber Replacement

Staff report dated July 16, 2019 recommending that Contract ITT-OP19-38: McNutt Rod PRV Chamber Replacement be awarded to Triahn Enterprises (2018) Ltd., that a construction contingency to address potential variations in field conditions be approved; that the financial plan be amended to increase the budge and that the Corporate Officer be authorized to execute the contract.

It was moved and seconded That the staff report dated July 16, 2019 titled "Award of Contract ITT-OP19-38: McNutt Road PRV Chamber Replacement" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

1111 Award of Contract RFP-EN19-26: Engineering Consulting Services for an Integrated Asset Management Strategy

Staff report dated July 16, 2019 recommending that Contract RFP-EN19-26: Engineering Consulting Services for an Integrated Asset Management Strategy be awarded to GHD; that contingency funding be approved; and that the Corporate Officer be authorized to execute the agreement.

It was moved and seconded That the staff report dated July 16, 2019 titled "Award of Contract RFP-EN19-26: Engineering Consulting Services for an Integrated Asset Management Strategy" be forwarded to the Council Meeting of July 23, 2019.

CARRIED


5. CORPORATE SERVICES - Nil

6 . PARKS, RECREA T/ON & CULTURE

Note: Item 1151 was dealt with prior to Item 1101

1151 Maple Ridge Historical Society Operating and Lease Agreement Renewal

Staff report dated July 16, 2019 recommending that the Maple Ridge Historical Society Operating Agreement be approved, that the Maple Ridge Historical Society Lease Agreement for the Brick Yard House & Office be approved, that the Maple Ridge Historical Society Lease Agreement for St. Andrew's Church be approved and that the Maple Ridge Historical Society Lease Agreement for The Old Post Office be approved and that the Corporate Officer be authorized to execute the agreements.

It was moved and seconded That the staff report dated July 16, 2019 titled "Maple Ridge Historical Society Operating and Lease Agreements Renewal" be forwarded to the Council Meeting of July 23, 2019.

CARRIED

7. ADMINISTRATION (including Fire and Police) - Nil

8. OTHER COMMITTEE ISSUES - Nil

9. ADJOURNMENT - 3 :20 p.m.

C. Meadus, Chair Presiding Member of the Committee

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MAPLE RIDGE !irili•h COL.lfllt.> City of Maple Ridge .... .. ..... "'niapleridge .. ca

TO: His Worsh ip Mayor Michael Morden

and Members of Council

MEETING DATE: September 3, 2019

FROM: Chief Administrative Officer MEETING: cow

SUBJECT: lntermunicipa l Business Licence Scheme Amending Bylaw No. 7572-2019

EXECUTIVE SUMMARY: Created in partnership with local governments, UBCM, and the Province of British Columbia, the lntermunicipal Business Licence program has simplified and streamlined the licencing process, making it easier to do business in participating communities as one licence can be purchased in the home community which is good for all municipalities that belong to the Fraser Valley lnterrnunicipal Business Licence Program. The City of Maple Ridge belongs to the Fraser Valley lntermunicipal Business Licence program and meets regularly with the Province and other member municipalities. These meeting are designed to review and improve current practises. As a result of these meetings there are some changes that need to be made to the current bylaw. Two new municipalities will be joining the Fraser Valley group. These are the City of Merritt and the Village of Harrison Hot Springs. The other change involves expanding the definition of who can purchase an lntermunicipal Business Licence. This expansion will allow for a business which does not have a premise in one of the participating municipalities to purchase a licence for $300.

RECOMMENDATION(S):

That Maple Ridge lntermunicipal Business Licence Scheme Amending Bylaw No. 7572 -2019 be given first, second and third readings.

DISCUSSION:

a) Background Context:

On January 1, 2013, nine Fraser Valley municipalities implemented a one year lntermunicipal Business Licence (IMBL) Pilot Project. The participating municipalities included the Township of Langley, City of Langley, City of Abbotsford, City of Surrey, City of Maple Ridge, City of Pitt Meadows, District of Mission, City of Chilliwack and the District of Hope. Maple Ridge took a leadership role in implementing the IMBL project.

Prior to the implementation of the lntermunicipal Business Licence Pilot Program, non-resident (mobile) trade contractor businesses were required to obtain a business licence from their home municipality in which they were based, as well as purchase a non-resident business licence from each municipality in which they operated. Under the lntermunicipal Business Licence Program, the participating municipalities have agreed to allow non-resident (mobile) trade contractor businesses from within the participating municipalities to operate in their municipality on the basis of one lntermunicipal Business Licence purchased from their home municipa lity. The cost of the IMBL is $250 annually, and each mobile trade business is still required to purchase a resident business licence from their home municipality. The revenue generated from sales of lntermunicipal Business Licences is shared among the participating municipalities

Doc #2278006 Page 1 of 3 1101

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During the two year pilot program, the IMBL Committee worked closely with the Province's Small Business and Red Tape Reduction Branch to ensure the successful development of an lntermunicipal Business Licence Program taking into consideration the addition of other municipalities to the program, developing a more sustainable revenue sharing formula, and expanding the eligible business types. The success of this pilot program led to it being adopted as a permanent entity in 2016.

With the continuation of the program on a permanent basis, both the City of Delta and the District of Kent have joined the Fraser Valley IMBL program bringing the total number of participating municipalities to eleven. The committee also agreed on a new method of revenue sharing which provides for each participating municipality to retain 90% of the IMBL revenues and redistribute the remainder evenly to the other participating municipalities. The new formula is a more economical system that will allow for the inclusion of additional municipalities who may wish to join the program in future. Furthermore, the committee reviewed the definition of current eligible business types and modified the existing definition to include other mobile businesses who may not be directly related to the construction industry however provide similar types of services.

b) Financial Analysis:

The cost of an IMBL is $250/$300 annually, and businesses are still required to purchase a resident business licence from their home municipality. The revenue generated from the IMBL sales is distributed among the participating municipalities using a revenue sharing formula. Currently, the City of Maple Ridge has a total of 286 intermunicipal business licences with a revenue of $71,500 before the profit share distribution.

CONCLUSIONS:

The IMBL Committee will continue working closely with the Province's Small Business Branch to ensure the ongoing delivery of a successful lntermunicipal Business Licence Program. Consideration will also be given to the addition of other municipalities into the program and possibly expanding the eligible business types.

Preparef:; R~ , Senior Advisor, Bylaw & Licensing Services

, MCIP, M.PI. nager: Planning and Development Services

Attachments:

Appendix I - Maple Ridge lntermunicipal Business Licence Scheme Amending Bylaw No. 7572-2019

Doc #2.278006 Page 2 of 3

City of Maple Ridge

Maple Ridge lntermunicipal Business Licence Scheme Amending Bylaw No. 7572-2019

APPENDIX I

A bylaw to amend Maple Ridge lntermunicipal Business Licence Scheme Bylaw No. 6957-2012

WHEREAS the Council of The City of Maple Ridge deems it expedient to amend Maple Ridge lntermunicipal Business Licence Scheme Bylaw No. 6957-2012;

NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:

1. This bylaw may be cited as Maple Ridge lntermunicipal Business Licence Scheme Amending Bylaw No. 7572 -2019

2. Maple Ridge lntermunicipal Business Licence Scheme Bylaw. No. 6957-2012 is amended under Part 4 definitions, "Participating Municipality" by adding the words "City of Merritt" before the words "District of Mission" and adding the words "Village of Harrison Hot Springs" after the words "City of Surrey" and changing the words "District of Maple Ridge" to "City of Maple Ridge".

3. Maple Ridge lntermunicipal Business Licence Scheme Bylaw. No. 6957-2012 is amended under Part 5 Specific Regulations by deleting 5.6 in its entirety and replacing it with:

5.6 The lntermunicipal Business Licence fee is $250 for a business with premises in a participating municipality and $300 for a business without premises in a participating municipality. The lntermunicipal Business Licence fee is separate and additional to any Municipal Business Licence fee that may be required.

4. Maple Ridge lntermunicipal Business Licence Scheme Bylaw. No. 6957-2012 is amended under Part 5 Specific Regulations by deleting 5.4 in its entirety and renumbering the remaining areas under Part 5 Specific Regulations accordingly.

READ A FIRST TIME this __ day of _____ , 2019.

READ A SECOND TIME this __ day of _____ , 2019.

READ A THIRD TIME this __ day of _ _ ____ , 2019.

ADOPTED this __ day of _ _ ___ , 2019.

PRESIDING MEMBER CORPORATE OFFICER

' ' ' -

TO:

FROM:

SUBJECT:

City of Maple Ridge

His Worship Mayor Michael Morden and Members of Council Ch ief Administrative Officer

MEETING DATE: FILE NO: MEETING:

Second Reading CD-1-17 (Comprehensive Development) Zone Amending Bylaw No. 7336-2017;

September 3, 2019 2017-061-RZ cow

22255, 22289, 22295, 22323, 22337, 22351, 22359 Dewdney Trunk Road; 12021, 12026, 12027, 12034, 12042, 12043, 12052 Garden Street; 12002, 12032, 12038, 12051, 12061- 223 Street; and 12011 224 Street; AND Second Reading Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017; 12051 and 12061- 223 Street

EXECUTIVE SUMMARY:

Appl ication:

A rezon ing application has been received to rezone the above captioned subject properties (Appendix A and B) from RS-1 (One Family Urban Residential), and C-3 (Town Centre Commercial) to CD-1-17 (Comprehensive Development) (Appendix C) for redevelopment over seven (7) phases, allowing for a comprehensively planned mixed-use commercial/ office and residential development on a 2.97 hectares (7.35 Acre) site in the Town Centre Area. The site (Appendix A and B) is bounded by Dewdney Trunk Road on the south, Brown Avenue on the north, 224 Street on the east and Plaza Street on the west, except for the ophthalmological clinic property on Brown Avenue and the Dental Office and Donair Restaurant property on Dewdney Trunk Road.

The development proposal consists of a seven (7) phase mixed use commercial/ residentia l project, consisting of about 890 dwelling units and nearly 425 square metres (3,515 square feet) of retail space and 576 square metres (6,200 squa re feet) of office space. The buildings wil l range from two and t hree storey commercia l / office structures to residentia l towers up to 19 storeys in height, internal ly focused on a public east-west pedestrian spine and street-oriented shops along Dewdney Trunk Road . The east-west pedestrian spine will branch off in a series of semi-private and private green spaces (such as mews), midway having a central plaza with an amphitheater-like design incorporating place making and public art princi ples and will be punctuated at the east with a retai l shop-lined urban public plaza containing a major public art element, electronic display board and pedestrian amenities at the corner of 224 Street and Dewdney Trunk Road .

This proposal will not be accompanied with Development Permit applications with architectural and landscaping plans detailing the buildings and structures for each phase to be considered by Council in concert with Final reading. Instead, the site will be subject to a Master Development Agreement (No-Build Restrictive Covenant) with Supplementary Design Guidelines (Synopsis in Appendix H) and based on a conceptual site development plan (Appendix E). As a result, Phase 2 through 7 will be subject to development permit applications with architectural and landscaping plans on each future phase that Council of the day that can judge and issue. The Master Development Agreement (No Build Covenant) to be discharged phase by phase. 1102

Page 1 of 17

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Community Amenity Contributions, normally collected as part of rezoning approval, with Council approval, are to be collected from the developer on a phase by phase basis as described in the report. Over the course of the site's development, about $2.3 million will be collected in CACs.

In addition to the rezoning, there are two other amendments required:

• Land Use Contract 2435-1977 will be discharged for 12051/12061 - 223 Street (Appendix D); and

• Zoning Bylaw text amendment to modify the Schedule "G" map of the Zoning Bylaw to remove a portion of the subject properties from the area that requires ground floor commercial.

RECOMMENDATIONS:

1) That Zone Amending Bylaw No. 7336-2017 as amended in the staff report dated September 3, 2019 be given second reading, and be forwarded to Public Hearing;

2) That the Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017, as amended in the staff report dated September 3, 2019, be given second reading, and be forwarded to Public Hearing;

3) That the following terms and conditions be met prior to final reading:

i) Registration of a No Build Restrictive Covenant, including terms for Community Amenity Contribution payment, provision of amenity bonus features and the overall development concept with an accompanying design guidelines;

ii) Approval from the Ministry of Transportation and Infrastructure;

iii) Registration of a Statutory Right-of-Way plan and agreement for the Phase 1 portion of the site;

iv) Registration of a Restrictive Covenant protecting the Visitor Parking for the Phase 1 portion of the site;

v) Discharge Land Use Contract entered into the 28 day of April, 1977, between the City of Maple Ridge and Canada Safeway Limited under Filing Number P11973;

vi) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property(ies). 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:

SwissReal Developments Ltd.

See Appendix F

Page 2 of 17

i f t f i

OCP: Existing: Proposed:

Zoning: Existing:

Proposed:

Surrounding Uses: North : Use:

Zone:

Designation:

South: Use: Zone: Designation:

East: Use: Zone: Designation:

West: Use: Zone:

Designation:

Existing Use of Property:

Proposed Use of Property:

Site Area: Access: Servicing requirement:

1) Project Description:

Previous application:

Town Centre Commercial Town Centre Commercial

RS-1 (One Family Urban Residential), C-3 (Town Centre Commercial); CS-1 (Service Commercial); and Land Use Contract Bylaw No. 2435-1977 CD-1-17 (Comprehensive Development)

Multi-Family Residential; Vacant Land; School District #42 Office; Single Family Residential Homes; and Royal Canadian Legion Branch #88 RM-2 (Medium Density Apartment Residential); RS-1 (One Family Urban Residential); CD-1-00 (Comprehensive Development Zone); RM-3 (High Density Apartment Residential); RM-2 (Medium Density Apartment Residential); and P-6 (Civic Institutional) Brown Avenue is designated as a Major Corridor; Institutional; Low-Rise Apartment; Single-Family Residential; and GroundOriented Multi-Family. Commercial C-3 (Town Centre Commercial) Town Centre Commercial) Commercial strip mall C-3 (Town Centre Commercial) Town Centre Commercial and Park Multi-Family Residentia l and commercial C-3 (Town Centre Commercial) and RM-2 (Medium Density Apartment Residentia l) Town Centre Commercial

Commercial strip mall; Commercial Reta il Units and Single Family houses. 7 phase mixed use residential/commercial and public space development. 2.97 hectares (7.35 Acres) Plaza Street and Brown Avenue Urban Standard

In 2011, the City received an application (2011-098-00) for a mixed use commercial / residential project on the eastern portion of the subject site. This application was granted first reading on November 8, 2011. The project did not proceed past the land use and density stage, based on a conceptual plan showing commercial podiums with a series of residential towers and open spaces.

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Initial Phase:

In the interest of allowing the project to begin as quickly as possible, Phase 1 at the western part of the subject site being rezoned to the CD 1-17 Zone, has proceeded with a development permit under the existing C-3 Zoning. This development contains two apartment buildings, one in the northern and the other in the southern part of the Phase 1 lot, and ground oriented apartments in between. One wing of the southern apartment building contains 49 market rental units under a Housing Agreement authorized by Council on July 23, 2019. It was possible to proceed in this way because the proposed uses and density contemplated complied with the C-3 Zone, as varied to apply some of the proposed CD 1-17 Zone regulations, like setbacks, lot coverage, open space and adjusting the locations for the required retail storefronts.

The draft Supplementary Design Guidelines were strictly followed, achieving the first segment of the east-west pedestrian spine and the bu ilding layout as provided for in the conceptual plan. Council issued Development Permit 2017-061-DP and Development Variance Permit 2017-061-VP on September 25, 2018; however, at the request of the developer, that permit was rescinded and a new development permit 2019-069-DP was issued by Council on March 19, 2019. The new development permit responded to market changes and added a 6th storey to the northernmost building, simplifying the design of the ground orient apartments in the center of the site and streamlining and reducing cost for the proposed landscaping. There was a further minor amendment to modify the underground parking for to accommodate structural support changes arising from the building permit application, and to adjust some rooftop area amenities for safety and practicality.

As part of the overall rezoning to the CD Zone, remaining legal documents will be registered and the development variance permit can be discharged once the lands are rezoning as it will no longer being necessary for Phase 1.

Site-wide Application (Appendix C):

The applicant has applied to develop a Master Planned Community within the Town Centre Area. There will be seven (7) phases in this development project, consisting of about 890 dwelling units (after Phase 1 was amended to increase the unit count from 154 to 203 units) and nearly 425 square metres (3,515 square feet) of retail space and 576 square metres (6,200 square feet) of office space. The density and uses will be a mixture of the following as described further in this report.

• A pedestrian linear open space stretching through the entire development, focusing on a major community plaza at the eastern end of the site designed to create a vibrant and people-friendly area, with shops, pedestrian features, public art and other elements commensurate with an urban environment;

• Energy Efficient, Green and sustainability measures in the landscaping, construction and outfitting of the site, building and residential units;

• All parking is underground thus allowing a maximum amount of ground are on the site to be set aside as open and landscaped area;

• Amenities for the residents within the building exceeded minimum requirements and includes creative use of lower rooftop;

• Wiring for electrical vehicle charging for parking spaces and fast chargers; and • A fully integrated design concept that utilizes elements common from the historic fabric of

the community within a contemporary flavor, that can be adapted to accommodate future market demand as the phases are developed.

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The site fo r the first phase of the development is being prepared for construction, following the recently issued development permit 2017-061-RZ and 2019-049-DP to develop four buildings containing 241 apartments, ground-oriented apartments or rental apartments. The building facing Dewdney Trunk Road is a partially mixed use commercial-apartment building, and partially mixed-use commercial-rental/ affordable housing with 425 sq. m./ (3,515 sq. ft.) of ground floor retail, 576 sq. m. (6,200 sq. ft.) of office commercial and 49 market rental units under a Housing Agreement.

2) Planning Analysis:

i) Official Community Plan:

The proposal will contribute to the OCP objective to create a compact and vibrant commercial area that is pedestrian-oriented, including commercial, mixed-use, and multi-family residential uses. The proposed development complies with the following Land-Use Designation policies in the Town Centre Area Plan:

3-29 Building heights within the Town Centre Commercial will range from three (3) storeys in height to over twenty (20) storeys. Generally, building heights should not be permitted greater than twenty-five (25) storeys.

3-30 Multi-Family Residential use is permitted as a principle use in the Town Centre Commercial designation, except where identified on Schedule "G" as "Ground Floor Commercial Required" in the Maple Ridge Zoning Bylaw, where the ground floor use is to be commercial.

3-31 Within a Mixed-Use development, retail, service, and entertainment uses shall be encouraged at ground level with office and/or residential uses encouraged abovegrade.

Appendix G contains an analysis of how this project complies with the applicable OCP Policies.

ii) Zoning Bylaw:

Description of CD Bylaw and Changes since First Reading:

CD-1-17 (Comprehensive Development) Zone (Appendix C) granted first reading on May 23, 2017 used a composite of C-3 Zone for permitted commercial and residential uses and a baseline for density and RM-6 for the structuring of residential bonus formulation. Since then, it has been adapted further using the RM-1 in consideration for Townhouses being blended into future phases and for the interim retention of the existing single family stock. The permitted density was identified for each of the Phases, with Phases 2, 3, 5, 6 and 7 having added density provisions to boost the Floor Space Ratio (FSR) above the 2.3 FSR in the C-3 Zone to the desired density level requested by the applicant.

Since first reading, the applicant has negotiated with the City to marginally increase the density ceiling to incorporate more flexibility in determining future phase floor area requirement. The density ceiling in Phases 1 was not affecting being slightly less than the C-3 Zone Floor Space Ratio (FSR) maximum of 2.3 even with the sixth storey added to the northern apartmentbuilding. For Phases 2, 4, 5, 6 and 7, the maximum density has been increased by 0.35 to 0.5 resulting in a density range of 2.3 to 5.5 as desired by the developer to accommodate these future phases of the project.

Each of the proposed phases will be subdivided into separate lots, including any required road widening and construction. The additional density, as shown in the table below, will be unevenly

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distributed with the earlier phases at or slightly more than the 2.3 FSR density maximum in the C-3 Zone, progressively increasing eastward and nearly doubling to an FSR of 5.5 for the final two phases (Phases 6 and 7). The average site density will be an FSR of 3.48, just over a 50% increase in the density overall in compared to the C-3 Zone.

The proposed comprehensive development bylaw has been structured to provide maximum flexibility for development, with few restrictions for such regu lations as setback, lot coverage and building height. This will enable the project to develop over the phases in compliance with the Master Plan for the project. Each phase will be required to obtain a separate development permit and lot consolidation as the work progresses.

The part of the bylaw that has been specifically crafted for this project are the density provisions requested and the amenities required in exchange. Given the timing and expected buildout of the project is approximately 7 - 10 years, it is difficult to foresee all possible changes that may occur in the market. However, density is specified for each phase to reflect the density desired by the developer. Should changes be necessary, including adding the excluded parcels in the block into future phases, a zoning bylaw amendment would be required for any phase to be changed. The density is expressed in terms of Floor Space Ratio (FSR) in three components:

• The base density, which is the FRS the developer is being granted outright before any bonuses are being incorporated into the project;

• The bonus density that is ordinarily allowed in the C-3 Zone upon which this CD Zone is based. These are for the provision of underground parking and building height; and

• The additional bonus density being voluntarily offered by the developer to bridge between the maximum density of the C-3 Zone and the desired density desired by the developer. The attached letter from the developer specifies these offerings being made to the City to gain the desired maximum density.

The FSR for each phase is listed in the table below:

Base Bonus Density Additional Bonus Density

MAXIMUM Phase density DENSITY

(FSR) (FSR) (FSR)

(FSR) Average over

Average Site Density: 3.48 all Phases Phase 1 Combined tota l 1.3 for:

Subject to C- • 0.3 for percentage 3 Zone of parking Sect ion 7 • 1.0 underground (max

2.3 • Not Applicable Development outright 0.3) Permit • 0.25 for each storey Issued over the second

(max 1.0)

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r

Combined total 1.3 for:

• 0.34 for percentage

1.0 of parking

Phase 2 • outright

underground

• 0.3 for each storey over the second (max 0.9)



1.0 of parking

Phase 3 • outright

underground




1.0 of parking

Phase 4 • underground outright



• 0.4 for percentage of parking

Phase 5 • 1.0 outright

underground




1.0 of parking

Phase 6 • underground outright


Combined total 0.35 for: • Continuation of the east-west

landscaped pedestrian way • Minimum four electric vehicle

charging stations. • Compliance with any BC Energy Step

Code that may be adopted by the City 2.65 of Maple Ridge

• Sustainable elements such as low-flow fixtures, rainwater management, heat recovery ventilators and low voe material specifications.


landscaped pedestrian way. • Minimum four electric vehicle

charging stations. 3.6 • Compliance with any BC Energy Step

Code (as above) • Sustainable elements (as above).

• Not Applicable (See Note) 2.3


landscaped pedestrian way. • Minimum four electric vehicle


3.5

Code (as above) • Sustainable elements (as above). • Portion of Central Plaza • A Clubhouse (if not in Phase 4) Combined total 3.2 for: • Continuation of the east-west

landscaped pedestrian way. • Public Plaza • Minimum four electric vehicle 5.5


Code (as above) • Sustainable elements (as above).

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' -' ' ' ' ' ,_ ~

Phase 7 • 1.0 outright


• 0.4 for percentage of parking underground

• 0 .1 for each storey over the second (max 0.9)

• Combined total 3.2 for: • Continuation of the east-west

landscaped pedestrian way. • Public Plaza • Public art piece (in Public Plaza)

having a minimum value of $100,000 adjusted by CPI between the year of the Master Development Agreement (No Build Covenant) and the year of 5 .5 the development application being made.

• Public Digital Message Board • Minimum four electric vehicle


Code (as above) • Sustainable elements (as above)

Note: Although Phase 4 does not require Additional Bonus, for continuity of the proposed development, the following is required under the Supplementary Design Guidelines, the developers offer letter or the CD 1-17 Zone regulations:

• Continuation of the east-west landscaped pedestrian way. • Minimum four electric vehicle charging stations. • Compliance with any BC Energy Step Code (as above) • Sustainable elements (as above) • Seating area and theatre structure at the Central Plaza incorporating potential public

art elements • A clubhouse (if not in Phase 5)

Since first reading, the CD-1-17 Bylaw has been modified as follows:

• For Phase 1, the use, density, and other siting-related regulations are governed entirely by Section C and the C-3 (Town Centre Commercial) Zone, except Townhouse Use and Home Occupation Use has been added and Schedule "G" Ground Level Commercial is abridged by a notwithstanding clause, so that ground level commercial floor space is not required along Plaza Street or Brown Avenue.

• Phases 2 - 7 are governed by Sections C - M. Section G, which governs density (e.g. permitted Floor Space Ratio or FSR), has been modified at the request of the applicant to increase the ratios to allow for some flexibility in future phases to accommodate anticipated market conditions for the proposed commercial and apartment residential floor areas.

The total FSR for the project by phase has been increased as follows: o Phase 2: FSR 2.3 7 2.65 (+0.35); o Phase 3: FSR 3.2 7 3.6 (+0.4); o Phase 5: FSR 3.0 7 3.5 (+0.5); o Phase 6: FSR 5.0 7 5.5 (+0.5); o Phase 5: FSR 4.0 7 5.5 (+0.5);

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• The additional bonus elements are specified in a schedule to the bylaw. This schedule will match the schedule in the proposed No Build Covenant which will apply to future phases specifying the additional bonus to be provided, CAC to be paid and the requirements being transferred from the rezoning to the development permit stage for each future Phase 2 - 7 of this project. This is described later in this report.

• Minor housekeeping changes, including the renumbering of the sections, have also been done.

Evaluation of Added Bonus:

Historically, there are two other Rezoning Applications in this area where additional bonus was necessary for a developer to achieve their desired densities and were deemed by Council to justify the amount of density being requested. A summary of the additional bonuses is as follows:

• 2017-462-RZ (22576, 22588 and 22596 Brown Avenue). This application is at first reading. The applicant is the same as for the above project. The offerings are to allow a FSR increase of 3.15 to allow a density of FSR of 7.0. Based on RM-6, the additional bonus offerings include: Public Art (contribution and built), Greenwall, 11% Adaptive Housing, 10% rental, 15% Affordable Housing.

• 2012-115-RZ (3 lots Brown Avenue and Edge Street). Although this application expired at 3rct reading, contact regarding its development. The additional density being desired is an increase from FSR 2.3 to a range of FSR 2.9 - FSR 6.5 depending on the phase. The additional bonus includes: built and in-lieu contributions for Public Art, Adaptive Housing (11 %), Rental Housing (10 %), a total of 5 electric vehicle charging station, Green Walls and in the most dense phase: Indoor and Outdoor Community Space and an Electronic Community Information Board.

• The average contribution that has been made toward Public Art in the Town Centre Area or City in general, separate from that incorporated into the design of a project, is about $550 per unit being built or a percentage of construction value. This has been provided to the City though several projects inducing: $36,000 (2013-039-RZ based on construction value); $100,000 (2012-115-RZ per unit charge and built Public Art), $25,000 (2014-028-RZ per unit charge and built Public Art).

Staff negotiated the additional bonus elements as outlined in the table, but was not able to convince the developer to provide some the other ones like additional Rental Housing (apart then the 49 units in Phase 1) or affordable housing. This amounts to about 5.5% of the total number of dwelling units to be developed in all the Phases. The developer is offering to provide Adaptive Housing if there is a market potential; however, no target percentage is being offered. Therefore, it is not being considered as an added bonus.

Step Code has been included in the list; however, as this will become a requirement of the Province (as may be supplemented by the City), a requirement of all developers is not appropriate for gaining bonus on density. Step Code exceeding the minimum, for example offering one step over the requirement that may be in place at the time a development permit application is made, would constitute a bonus.

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Council may proceed with granting second reading and forwarding this application to Public Hearing if it is judged that the Additional Bonus Provision of the CD-1-17 Zone (Appendix C Schedule B) are sufficient to justify the density being sought by the developer.

This same schedule will appear in both the CD-1-17 Zone and in the Master Development Agreement (No Build Covenant).

Discharge of Land Use Contract:

As part of the rezoning process, the historical Land Use Cont ract 2435-1977, which was for parking to accommodate the former Safeway Store, which became most recently the Big Box Store, to be removed from title.

Renamed to Land Use Contract Termination Bylaw No. 7337-2017 (Appendix E), this bylaw was granted first reading on May 23, 2017; and would be in order to be granted second reading, and Public Hearing in conjunction with the rezoning bylaw.

iii) Master Development Agreement (No Build Covenant):

The Master Development Agreement, in the form of a No Build Restrictive Covenant, is necessary as this project is intended to be phased in accordance with a development marketing strategy and market conditions over a lengthy period of time. As such, the Terms and Conditions associated with a rezoning application and the engineering works specified in any rezoning serving agreement is not all required before final reading and can be staged as the project develops.

This covenant, or a parallel one, will include the Supplementary Design Guidelines (Synopsis attached as Appendix H), as described in the Development Permit section of this report. It will be used, to govern the overall development concept, form and character, and especially the unique design elements proposed (like the east west pedestrian spine, central and corner plazas).

In the meantime, a synopsis of the Supplementary Design Guidelines is attached in Appendix H for reference.

The Master Development Agreement (No Build Covenant) embodies the principles that:

• Existing commercial and office uses and business activity may continue until such time as a building permit is issued for each phase. A case in point of this process currently underway in the western portion of the site when tenants have vacated and the portion of the site has been secured for demolition, excavation and construction of the four buildings constituting Phase 1;

• The site must be subdivided in the future in accordance with the phase boundaries; • No buildings or structures may be constructed on any phase until:

o The requirements that are transferred from rezoning to each particular phase are satisfied;

o Payment of all postponed securities and fees are provided to the City; o Payment of Community Amenity Contribution (CAC) are provided to the City; and o A development permit application is made for each phase, during the review process the

outstanding rezoning requirements are satisfactorily addressed, and then allowing the No-Build to be discharged and development permit issuance by Council for the respective phase.

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The Master Development Agreement (No Bu ild Covenant) will contain the following operative clauses:

No construction of, additions to or alterations in any manner to any building(s), structure(s) or dwelling(s) (except for the demolition of buildings and structures existing at the time of entering into this Agreement), or tree removal or regrading shall be permitted other than that approved in writing by the City's Director of Planning, whether or not such building(s), structure(s) or dwelling(s) are sited on the Lands at the time of the entering into of this Covenant until and unless the City in its discretion approves all rezoning requirements, development, construction, legal, engineering, servicing, development permit, public art approval and other applicable requirements for a particular Phase.

The effect of the above is that apart from existing uses and business, no development wil l be able to take place in a Phase unt il all approvals required by the City norma lly done at the rezon ing stage are done at the development Perm it Stage. This is to allow the developer the flexibil ity needed to mold the project to the market condit ions in the future and to give Council comfort t hat t he project will ultimately resem ble the master plan shown at public hearing and the usual rezoning conditions will be sat isfied.

The approvals, legal documents and permits that may need to be secured through th is Master Development Agreement (No Bu ild Covenant) wi ll likely contain the fo llowing:

Terms Conditions and Work Phase

1 2 3 4 5 6 7 Submission of Development Permit

X X X X X X Application and fees Landscaping Security X X X X X X

Review of compliance with X X X X X X

Supplementary Design Guidelines Review of compliance with Town Centre

X X X X X X Area Development Permit Area Guidelines Advisory Design Panel review X X X X X X

Developer Information Meeting X X X X X X

Payment of Community Amenity X X X X X

Contributions Phased Strata Plan X

Strata Subdivision (does not involve the X X X X X X X

City) Subdivision to create lot fo r phase and may specify a variety of associated legal X X X X X X documents, including:

• Registering Visitor/ Residential / Commercial Parking Covenant

X X X X X X X

• Registering right of way for Public Passage

X X X X X X X

• Registering Stormwater Maintenance Covenant

X X X X X X X

. Registering Geotechnical Covenant X X X X X X X Installation of Electric vehicle charging

X X X X X X works

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Road widening associated with phase X X X X X X

Road realignment for the intersection of X X

224 Street and Dewdney Trunk Road Commissioning of artist, approval and

X installation of Public Art Confirmation of no underground fuel

X X X X X X tanks Building demolition X X X X X X

Servicing agreements normally * * * * * * * associated with rezoning or subdivision

Notes: x means required for the phase indicated * means will be concluded as part of the Building Permit Application for the phase indicated.

When the final legal text is drafted between third and final, some of the point above may be adjusted or additiona l details added to better clarify the deferred rezoning requirements. Once the above cited terms and conditions are completed for a particular phase, the No-Build Covenant will be discharged from Title to that phase. Ultimately, the Statutory Right-of-Way for the pedestrian spine and the Supplementary Design Guidelines will be the main remnant legal instruments on Title for this project.

The final legal document will be subject to legal review by the City's legal counsel prior it being signed and executed by the City before final adoption.

iv) Community Amenity Contributions (CAC):

Council's practice is to have Community Amenity Contributions (CAC) collected as a condition before final reading. The CAC is calculated and reported to Council in the Second Reading report based on the accompanying Development Permit application. The Second Reading report would have details to determine the number of units and to calculate the CAC based on $3,100 for each Apartment and $4,100 for each townhouse unit. Given all 7 phases are being rezoned to the CD 1-17 Zone, technically all phases should be paying CAC's.

In the discussions concerning CACs with the developer, the following has transpired:

• Phase 1: The amount and timing of the CAC factored in and was described in the Development Permit reports to Council. Initially, the developer provided a letter agreeing to advance the payment of the CAC portion for Phase 1 to coincide with the issuance of the Phase 1 development permit.

• Phases 2 - 7: Subsequently to the Phase 1 Development Permits 2017-061-DP and 2019-069-DP approval by Council, the developer became resistant to paying CAC's for Phase 1 since it was proceeding on the existing C-3 Zone and the application preceded Council's policy change to require CAC's to be collected in the Town Centre Area.

Therefore, the following arrangements have been negotiated with the developer to be included as terms in the draft Master Development Agreement (No Build Covenant) and subject to Council approval:

• Not to require the payment of the CAC for Phase 1. The CAC would not have been required on the 49 market rental units secured by a Housing Agreement. The exemption sought is for the remaining 192 dwelling units. This exemption would amount to 192 x $3,100 per unit, which is $595,200; and

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• To delay the collection of the remaining CAC. Rather than payment before final adoption, it is proposed that the CAC be triggered and collected phase-by-phase with future development permit applications for Phases 2 through 7. This deferred CAC would amount to about $2.3 million, based on the anticipated number and mix of units in each phase.

Although the developer did commit earlier to pay CACs fo r Phase 1, it can be argued that given the development permit process was util ized for Phase 1, CACs were not triggered for that phase. Council, however, could resolve not to exempt Phase 1 or not to defer the payments. However, the size and long term build out of this project, justifies a deferral to spread out these payments and to have them made closer to the actual time when each phase is developed and when the developer has a clearer understanding of the market demand and development costs.

The operative language in the Covenant to achieve this proposed arrangement is as follows:

The Covenantor will pay to the City as a" Rent Charge", the Community Amenity Contributions (the "CA C's") agreed to by the Covenanter for each Phase, as set out in Schedule "C" attached hereto (the "CAC Payment"), being monies necessary to offset demand for community, cultural, and other social and municipal services imposed by the size of the residential, commercial and community development contemplated by the Covenanter.

The following schedule of CAC payment is contained in the proposed Master Development/No Build Covenant:

• Phase 1: NIL • Phase 2: $270,349.00 • Phase 3: $582,537.00 • Phase 4: $212,417.00 • Phase 5: N/A (commercial building) • Phase 6: $749,896.00 • Phase 7: $489,202.00 • TOTAL: $2,304,001.00

Therefore, the Master Development Agreement (No Build Covenant), requires as one of its condition before it can be discharged, that the CAC be calculated and paid before the development permit is issued by Council and/or a Building Permit is issued by the City for a given phase. Should the unit count for any phases be adjusted in the future, the resulting CACs collected at development permit stage will be adjusted accordingly.

v) Off-Street Parking and Loading Bylaw:

Council's requirement is that visitor parking spaces be identified in parking layout plans and subject to a Visitor Parking Covenant to insure that these spaces are exclusively available for visitors to use.

In Phase 1, developer is providing a total of 238 parking spaces for the commercial and residential uses in a single storey underground structure, with access to Plaza Street. This included 38 visitor parking spaces, which is one parking space short of the requirement due to rounding.

When development permits for future phases are submitted, disabled, small-sized and visitor parking will be included in the plans to be approved by Council. This makes sense since no actual development permit accompanies the rezoning to the CD 1-17 Zone at this time. The postponement

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is recognized in the Master Development Agreement (No Build Covenant). Based on conceptual plans, the parking in these later phases will be provided in one or two level underground structures.

Since Phase 1 already has a development permit, the normal visitor parking covenant will be required now.

vi} Proposed Variances:

Compliance with CD-1-17 Bylaw will be provided as part of development permit applications for each future phase. Where a variance is required, the necessary application will need to be made to the City and forwarded to Council for approval and permit issuance.

vii) Development Permits:

Pursuant to the Master Development Agreement (No Build Covenant), each phase will require an OCP Section 8.11 Town Centre Development Permit application for all future multifamily and commercial development located proposed on the site. The Development Permit for each phase will include the following process:

• Being fully compliant with the Supplemental Development Permit Guidelines for the overall development that form part of the Master Development Agreement registered as a Restrictive Covenant for each phase;

• A review by the Advisory Design Panel, with all comments being satisfactory addressed; and • A report to Council for the development permit application on each phase to issue the

development permit allowing the developer to proceed with the building permit.

The final version of the Supplementary Design Guidelines will be completed between 3rd and final reading. They will be attached to form a schedule in the Master Development Agreement (No Build Covenant) registered on the Title of each property. The Guidelines themselves will remain on title of every Phase until the entire project is built-out to ensure the project is developed and landscaping is installed, including the Corner Plaza with Public Art, in accordance with the master plan of the project.

In the meantime, a synopsis of the Supplementary Design Guidelines is attached in Appendix H for reference.

viii) Advisory Design Panel:

On July 18, 2018, a preliminary version of the Supplementary Design Guidelines for the overall Master Plan was reviewed and accepted without comment by the Advisory Design Panel (ADP). The final version will be completed and attached to the Master Development Agreement (No Build Covenant) to be registered on Title for lots encompassing this project.

As noted above, the development permit application for each future phase of development will be presented to the ADP for their review before staff prepares the development permit application report for permit issuance by Council.

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ix) Development Information Meeting:

A Development Information Meeting was held at the Fraser Meeting Room - Library, Maple Ridge on May 27, 2019. A total of 21 people attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points:

• Parking- concerns related to overall parking and visito r parking. • Traffic congestion ; • Bike and dog washing station ; and • Hold out properties.

The following are provided in response to the issues raised by the public:

• Parking - concerns related to overall parking and visitor parking. This is addressed by providing below-grade parking and some on street parking. The required parking count allows for sufficient visitor parking;

• Traffic congestion - this has been dealt with by conducting a detailed traffic study to understand future potential congestion issues (the Bunt Traffic Report was available at the meeting); furthermore, we are giving back property so that 224th can be straightened out;

• Bike and dog washing station- we will likely add this to future phases (potentially also phase 1 for a dog washing station); and

• Hold out properties - where this was brought up, they thought these should form part of the development.

The applicant also indicated that the majority of those who attended the DIM were very positive and excited about the overall project. The concepts people really liked were surrounding more vibrant retail, including coffee shops, bake shops, restaurants, pubs and yoga / sports. Every attendee who asked about the commercial space was very supportive of a satellite education campus. The immense green space was greatly appreciated. There were a number of questions related to the timing of the development.

x) Parkland Requirement:

There are no parkland dedication requirements; however, the Master Plan provided for a major eastwest public pedestrian open space spine and a public plaza at the eastern part of the site. This forms part of the Add itional Bonus density for some of the phases. Full public access will be ensured to these spaces based on a statutory right-of-way, including minimum standards for maintenance and safety.

3) Traffic Impact:

A Traffic Impact Study has been received by the City and is under review. Its recommendations will be implemented on a phase-by-phase basis. A portion of the site is located within 800 metres of and intersection with a Provincial Highway (Lougheed Highway or Haney Bypass). A referral has been sent to the Ministry of Transportation and Infrastructure.

Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application.

Page 15 of 17

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4) Interdepartmental Implications:

i) Engineering Department:

Comments from the Engineering Department identified all road, serving and other related matters to be addressed by the applicant. There will be no Rezoning Servicing Agreement required as part of this application. Instead, the Master Development Agreement (No Build Covenant) states the rezoning servicing review and formulation of a Servicing Agreements are transferred to the Build Permit stage for each of the Phases.

The Bunt Traffic Report dated August 7, 2019 is under review and any requirements will need to be satisfied before final reading for the CD 1-17 Zone or will be transferred to be addressed on a phase by phase basis with future development permits.

This covenant will not be discharged until all Engineering-related terms and conditions, specifically including a Servicing Agreement, are satisfactorily completed.

ii) Parks & Leisure Services Department:

This proposed pedestrian open space spine concept is acceptable and will be reviewed as part of future development permit applications for each the phases. Maintenance requirements will be required as part of the Master Development Agreement (No Build Covenant).

The Covenant will not be discharged until a statutory right of way for public access with maintenance requirements is registered in conjunction with the development permit issuance for each phase.

iii) License. Permits and Bylaws Department:

Review will be undertaken of the site and building plans accompanying future development permit applications for each the future phases.

iv) Fire Department:

General comments have been supplied to the applicant as to the overall Master Plan. Review will be undertaken as part of future development permit applications for each the phases.

5) 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 June 06, 2018, with final second reading plans available and provided on July, 18, 2019. Their response is attached as Appendix I.

CONCLUSION:

This proposed 7 phase development will be the largest comprehensive mixed-use development ever proposed in the Maple Ridge Town Centre Area. It will span nearly three entire city blocks, nearly 3 hectares or about 7 1/3 acres of land, transforming the city skyline while creating vibrant pedestrian realms, focused on an east-west public pedestrian spine, storefront shops, a Central Plaza with theatre-style seating and a shop-lined Corner Plaza showcasing a major Public Art piece and community digital display board.

Page 16 of 17

Although it is not common that an application is granted second reading and taken to Public Hearing without detailed architecture and landscaping plans, the nature, scope and significance of this project to the future development of the Town Centre Area, justifies an exception to the process. This rezoning is proposed to be tied to a Master Development Agreement (No Build Covenant) that will not allow development until an application is made for a development permit on each phase.

Through this development application, the conditions set in the Master Development Agreement (No Build Covenant) can be reviewed and accepted by Council on a phase-by-phase basis before the covenant is discharges and any construction is permitted . This gives Council the assurance and ability to determine the requirements are met and the form and character is suitable for the emerging Town Centre by including Supplementary Design Guidelines. A synopsis of these Guidelines is attached as Appendix H. The developer will have the flexibility to tweak the project within the scope of these Guidelines to respond to financial and market realities in the years to come.

It is recommended that second reading be given to Zone Amending Bylaw No. 7336-2017, and that application 2017-061-RZ be forwarded to Public Hearing; and that concurrent reading be given to Land Use Contract Discharge Bylaw No. 7337-2017.

Prepared by·

Reviewed by: Charles R. ddard, BA, MA Director Planning

r-Approved by:

wi ,MBA

.PL, MCIP, RPP evelopment Services

ief Administrative Officer

The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Legal Descriptions of Subject Properties Appendix D - Zone Amending Bylaw No. 7336-2017 Appendix E - Land Use Contract Discharge Bylaw No. 7337-2017 Appendix F - Development Concept Appendix G - OCP / Town Centre Area Policies Appendix H - Synopsis of Supplementary Design Guidelines Appendix I - School District Comments

Page 17 of 17

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DEWDNEY TRUNK ROAD, GARDEN STREET, 223 STREET AND 224 STREET

(ERA DEVELOPMENT)

FILE: 2017-061-RZ DATE: Aug 20, 2019

PLA NNING DEPA RTMENT

BY:PC

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APPENDIX B

DEWDNEY TRUNK ROAD, GARDEN STREET, 223 STREET AND 224 STREET

(ERA DEVELOPMENT)

FILE: 2017-061-RZ DATE: Aug 20, 2019

PLANNING DEPARTMENT

BY: PC

030-857-228 030-857-210 001-115-341 008-643-831

006-217-796 005-165-598 009-862-552 001-419-684 009-862-544 009-862-510

000-969-231

000-969-222

004-031-768 002-150-051 009-966-561 001-886-134 004-681-088

009-966-552 004-067-444

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Appendix C

Legal Descriptions

APPENDIXC

LOT 2 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082 LOT 1 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082 LOT 9 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094 LOT 10 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094 LOT 50 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 48265 LOT 55 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 53750 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 LOT 1 EXCEPT: THE EAST 47 FEET; DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 LOT 27 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 17845 LOT 26 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 17845 LOT 24 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 15679 LOT 18 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14549 LOT 5 DISTRICT LOT 399 GROUP 1 NEW WESTM INSTER DISTRICT PLAN 14543 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 LOT 1 BLOCK 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 PARCEL "B" (EXPLANATORY PLAN 9471) OF LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMI NSTER DISTRICT PLAN 1112 LOT 52 EXCEPT: PART DEDICATED ROAD ON PLAN 81647, DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 49034

CITY OF MAPLE RIDGE BYLAW NO. 7336-2017

APPENDIX D

A Bylaw to amend the Text and Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended

WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended;

NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:

1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7336-2017."

2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct sequential order:

"SECTION 10_ CD-1-17

A. INTENT

This zone is intended to accommodate and regulate the development of a medium to high density comprehensively-planned mixed use development in multiple phased in the Town Centre Area.

B. INTERPRETATION

1. For the purposes of this zone:

(a) Schedule A means Schedule "A" showing the boundaries of each phase attached to Maple Ridge Zone Amending Bylaw No. 7336-2017;

(b) Base density means the density permitted without the bonus density or the amenity density being added.

C. PHASE 1 REGULATIONS

The Town Centre Commercial Zone (C-3) zone regulations, but not Sections D to M herein, shall apply to Phase 1, except as follows:

1. In addition to the permitted uses, a Townhouse use is permitted;

2. In addition to the permitted accessory uses, accessory off street parking and accessory home occupation is permitted;

3. Buildings and structures may be sited up to any lot line;

4. A minimum of 20% of the site area shall be provided as useable open space. A portion of the required open space may be provided on a roof;

5. Notwithstanding Schedule "G" Ground Level Commercial, ground level commercial floor space is not required along Plaza Street or Brown Avenue; and

6. Notwithstanding the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 - 1990:

i. a minimum of 50% of required parking spaces shall be provided with roughed-in conduit for future electric charging capabilities; and

ii. have at least four electric vehicle charging stations in this phase.

D. PRINCIPAL USES

1. The permitted uses in Phases 2 - 7 shall be the principal uses permitted in the Town Centre Commercial Zone (C-3). In addition, Townhouse Use shall be permitted in Phases 2, 3, 4 and 6.

2. Apartment Use shall not be permitted in Phase 5.

E. ACCESSORY USES

1. The following accessory uses are permitted in Phases 2 - 7:

i. The accessory uses permitted in the Town Centre Commercial Zone (C-3, except Accessory Home Occupation which shall not be permitted in Phase 5;

ii. Off street parking; and iii. Off street loading.

F. LOT AREA & DIMENSIONS

1. Minimum lot area and dimensions shall not be less than:

(a) in lot area

(b) in width

(c) in depth

G. DENSITY

1,500 square metres.

6.0 metres.

27.0 metres.

1. For the land shown as Phase 2 in Schedule A:

(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.

(b) A bonus density of up to a maximum of 1.3 times the net lot area may be obtained by providing the following:

(i) An amount equal to 0.34 times the net lot area for providing 100% of the required parking within a parking structure or an underground parking structure; and

(ii) An amount equal to 0.3 times the net lot area for each storey above the second, not to exceed 0.9 times.

(c) An amenity bonus density of up to a maximum of 0.3 times the net lot area may be obtained by provided all of the amenity offerings indicated in Schedule B.

-2-

' ,_

,-

(d) The maximum density in this phase is 2.65.




(i) An amount equal to 0.4 times the net lot area for providing 100% of the required parking within a parking structure or an underground parking structure;

(ii) An amount equal to 0.1 times the net lot area for each storey above the second, not to exceed 0.9 times the net lot area, based on the tallest structure in this phase; and





(b) An additional density of up to a maximum of 1.3 times the net lot area may be obtained by providing the following:


(ii) An amount equal to 0.3 times the net lot area for each storey above the second, not to exceed 0.9 times the net lot area based on the tallest structure in this phase; and

including the rezoning offerings indicated in Schedule 8.

(c) The maximum density in this phase is 2.3.





- 3 -


















- 4 -

i ' -

LOT COVERAGE

1. A lot coverage of all buildings and structures in each of in Phases 2 - 7 shall not exceed 90%, provided that lot coverage may be 100% where required parking is provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 - 1990, as amended.

H. SETBACKS

1. The minimum setback for all principal buildings and structures in Phases 2 - 7 shall be not less than:

(a) from a front lot line:

(b) from a rear lot line:

(c) from a side lot line:

(d) from an exterior side lot line:

I. HEIGHT

1. In Phases 2 - 7

0.0 metres.

0.0 metres.

0.0 metres.

0.0 metres.

(a) The minimum building height shall be three (3) storeys, except it shall be a minimum of 2 storeys in Phase 5.

(b) The maximum building height is not restricted.

J. LANDSCAPING AND SCREENING

1. In Phases 2 - 7:

(a) All developed portions of the lot not covered by buildings, structures or paved areas shall be landscaped including the retention of mature trees where feasible. This landscaping shall be maintained.

(b) Along the developed sides of the lot which abut a highway, a continuous landscaping strip of not less than 1.5 metres [5 ft.] in width shall be provided within the lot.

(c) The boulevard areas of highways abutting a lot shall be seeded or sodded with grass on the side of the highway abutting the lot, except at driveways, and walkways.

(d) Loading areas, garbage containers and recycling containers shall be screened from any adjacent residential lot or from overlook from upper storeys, to a height of at least 2.5 metres [8 ft.] by buildings, a landscaping screen, a solid decorative fence, or a combination thereof.

- 5 -

' ' -1 ---,_

t~~;

K. PARKING AND LOADING

1. 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.

2. An off-street parking use shall be sited to the rear of a building, be concealed within a building or be located underground.

L. OTHER REGULATIONS

1. Where permitted in Phases 2 - 7, an Apartment Use shall:

(a) be limited exclusively to storeys above the first storey for a building or a portion thereof along Dewdney Tru nk Road, Gard en Street in Phase 7, and along the interna l public plaza from 224 Street to Garden Street in Phases 6 and 7;

(b) be located within a building above all storeys which is used for non-residential principal use or off street parking;

(c) have separate and independent access into the building containing the apartment use;

(d) be permitted only where all parking for such use is concealed underground; and

(e) have at least four electric vehicle charging stations per phase.

2. Where permitted in Phases 2 - 7, a Townhouse Use shall:

(a) only be permitted on a lot containing an Apartment Use;

(c) have direct pedestrian access to street grade, a pedestrian walkway or a mews for each unit; and

(d) be permitted only where all parking for such use is concealed underground.

3. In Phases 2 - 7

(a) The ground floor of all buildings shall have not less than:

(i) 90% of the lot frontage developed for permitted principal uses with public pedestrian or vehicular access; and

(ii) 25% of the lot area developed for a permitted principal uses.

(b) Commercial floor area provided at the ground level in accordance with Schedule "G", including along both sides of the public pedestrian way and the public plaza in Phases 6 and 7.

(c) A minimum of 20% of the site area in Phases 2, 4 and 6, 50% of the site area in Phase 5, and 35% of the site area of the site area in Phase 7 shall be provided as useable open space. A portion of the required open space may be provided on a roof.

- 6 -

(d) One or more indoor amenity spaces shall be provided totaling a minimum of 1.0 sq. m. per dwelling unit accessible to residents in each phase.

(e) Phase 4 or Phase 5 shall have a clubhouse or similar indoor and outdoor facility.

(f) Every use except for a loading use shall be located and undertaken wholly within an enclosed building.

(g) An off street parking use shall be sited inside a bui lding or underground.

(h) A home occupation use shall comply with the regulations of Section 402 (4).

In this location, insert the diagram showing the boundaries of each phase from Schedule "A" attached to and forming part of this Bylaw."

3. Those parcels or tracts of land and premises known and described as:

030-857-228 LOT 2 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082 030-857-210 LOT 1 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082 001-115-341 LOT 9 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094 008-643-831 LOT 10 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT

PLAN 20094 006-217-796 LOT 50 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 48265 005-165-598 LOT 55 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 53750 009-862-552 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 001-419-684 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 009-862-544 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752 009-862-510 LOT 1 EXCEPT: THE EAST 47 FEET; DISTRICT LOT 399 GROUP 1

NEW WESTMINSTER DISTRICT PLAN 13752 000-969-231 LOT 27 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT

PLAN 17845 000-969-222 LOT 26 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT

PLAN 17845 004-031-768 LOT 24 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 15679 002-150-051 LOT 18 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14549 009-966-561 LOT 5 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 001-886-134 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 004-681-088 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTM INSTER DISTRICT

PLAN 14543 009-966-552 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543 004-067-444 LOT 1 BLOCK 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT

PLAN 14543 001-916-980 PARCEL "B" (EXPLANATORY PLAN 9471) OF LOT 2 DISTRICT LOT 399

GROUP 1 NEW WESTMINSTER DISTRICT PLAN 1112 006-357-571 LOT 52 EXCEPT: PART DEDICATED ROAD ON PLAN 81647, DISTRICT LOT 399

GROUP 1 NEW WESTMINSTER DISTRICT PLAN 49034

and outlined in heavy black line on Map No. 1712 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD (Comprehensive Development) 1-17.

- 7 -

4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly.

5. Schedule "G" is deleted and replaced by the new Schedule "G" attached hereto as Schedule llC".

READ a first time the 23rd day of May, 2017.

READ a second time the

PUBLIC HEARING held the

READ a third time the

day of

day of

day of

,20

,20

,20

APPROVED by the Ministry of Transportation and Infrastructure this day of , 20

ADOPTED the day of ,20


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Bylaw No. 7336-2017 Schedule "A"

PLANNING DEPARTMENT

1· ~ . •••.•

mapleridge.ca

\_

DATE: May 16, 2017 BY: OT

C

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Schedule B to Section 10_ CD-1-17 Amenity and Rezoning Offerings by Phase

Phase 2 • Continuation of east-west pedestrian way • Minimum four electric vehicle charging stations • BC Energy Step Code • Sustainability measures

Phase 3 • Continuation of east-west pedestrian way • Minimum four electric vehicle charging stations • BC Energy Step Code • Sustainability measures

Phase 4 • Continuation of east-west pedestrian way • BC Energy Step Code • Sustainability measures • Seating area and theatre structure at the Central Plaza incorporating potential public

art elements • A Clubhouse (if not in Phase 5)

Phase 5 • Continuation of east-west pedestrian way (including portion of Central Plaza) • Minimum four electric vehicle charging stations • BC Energy Step Code • Sustainability measures • A Clubhouse (if not in Phase 4)

Phase 6 • Continuation of east-west pedestrian way • Public plaza • Minimum four electric vehicle charging stations • BC Energy Step Code • Sustainability measures

Phase 7 • Continuation of east-west pedestrian way • Public plaza • Public art piece (in Public Plaza) having a minimum value of $100,000 adjusted by CPI

between the year of this agreement and the year of the development application being made

• Public message board • BC Energy Step Code • Minimum four electric vehicle charging stations • Sustainability measures

- 10 -

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* Ground Floor Commercial Required

Ground Floor Commercial Required to support pedestrian corridor and corner plaza

121 AVE

Bylaw No. 6354-2005 Schedule 'G'

DATE: Aug 21, 2019 BY:DT


APPENDIX E

A Bylaw to authorize the Termination of Land Use Contract Bylaw No. 2435-1977

WHEREAS, on the 28 day of April, 1977, the City entered into a Land Use Contract with CANADA SAFEWAY LIMITED for the use and development of the lands therein described;

AND WHEREAS, 487559 BC LTD, the present owner of the land described in Section 1 of this Bylaw, has applied for a discharge of Land Use Contract No. 2435-1977 registered against the title under Filing No. P11973.

AND WHEREAS the Council deems it expedient that the rights and obligations created and to be performed under the said Land Use Contract should terminate and be no longer of force or effect;

AND WHEREAS Section 546 of the Local Government Act, R.S.B.C, 2015, c.1, as amended, provides that a Land Use Contract may only be discharged by bylaw and only after a Public Hearing.

NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:

1. That the Land Use Contract entered into the 28 day of April, 1977, between the City of Maple Ridge and Canada Safeway Limited respecting the use and development of lands known as:

Parcel Identifier: Legal Description:

005-165-598 Lot 55, District Lot 399, Group 1, New Westminster District. Plan 53750

(12051/12061-223rd Street)

and outlined in heavy black line on Map No. 1713 a copy of which is attached hereto and

forms part of this Bylaw.

Registered in the New Westminster Land Title Office on the 09 day of February, 1978, under Filing Number P11973, is terminated.

2. THAT the Mayor and City Clerk are hereby authorized to sign and affix the seal of the Corporation to such instrument as will effectually extinguish all rights and obligations created by the Land Use Contract and will release and terminate the Land Use Contract from the records of title to aforesaid lands in the New Westminster Land Title Office.

3. This bylaw may be cited as "Maple Ridge Land Use Contract Termination Bylaw 7337-2017".

READ a first time the 23rd day of May, 2017.

READ a second time the day of

PUBLIC HEARING held on the day of

READ a third time the day of

, 2019.

, 2019.

, 2019.

ADOPTED the day of , 2019.


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MAPLE RIDGE British Columb ia

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To Remove LUC No. 2435-1977 as shown

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Phase 4

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Phase 7

APPENDIXG

AppendixG

The following is an analysis of the projects' compliance with the applicable General Land-Use Requirement Policies in the Town Centre Area Plan:

Policy No. Summary of Policy Compliance with policy 3-1 Increase in residential and This proposal complies by proposing to develop 890 residential

commercial density. units and 425 square metres (3,515 square feet) of retail space and 576 square metres (6 ,200 square feet) of office space.

3-2 Office use will be This proposal will provide for commercial floor space capable of encouraged. accommodating a range of commercial and office uses.

3-3 Commercial uses that Situated in the heart of the Downtown, the development will be support the residential capable of accommodating a range of uses and services for population . local residents.

3-4 Hospitality, cultural , These uses are permitted in the C-3 Zone and will be reflected recreation and in the CD Zone for the subject site. entertainment uses will be encouraged.

3-6 Not support changes in This proposal will reduce the large format commercial floor land use designation and space for smaller shops, but increase the office space, possibly zoning reducing accommodating a College. This will continue to accommodate employment or housing the needs of business enterprises to be established and to density. employ people; and significantly increase residential densities

in the Downtown. 3-7 To ensure a wide range of The first Phase has provided 49 market rental units under a

housing needs are Housing Agreement. This is about 5.5% of the total proposed accommodated. dwelling units over all of the phases.

3-8 Potential opportunities for The adaptive housing units may be provided if the developer designing flexibility into determined there is a market for such units. new development.

3-10 Land assembly or lot The proposal will assemble a site, except for two lots, allowing consolidation. for the proposed development to take place, permitting

surrounding sites to develop and to achieve adequate buffering with abutting lands.

3-11 Viewscape studies for Studies will need to be provided and reviewed by Advisory proposed buildings greater Design Panel as part of future Development Permit than three (3) storeys. applications.

3-12 Shadow study to address Studies will need to be provided and reviewed by Advisory potential impacts. Design Panel as part of future Development Permit

applications. 3-14 Creating public outdoor Outdoor spaces for people residing, shopping and passers-by

meeting spaces, with are being provided. This includes a central pedestrian spine, public art, will be branching out throughout the site, roof top areas and along encouraged. abutting streets. There will be a Central Plaza and a major

Corner Plaza with Public Art. 3-15 Concealed parking The proposal conceals the proposed parking underground.

structures are encouraged for all uses in the Town Centre.

3.16 Incorporate principles of Studies will need to be provided and reviewed by Advisory CPTED (Crime Prevention Design Panel as part of future Development Permit through Environmental applications. Design).

INT

RO

DU

CT

ION

Thi

s d

ocu

me

nt i

s a

sum

ma

ry o

f th

e g

uid

elin

es

to g

ove

rn th

e d

eve

lop

me

nt

of t

he

site

as

sho

wn

in t

he

fig

ure

bel

ow

to a

chie

ve t

he

Mas

ter

De

velo

pm

en

t Pla

n {M

DP

) fo

r th

is p

roje

ct.

The

pu

rpo

se is

to

insu

re t

ha

t th

e k

ey d

esig

n e

lem

en

ts f

or

this

pro

ject

, in

clu

ding

: site

layo

ut,

form

an

d c

hara

cter

, p

ub

lic a

rt, s

torm

wa

ter

ma

na

ge

men

t, su

sta

ina

bili

ty, t

he

pe

des

tria

n/p

ub

lic r

ealm

, am

en

ities

, etc

., a

re c

oo

rdin

ate

d b

etw

ee

n p

hase

s

an

d c

om

ple

ted

at b

uild

ou

t. T

he f

inal

do

cum

en

t will

be

reg

iste

red

on

titl

e a

nd

dis

char

ged

on

ly a

s ea

ch p

hase

is c

omp

lete

d in

acc

orda

nce

wit

h

Cou

ncil

req

uir

em

en

t.

Unl

ike

oth

er

rezo

nin

g d

eve

lop

me

nt w

he

re th

e d

eve

lop

me

nt p

erm

its

are

i ssu

ed

wit

h d

eta

iled

pla

ns a

t Fi

nal A

do

pti

on

of t

he

zon

ing,

th

is

dev

elo

pm

en

t is

a p

re-z

on

ing

of a

sev

en p

hase

site

.

Th

e d

eve

lop

me

nt p

erm

its a

re to

be

con

sid

ere

d a

nd

issu

ed b

y C

ounc

il a

t

a fu

ture

da

te o

n a

phas

e by

ph

ase

basi

s. T

he

refo

re, t

hese

Sup

ple

me

nta

ry

Des

ign

Gui

delin

es (S

DG

) will

be

ove

rarc

hing

gu

idel

ines

. The

y w

ill b

e a

fun

da

me

nta

l to

ol i

n in

terp

retin

g th

e c

om

plia

nce

of f

utu

re p

has

es w

ith

O

CP

Sec

tion

8.11

Tow

n C

entr

e D

eve

lop

me

nt P

erm

it (T

CD

P) G

uid

elin

es in

term

s o

f fo

rm a

nd

ch

ara

cte

r C

ounc

il en

visi

ons

in t

he

Tow

n C

entr

e A

rea,

wit

hin

th

e c

on

text

of t

he

ove

rall

con

cep

t and

ele

me

nts

to b

e a

chie

ved

thro

ug

h th

is p

roje

ct.

KE

Y U

RB

AN

DE

SIG

N P

RIN

CIP

LE

S

A.

Ped

estr

ian

fri

end

lin

ess

Stre

etsc

apes

will

be

safe

, sec

ure

an

d p

leas

ant

pla

ces

to w

alk

wit

h str

eet

tree

s, f

ron

t do

ors

to in

div

idua

l dw

ellin

gs a

nd s

mal

l sto

refr

ont

s th

at

refle

ct

the

ch

ara

cte

r o

f tra

dit

iona

l cit

y n

eig

hb

ou

rho

od

s -a

llow

ing

'eye

s o

n th

e

stre

et'.

B.

Pu

blic

acc

essi

bili

ty a

nd

pe

rme

ab

ilit

y

The

site

off

ers

exc

elle

nt a

cces

sibi

lity

to tr

an

sit

tha

t con

nec

ts M

ap

le R

idg

e

to a

djac

ent c

om

mun

ities

an

d al

so fo

r p

eo

ple

to

live

and

wo

rk c

ar-

fre

e

with

in t

he

do

wn

tow

n c

ore

. Res

iden

t and

vis

itor

bike

pa

rkin

g is

pro

vid

ed

an

d o

pe

n p

ublic

spa

ces

acce

sibl

e a

t all

times

.

I~

C. L

ivab

ility

Th

e o

vera

ll la

you

t an

d d

esig

n o

f in

div

idua

l bui

ldin

gs a

nd d

wel

lings

will

aff

ord

a hi

gh

sta

nd

ard

of p

rivac

y, u

sabl

e o

pe

n s

pace

, and

rec

rea

tion

al

am

en

ities

.

D.

Nei

gh

bo

url

ines

s T

he fo

rm a

nd

layo

ut o

f th

e s

ite p

lan

was

dri

ven

by a

des

ire

for

op

en

spac

e a

nd

co

nn

ect

ivit

y. A

va

riety

of o

pe

n a

nd

pu

blic

spa

ces

will

fac

ilita

te

com

mu

nit

y ga

t he

ring

str

en

gh

ten

ing

bo

nds

wit

hin

re

sid

en

ts o

f th

e

com

mu

nity

.

E. D

iver

sity

Div

ers

e h

ou

sing

typ

es

incl

ud

ing

a ra

nge

of s

mal

l and

larg

e u

nits

, co

nd

os

an

d to

wn

ho

use

s, a

nd

low

rise

an

d h

igh

-ris

e b

uild

ings

will

app

eal t

o a

larg

e

cros

s-se

ctio

n o

f th

e c

om

mu

nity

.

F. S

ust

ain

abil

ity

Sus

tain

able

des

ign

an

d d

evel

opm

ent

pri

ncip

les

and

pra

ctic

es w

ill b

e

em

plo

yed

such

as,

wa

ter

effic

ien

t lan

dsca

pe d

esig

n an

d ra

in a

nd

sto

rm

wa

ter

ma

nage

me

nt s

usta

inab

le p

ract

ices

.

G.

Pla

cem

akin

g

Pub

lic s

pace

s a

ctin

g a

s n

od

es

ma

kin

g a

po

sitiv

e an

d m

em

ora

ble

con

trib

uti

on

to

Map

le R

idge

Tow

n C

entr

e. A

pla

ce w

he

re p

eo

ple

will

wa

nt

to li

ve a

nd

vis

it fo

r m

an

y ye

ars

to c

ome.

Fir

st R

ead

ing

Ren

der

ings

DE

SIG

N R

AT

ION

AL

E

The

Do

wn

tow

n is

a v

ery

imp

ort

an

t p

art

of M

aple

Rid

ge a

nd

wo

uld

be

ne

fit

fro

m a

va

rie

ty o

f pla

nn

ing

an

d d

esig

n ac

tivit

ies

to im

pro

ve it

s ro

le a

s a

key

com

mu

nit

y n

od

e. T

o ac

hiev

e a

bala

nced

co

mm

un

ity, t

his

de

sign

pro

po

sal

pro

vid

es

incr

ease

d sh

op

pin

g o

pp

ort

un

itie

s, a

nd

em

pha

size

s sm

alle

r

sto

res

loca

l me

rch

an

ts a

nd

be

tte

r us

e o

f exi

stin

g ar

eas.

Th

e r

esid

entia

l to

we

rs a

re s

trat

egi

cally

pla

ced

to r

ed

uce

the

sha

de

ove

r th

e co

mm

un

ity

pa

rk a

nd

are

ori

en

ted

to

fra

me

the

par

k as

th

e

cen

ter o

f th

e o

vera

ll co

mm

un

ity

an

d t

o p

rovi

de

a v

isua

l dyn

amic

fo

r

the

de

velo

pm

en

t. T

heir

var

ied

hei

gh

ts g

ive

the

dev

elo

pm

en

t ch

ara

cte

r

and

crea

te v

isua

l int

eres

t. T

he

to

wer

s in

corp

ora

te g

rou

nd-

ori

en

ted

resi

de

nti a

l an

d c

om

me

rcia

l un

its

to e

ncou

rage

"ey

es o

n th

e st

reet

." T

his

incr

ease

s n

eig

hb

ou

rho

od

sec

uri

ty a

nd

act

ivat

es t

he

str

eets

cape

. Spa

ces

for

a g

roun

d-o

rie

nte

d d

ayca

re, m

ini s

cho

ol o

r m

ee

tin

g r

oo

ms

pro

mo

te

com

mu

nity

eng

agem

ent

.

22

3 S

t re

et a

nd G

arde

n S

tre

et p

rovi

de

be

low

-gra

de p

ark

ing

acce

ss p

oin

ts

for

resi

de

ntia

l and

co

mm

erc

ial a

nd u

tility

ser

vice

s to

co

mm

erci

al u

nits

. B

oth

str

eets

he

lp a

nim

ate

th

e in

sid

e c

orn

ers

of t

he

dev

elo

pm

en

t and

bo

lste

r act

ivity

aro

un

d t

he

inn

er

com

me

rcia

l un

its.

To

kee

p th

ese

str

ee

ts a

s na

rro

w a

s po

ssib

le,

pa

rkin

g is

re

stra

ined

to

th

e

resi

de

ntia

l/co

mm

erc

ial s

ide.

Thi

s al

so p

reve

nts

cars

fro

m b

ein

g p

arke

d

alo

ng

the

pa

rk s

ide

wh

ich

en

han

ces

safe

ty fo

r ch

ildre

n p

layi

ng

ther

e.

INT

RO

DU

CT

ION

I

)>

'"C

'"C

ITI z 0 ><

:c

I'~' ,1 ,.:1

Pri

nci

ple

s fo

r A

rch

itec

tura

l D

esig

n

The

ove

rall

obje

ctiv

e is

to

de

velo

p a

ttra

ctiv

e, d

ura

ble

bu

ildin

gs

ap

pro

pri

ate

to

the

City

of M

aple

Rid

ge a

nd

a p

ub

lic r

ealm

th

at

com

ple

me

nts

th

e n

atu

ral b

ea

uty

of t

he

are

a, s

up

po

rtin

g th

e s

ocia

l,

recr

eatio

nal a

nd

co

mm

erc

ial l

ife in

th

e c

om

mu

nity

.

Fu

ture

de

velo

pm

en

ts, w

he

the

r th

ey

are

ad

jace

nt o

r w

ith

in t

he

com

mu

nit

y its

elf,

will

hav

e th

is la

ngua

ge o

f pa

tte

rns

to g

rou

nd

the

ir

pro

ject

s an

d to

info

rm t

heir

des

igns

.

De

ve

lop

me

nt V

isio

n

Env

isio

ned

as a

wel

l-de

sign

ed p

ed

est

ria

n, b

ikin

g a

nd

tra

nsi

t-o

rie

nte

d

mix

ed-u

se d

eve

lop

me

nt i

n th

e h

eart

of t

he

Ma

ple

Rid

ge

Tow

n C

entr

e.

It w

ill r

einf

orce

th

e e

xist

ing

Civ

ic c

ore

wit

h a

va

rie

ty o

f use

s su

ch a

s:

· re

crea

tion

an

d c

ivic

spa

ces

· a

mix

of n

ew r

esid

entia

l

· co

mm

erc

ial a

nd

ne

w e

mp

loym

en

t op

po

rtu

niti

es

· p

ark

an

d c

om

mu

nit

y sp

aces

• g

ree

n b

uild

ing

des

ign

an

d in

fra

stru

ctu

re

It w

ill c

reat

e a

mo

re v

ibra

nt a

nd

co

mp

lete

co

mm

un

ity

refle

ctin

g th

e

pri

nci

ple

s o

utli

ne

d in

the

Offi

cial

Co

mm

un

ity P

lan.

VIS

ION

AN

D K

EY D

ES

IGN

ELE

ME

NTS

The

key

des

ign

com

po

ne

nts

the

SD

G e

nvis

ion

for

this

pro

ject

are

:

Res

iden

tial c

om

po

ne

nts

of v

aryi

ng

sca

le a

nd d

ensi

ty,

po

sitio

ne

d

to m

axim

ize

day

ligh

t pe

ne

tra

tion

into

th

e s

ite a

nd

to c

reat

e vi

sual

inte

rest

fro

m e

very

co

rrid

or.

A p

rom

ine

nt e

ast-

wes

t p

ub

lic p

ed

est

ria

n o

pe

n s

pace

an

d p

ede

stria

n w

ay

fro

m P

laza

Str

ee

t to

22

4 S

tree

t, p

un

ctu

ate

d w

ith a

ctiv

ity a

reas

(i

nclu

ding

chi

ld p

lay,

cen

tra

l act

ivity

pla

za w

ith

th

ea

tre-

like

seat

ing,

an

d a

ma

jor

com

me

rcia

l pla

za)

an

d li

nkag

es t

o se

mi p

ublic

an

d

pri

vate

spa

ce p

ath

s a

nd

mew

s a

nd

the

City

sid

ewal

k sy

stem

. M

ews

surr

ou

nd

ed

by

bo

th r

esid

entia

l and

co

mm

erc

ial a

ctiv

ity to

en

sure

the

re a

re p

lent

y o

f"e

yes

on

the

str

ee

t" a

t all

ho

urs

of t

he

day

.

A m

ajo

r p

ub

lic p

laza

in t

he

eas

t po

rtio

n o

f th

e s

ite,

lined

with

com

me

rcia

l sh

ops

(in

ne

r "sh

op

pin

g r

ow

") a

nd

con

tain

ing

sign

ifica

nt

I~

surf

ace

tre

atm

en

t, la

ndsc

apin

g, p

ed

est

ria

n am

eniti

es,

plac

ema

king

ele

me

nts

an

d a

pu

blic

art

ele

men

t.

An

att

ract

ive

an

d v

ibra

nt s

tre

etsc

ape

alon

g D

ewdn

ey T

run

k R

oad

with

bu

ildin

g s

pace

s de

sig

ne

d to

acc

om

mo

da

te g

rou

nd

leve

l sh

op

s

and

serv

ices

, an

d a

cces

s to

up

pe

r le

vel n

on

-re

sid

en

tial c

om

po

ne

nts

wh

ere

the

y oc

cur;

Str

ateg

ical

ly p

lace

d co

mm

erc

ial s

pace

s to

cre

ate

an

intim

ate

ly s

cale

d

sho

pp

ing

co

rrid

or

com

bin

ed

wit

h r

esi

de

ntia

l use

ab

ove

. S

usta

inab

le d

esig

n so

lutio

ns

to m

axi

miz

e ro

ofto

p s

pace

fo

r gre

en

hous

es, g

ard

ens

and

po

we

r ge

ne

ratio

n.

Sp

atia

l Co

nfi

gu

rati

on

Bei

ng s

ensi

tive

to a

nd

ma

tch

ing

the

sca

le o

f th

e e

xist

ing

co

mm

un

ity is

on

e o

f th

e k

ey s

trat

egie

s o

f th

e d

eve

lop

me

nt. T

he m

axi

mu

m h

eig

ht o

f th

e

tow

ers

at t

he

mo

st u

rba

n e

dge

of t

he

dev

elo

pm

en

t is

21 s

tore

ys.

Talle

r vo

lum

es a

re s

tagg

ere

d to

re

du

ce t

he

sh

ad

ow

impa

ct o

n t

he

site

an

d a

dja

cen

t pro

pert

ies.

The

ma

ste

r p

lan

is a

lso

sha

pe

d t

o m

axi

miz

e

mo

un

tain

vie

ws.

Ove

rall

Gro

un

d F

loo

r P

lan

The

gu

idel

ines

gra

dua

lly in

crea

ses

in d

en

sity

as

it m

oves

fro

m w

est t

o th

e

east

. Th

e d

en

sest

pa

rt o

f th

e d

evel

op

me

nt i

s in

Ph

ases

6 a

nd

7, w

hich

are

clos

er

to th

e c

ivic

co

re a

nd c

ulm

ina

te in

a p

ub

lic p

laza

.

Eas

t-W

est

Pu

blic

Gre

en P

ath

Th

e p

ed

est

ria

n w

alkw

ay n

ot o

nly

is a

cir

cula

tion

rou

te t

hro

ugh

th

e

site

, bu

t it i

s th

e p

rim

ary

co

nn

ect

or

to a

ll o

f th

e o

pe

n sp

aces

in t

he

d

evel

op

me

nt-

Sem

i-pr

ivat

e re

sid

en

tial c

ourt

yard

s, p

ub

lic c

hild

ren'

s

pla

y ar

eas,

th

e c

entr

al p

ark

an

d th

e 22

4th

plaz

a. T

hese

op

en

spa

ces

con

trib

ute

to th

e o

vera

ll g

reen

ing

of t

he

site

and

acc

ess

to n

atu

re/g

ree

n

spa

ce.

Me

ws

an

d C

ou

rtya

rds

The

me

ws

are

sha

red

spac

es f

or

resi

de

nts

and

th

e p

ub

lic. T

hese

elem

en

ts g

en

era

te a

se

nse

of w

elc

om

ing

and

ad

d o

pe

nn

ess

to th

e

dev

elo

pm

en

t. In

so

me

case

s, th

e m

ews

conn

ect t

o p

riva

te e

leva

ted

cou

rtya

rds,

and

cre

ate

vib

rant

lin

ks b

etw

een

pu

blic

an

d p

riva

te a

reas

.

SU

MM

AR

Y

I 3

I I

The

se c

ou

rtya

rds

abov

e th

e g

rou

nd

flo

or

and

park

ing

area

s o

ffe

r an

oas

is

to r

esid

ents

and

ser

ve a

s pl

ay a

reas

fo

r ch

ildre

n, t

ran

qu

il ga

rden

s w

ith

wa

ter f

eatu

res,

and

sp

ill-o

ut

patio

s fr

om

am

en

ity r

oom

s.

Cen

tral

Pla

za

The

cen

tral

pla

za o

ffer

s pu

blic

op

en

spa

ce c

lose

ly a

ssoc

iate

d w

ith

surr

ou

nd

ing

hig

h de

nsity

res

iden

tial d

evel

opm

ents

. It

will

pro

vid

e

a co

mm

un

al

open

spa

ce f

or

a ra

nge

of r

ecre

atio

nal .u

ses

incl

ud

ing

un

stru

ctu

red

pla

y, r

ela

xatio

n an

d so

cial

int

erac

tion.

The

pla

za is

hig

hly

acce

ssib

le f

or

resi

de

nts

of t

he

dev

elop

men

t, a

nd c

entr

al t

o t

he

ma

jor

Eas

t-W

est

Pro

men

ade

tha

t en

gage

s al

l p

rop

ose

d b

uild

ings

. Lo

cal s

tre

ets

also

dra

ws

pede

stri

ans

in f

rom

Dew

dney

Tru

nk

Roa

d an

d ad

jace

nt

exis

ting

ne

igh

bo

urh

oo

ds.

New

Civ

ic P

laza

The

Civ

ic P

laza

is o

ne

of t

he

mai

n o

pe

n s

pace

s p

rop

ose

d w

ithin

th

e

Mas

ter

Pla

n. I

t is

pa

rt o

f a p

ed

est

ria

n v

iew

co

rrid

or t

ha

t ru

ns

acro

ss t

he

en

tire

de

velo

pm

en

t. It

pro

mis

es

to b

ecom

e a

ma

jor

urb

an

ga

the

rin

g p

oin

t

tha

t ca

n be

clo

sed

to v

ehic

ular

tra

ffic

at s

peci

fic t

ime

s fo

r ce

lebr

atio

ns,

exhi

bitio

ns,

fest

ival

s, v

end

ors

and

ma

rke

ts.

The

pla

za o

ccup

ies

a m

ajo

r lo

catio

n a

t th

e in

ters

ect

ion

of D

ewdn

ey T

run

k

Roa

d an

d 2

24

Str

eet.

Its p

roxi

mity

to th

e c

ivic

cor

e m

akes

it

idea

l to

acc

om

mo

da

te f

utu

re c

ivic

eve

nts.

The

mat

eria

ls u

sed

will

tie

into

th

e n

ew

land

par

cel

acro

ss t

he

str

eet,

crea

ted

by th

e r

ea

lign

me

nt o

f 22

4 S

tree

t at t

he

inte

rse

ctio

n o

f Dew

dney

Tru

nk

Roa

d.

The

pla

za v

isua

lly e

xten

ds a

cros

s th

e s

tree

t. i

nte

gra

ting

it in

to t

he

res

t

of i

ts c

on

text

and

pro

vid

ing

a m

eani

ngfu

l sp

ace

in t

he

Com

mer

cial

Tow

n

Cen

tre.

The

edg

es o

f th

e s

qu

are

off

er

roo

m f

or

rest

aura

nts,

caf

es a

nd

reta

il sp

aces

to

spi

ll o

ut

into

th

e o

pen

spac

e, a

llow

ing

pe

op

le t

o e

njoy

the

view

s an

d en

hanc

ing

the

res

iden

ts' e

xper

ienc

e.

Pod

ium

Gar

dens

Gre

en r

oofs

on

po

diu

ms

and

tow

ers

str

ateg

ical

ly d

esig

ned

and

loca

te

land

scap

ing

to c

reat

e di

visi

on b

etw

een

publ

ic, s

emi-p

rivat

e, a

nd p

riva

te

rea

lms.

Thi

s is

ach

ieve

d th

rou

gh

var

ying

hei

ghts

of p

lan

t m

ater

ial,

low

reta

inin

g_ w

alls

, an

d fe

nces

.

I~

Res

iden

tial

patio

s a

t p

od

ium

leve

l will

rec

eive

ad

diti

on

al

patio

spa

ce w

ith

rais

ed p

lan

ters

on

slab

, w

ith h

edgi

ng a

nd d

ense

pla

ntin

g to

scr

een

fro

m

sem

i-pr

ivat

e a

me

nity

spa

ce.

Des

ign

Con

side

ratio

ns b

y Ph

ase

Phas

e 1

Hig

h e

xpo

sure

on

the

no

rth

, we

st a

nd s

ou

th f

ront

ages

-B

row

n, P

laza

and

De

wd

ne

y T

run

k -

calls

fo

r a

dign

ified

res

iden

tial c

hara

cter

with

th

e s

ou

th

wes

t co

rne

r m

ark

ing

the

en

tra

nce

to

th

e d

eve

lop

me

nt a

long

Dew

dney

Tru

nk

and

in a

way

als

o m

ark

ing

the

en

tra

nce

to

the

do

wn

tow

n c

ore.

Thi

s

phas

e is

pri

ma

rily

mar

ked

by fi

ve a

nd s

ix-s

tore

y re

side

ntia

l bu

ildin

gs w

ith

two

gro

up

ing

s o

f th

ree

-sto

rey

gro

un

d-o

rie

nte

d a

pa

rtm

en

ts in

-bet

wee

n.

The

pu

blic

gre

en p

ath

th

rou

gh

th

e e

ntir

e s

ite b

egin

s he

re,

win

din

g its

way

bet

wee

n th

e fiv

e-st

orey

and

gro

un

d-o

rie

nte

d a

pa

rtm

en

t bu

ildin

gs.

Com

mer

cial

ret

ail

un

its w

ill b

e lo

cate

d at

gro

un

d le

vel

alon

g D

ewdn

ey

Tru

nk.

Key

urb

an d

esig

n ro

le:

The

so

uth

-we

st c

orn

er

mar

ks t

he

ent

ranc

e to

th

e d

eve

lop

me

nt a

long

Dew

dney

Tru

nk

and

in a

way

als

o m

arks

th

e e

ntr

an

ce t

o t

he

do

wn

tow

n

core

.

Phas

e 2

Thi

s fiv

e o

r si

x-st

orey

bu

ildin

g a

long

Dew

dney

Tru

nk

mir

rors

th

e s

cale

and

mas

sing

of t

he

pha

se 1

bu

ildin

g a

cros

s th

e g

reen

way

no

rth

-so

uth

ru

nn

ing

spin

e. T

he b

uild

ing

will

fe

atu

re g

rou

nd

-ori

en

ted

patio

s lo

oki

ng

ou

t ac

ross

th

e p

ublic

gre

en p

ath

and

acro

ss 2

23

rd S

tre

et

tow

ard

s th

e p

ark

in p

hase

fo

ur

and

five.

Com

mer

cial

ret

ail

un

its w

ill b

e

loca

ted

at g

rou

nd

leve

l alo

ng D

ewdn

ey T

runk

.

Key

urb

an d

esig

n ro

le:

Thi

s b

uild

ing

will

form

th

e w

est

ern

edg

e o

f th

e o

utd

oo

r gr

een

spac

e.

Phas

e 3

The

fir

st t

ow

er

will

be

intr

od

uce

d w

ith t

his

phas

e, a

ccom

pani

ed b

y

low

er

sca

le f

our,

fiv

e o

r si

x st

ore

y bu

ildin

gs f

orm

ing

a c

entr

al c

ou

rtya

rd

spac

e w

ith t

he

de

velo

pm

en

t's a

me

nity

spa

ce f

acin

g o

ut

ove

r th

e c

entr

al

gree

nway

spi

ne t

o th

e s

ou

th.

The

to

we

r w

ill r

ange

in h

eig

ht f

rom

15

to 1

7

stor

eys

with

a 3

m a

llow

ance

abo

ve t

ha

t fo

r ro

of a

rtic

ulat

ion.

Th

en t

ow

er

sho

uld

be

ori

en

ted

no

rth

-so

uth

to

hel

p m

inim

ize

the

sha

dow

s ac

ross

the

de

velo

pm

en

t.

/"\~

,-

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,I

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sity

Sit

e P

lan

D

ewdn

ey T

runk

Roa

d

SUM

MA

RY

I

4

_ __, 'I

,I ' i

Key

urb

an d

esig

n ro

le:

The

to

we

r w

ill h

elp

form

th

e n

ort

h-w

est

co

rne

r b

ou

nd

ary

to th

e g

rea

t

ou

tdo

or g

reen

spa

ce a

t th

e h

eart

of t

he

over

all d

eve

lop

men

t.

Pha

se 4

T

his

phas

e is

pri

mar

ily c

om

pri

sed

of a

sin

gle

10

sto

rey

tow

er

wit

h

the

sta

nd

ard

3m

allo

wan

ce a

bov

e th

at f

or

roo

f art

icu

latio

n. G

rou

nd

ori

en

ted

ap

art

me

nt u

nits

or

an e

nhan

ced

am

enity

spa

ce fo

r th

e o

vera

ll d

eve

lop

me

nt f

aces

th

e o

pe

n g

reen

spac

e to

the

sou

th -

the

ce

ntr

al p

laza

.

Key

urb

an d

esig

n ro

le:

Thi

s b

uild

ing

will

fo

rm th

e n

ort

he

rn e

dge

of t

he

ou

tdo

or

gree

n sp

ace.

Pha

se 5

D

esig

ned

to b

e t

he

onl

y pu

rely

com

mer

cial

pha

se o

f th

e o

vera

ll si

te,

this

pha

se is

co

mp

rised

to

two

ind

ep

en

de

nt b

uild

ings

. A

two

-sto

rey

com

me

rcia

l bu

ildin

g lo

cate

d a

t th

e n

ort

h-e

ast

corn

er o

f 223

Str

eet

an

d

Dew

dn

eyT

run

k a

nd

a f

ou

r to

six

sto

rey

com

me

rcia

l bu

ildin

g o

n t

he

no

rth

-wes

t co

rne

r o

f Gar

den

Str

eet a

nd D

ew

dn

ey

Tru

nk. T

he b

uild

ings

w

ill h

ave

hig

h e

xpo

sure

alo

ng D

ewd

ney

Tru

nk

bu

t will

als

o b

e e

xpec

ted

to p

rop

erl

y o

rie

nt t

he

mse

lves

to

wa

rds

the

op

en

gre

en

spa

ce t

o th

e n

ort

h

so a

s n

ot t

o tu

rn th

eir

bac

ks o

n it

.

Spe

cia

l att

en

tio

n w

ill n

ee

d to

be

giv

en t

o e

ngag

e th

e p

edes

tria

n

mo

vem

en

t in

the

eas

twe

st d

irec

tion

acr

oss

the

op

en

spa

ce. T

hese

tw

o

bu

ildin

gs s

ho

uld

be

con

sid

ere

d a

s ha

vin

g th

ree

fro

nt

ori

en

tatio

ns.

Key

urb

an d

esig

n ro

le:

The

se b

uild

ings

will

fo

rm t

he

so

uth

ern

edg

e o

f th

e o

utd

oo

r g

ree

n s

pace

an

d b

ecau

se t

he

y a

re b

oth

pu

rely

co

mm

erci

al in

na

ture

, sh

ou

ld a

ctiv

ely

eng

age

the

op

en

gre

en s

pac

e to

the

no

rth

wit

h p

ote

ntia

l ca

fe's

or

sim

ilar

typ

e u

ses

tha

t will

he

lp a

nim

ate

the

str

ee

ts a

long

22

3rd

, ga

rde

n a

nd

De

wd

ne

y T

run

k a

nd

th

e o

pe

n g

reen

spa

ce t

o th

e n

ort

h.

Pha

se 6

Fl

anke

d b

y tw

o to

we

rs o

f 9

to 1

1 st

ore

ys o

n th

e w

est

and

17

to 1

9

sto

reys

on

the

east

, th

is d

eve

lop

me

nt h

as t

he

hig

he

st d

ens

ity.

Bet

wee

n

the

tw

o to

we

rs is

a fi

ve-s

ix s

tore

y re

sid

en

tial b

uild

ing

sitt

ing

on

a

com

mo

n b

ase

line

d w

ith

bo

uti

qu

e s

ized

co

mm

erc

ial u

nits

faci

ng 2

24

th

an

d th

e in

ne

r "sh

op

pin

g r

ow"

tha

t ru

ns

fro

m t

he

cen

tra

l gre

en s

pace

to

224.

I~

Key

urb

an d

esig

n ro

le:

This

de

velo

pm

en

t will

fo

rm t

he

no

rth

-eas

tern

co

rne

r o

f th

e c

en

tral

ou

tdo

or

spac

e a

nd

als

o m

ark

the

en

tra

nce

to

the

bo

uti

qu

e s

ho

pp

ing

ro

w

betw

een

pha

se s

ix a

nd

sev

en.

Land

sca

pin

g w

ill p

lay

a cr

itica

l ro

le in

th

e d

evel

op

me

nt o

f th

is p

laza

an

d

he

lp d

efin

e th

is im

po

rta

nt

ou

tdo

or

roo

m.

Spe

cial

att

en

tio

n s

ho

uld

als

o

be

giv

en

to

the

tre

atm

en

t of t

he

pavi

ng

and

gro

un

d tr

eatm

en

t to

ens

ure

this

spa

ce is

ap

pre

cia

ted

at s

tree

t le

vel a

nd f

rom

ab

ove

wh

en lo

okin

g

do

wn

on

it.

Phas

e 7

Com

pri

sed

of t

he

talle

st b

uild

ings

in t

he

ove

rall

dev

elo

pm

en

t at

19 t

o

21 s

tore

ys,

this

pha

se a

lso

form

s th

e b

ack

dro

p t

o th

e n

ew c

ivic

pla

za

loca

ted

at t

he

no

rth

-we

st c

orn

er

of 2

24

an

d D

ewd

ney

Tru

nk.

The

bas

e

of t

he

bui

ldin

gs w

ill b

e c

om

pris

ed e

nti

rely

of c

om

me

rcia

l ret

ail u

nits

to

he

lp a

nim

ate

the

str

ee

ts a

nd p

laza

. Abo

ve t

his

will

be

an

oth

er f

ou

r o

r fiv

e

sto

reys

of

resi

de

ntia

l de

velo

pm

ent

.

Key

urb

an d

esig

n ro

le:

This

de

velo

pm

en

t will

fo

rm t

he

eas

tern

edg

e o

f th

e c

en

tral

ou

tdo

or

spac

e a

nd

als

o ha

ve s

igni

fican

t e

xpo

sure

to

th

e c

ivic

pla

za a

t th

e n

ort

h

wes

t co

rne

r o

f 22

4 a

nd D

ewd

ney

Tru

nk.

Spe

cial

car

e sh

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City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9

Attention: Adrian Kopystynski

Dear Mr. Kopystynski:

Re: Request for Comments - Maple Ridge Master Plan

APPENDIX I

Maple Ridge&: Pitt Meadows

I.earning Today, leading Tomorrow

The proposed development as outlined in the Maple Ridge Master Plan submission would affect the student population currently served by Eric Langton Elementary and Maple Ridge Secondary School.

Eric Langton Elementary has an operating capacity of 402 students. For the 2018-19 school year the student enrolment at Eric Langton Elementary was 440 students (109.5% utilization) including 299 students from out of catchment.

Maple Ridge Secondary School has an operating capacity of 1300 students. For the 2018-19 school year the student enrolment at Maple Ridge Secondary School was 1332 students (102.5% utilization) including 871 students from out of catchment.

The Board of Education is very supportive of improvements to the Maple Ridge downtown core and welcomes the opportunity to provide input on the proposed development of this area.

Sincerely,

Flav~n Secr:t~t~surer The Board of Education of School District No. 42 (Maple Ridge - Pitt Meadows)

cc: Rick Delorme David Vandergugten

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

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City of Maple Ridge

TO:

FROM:

SUBJECT:

His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer

Second Reading Zone Amend ing Bylaw No. 7 404-2017 11384 207 Street

EXECUTIVE SUMMARY:


September 3, 2019 2017-471-RZ cow

An applicat ion has been received to rezone the subject property, located at 11384 207 Street, from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill), to permit the future development of a fourplex. Council granted first reading to Zone Amending Bylaw No. 7 404-2017 on January 30, 2018.

Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution at a rate of $4,100.00 per attached ground-oriented dwelling unit (first unit is exempt), for an estimated amount of $12,300.00.

RECOMMENDATIONS:

1) That Zone Amending Bylaw No. 7 404-2017 be given second reading, and be forwarded to Public Hearing;


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 and lane dedication 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 Stormwater Management;

v) Registration of a Restrictive Covenant prohibiting secondary suites;

vi) Removal of existing buildings;

vii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and

1103 Page 1 of 6

viii) That a voluntary contribution, in the amount of $12,300.00 ($4,100.00/unit) be provided in keeping with the Council Policy with regard to Community Amenity Contributions.

DISCUSSION:


Applicant:

Legal Description:


Zoning: Existing: Proposed:

Surrounding Uses: North: Use:

Zone: Designation:



West: Use: Zone: Designation:

Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement:


Don Schmidt

Lot 14 District Lot 277 Group 1 New Westminster District Plan 10601

Low Density Multi-Family No change

RS-1 (One Family Urban Residential) RT-2 (Ground-Oriented Residential Infill)

Single Family Residential RS-1 (One Family Urban Residential) Low Density Multi-Family Single Family Residential RS-1 (One Family Urban Residential) Low Density Multi-Family Single Family Residential RS-1 (One Family Urban Residential) Low Density Multi-Family Single Family Residential RS-1 (One Family Urban Residential) Single Family and Compact Residential

Single Family Residential Fourplex 935 m2 (0.23 acres) 114 Avenue and lane Urban Standard

The subject property, located at 11384 207 Street, is a rectangular shaped lot that is 935 m2 (0.23 acres) in area. It is located at the corner of 207 Street, an arterial road, and 114 Avenue, a local road, at the eastern edge of the Upper Hammond Precinct. The subject property and surrounding lots are generally characterized by one storey and basement single family dwellings. There is a lane south of the subject property. The subject property is relatively flat with a few trees around the perimeter (see Appendices A and B)

The current appl ication proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill), a newly created zone, to permit the development of a fourplex. The fourplex is oriented towards 114 Avenue and 207 Street to address

Page 2 of 6

the single family character of the neighbourhood, however, each unit has its own pedestrian pathway and outdoor area. Vehicular access is limited to 114 Avenue and the lane, with no access permitted from 207 Street. The four proposed units combined provide approximately 602 m2 (6,485 ft2) of floor area, with units 2-4 having sunken basements. Each unit is provided with two concealed, double-wide parking spaces. Design elements include varying pitched and flat roofs, hardie board, hardie shakes and hardie panels, wood brackets and exposed beams, as well as existing design elements from the surrounding neighbourhood. Decorative wood fencing will be used to create privacy and to separate units and a metal picket fence will be implemented to create separation from the street. Extra care was taken to reduce massing where adjacent to neighbours.

The new RT-2 (Ground-Oriented Residential Infill) zone provides for the infill of ground-oriented residential buildings within established residential neighbourhoods in a form that will be incremental and sensitive to the existing and emerging context. This new zone allows for dwelling units to be in one building with shared party walls to create triplexes or fourplexes. These forms should resemble a single family dwelling in order to fit seamlessly into existing neighbourhoods. The new RT-2 (GroundOriented Residential Infill) zone, By/aw No. 7312-2017, was given final reading on January 29, 2019 Council meeting.



The subject property is located within the Upper Hammond Precinct of the Hammond Area Plan within the Official Community Plan (OCP). The Upper Hammond Precinct encompasses the historic Port Hammond Area, and contains the small commercial district surrounded by residential uses. This area is important for its commercial core and strong heritage value and character. The smaller blocks and tight grid network of streets create a more traditional, pedestrian-oriented, small neighbourhood character, look and feel. As outlined by the Hammond Area Development Permit Guidelines, the development intent of this precinct is to:

• Accommodate new development and density; and • Retain the heritage character and history of this area.

The subject property is currently designated Low Density Multi-Family in the Hammond Area Plan. This designation permits townhouses, fourplex and courtyard development forms with ground level entry to each unit. Lands under this designation are located in high activity areas along major corridor roads such as 207 Street. The following policy also apply to this development:

3-22 The following characteristics should be incorporated into all forms of development within the Low Density Multi-Family designation:

a) A site size and configuration that enables building orientation towards streets and /aneways wherever possible;

b) Careful consideration of size, location and orientation of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existing mature landscaping that contributes to the neighbourhood character;

c) Design that is sensitive to surrounding built form, particularly for buildings that are three (3) storeys in height;

d) Parking for residents is provided in a concealed structure.

Page 3 of 6

The current application is oriented towards both 114 Avenue and 207 Street in conformity with policy a) above. Parking for residents are also provided in garages in conformity with policy d). A diverse amount of plant material, both shrubs and trees, have been proposed as part of the development, in accordance with policy b). Efforts have been taken to reduce the massing where adjacent to neighbouring properties by creating the bulk of the building closer to 207 Street, which references policy c). The proposed rezoning of the subject property to RT-2 (Ground-Oriented Residential Infill) to support the development of a fourplex aligns with the intent of these OCP policies.

ii) Zoning Bylaw:

The current application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the development of a fourplex (see Appendix C). The minimum lot size for the current RS-1 zone is 668 m2 (7,191 ft2) and the minimum lot size for a fourplex in the RT-2 (Ground-Oriented Residential Infill) zone is 850 m2 (9,150 ft2). The proposed RT-2 (Ground-Oriented Residential Infill) zone permits a slightly higher density, 0.75 Floor Space Ratio (FSR), than the single family residential zones, but is otherwise generally reflective of the RS-1 (One Family Urban Residential) zone. This is consistent with the intent of this new zone to allow sensitive infill of additional dwelling units in existing single family neighbourhoods. The maximum height requirements for the fourplex housing form has been set to 9.5 m (31 ft.) to fit within the context of established neighbourhoods, with a recognition that existing homes in the area were built to a lower height.

iii) Off-Street Parking and Loading Bylaw:

The Off Street Parking and Loading Bylaw Amendment No. 7350-2017 clarifies the parking requirements of the new RT-2 (Ground-Oriented Residential Infill) zone, which specifies that two offstreet parking spaces per unit are required for triplex, fourplex, and courtyard residential developments; however, no visitor spaces are required. The current application proposes eight (8) parking spaces in conformance with this parking bylaw amendment. All eight of the spaces are located in double-wide garages, with two units having driveway aprons to accommodate additional on-site parking.

iv) Proposed Variances:

A preliminary review of the plans (see Appendices D through G) indicate that the proposal generally complies with the Zoning Bylaw, Subdivision and Development Services Bylaw and Off-Street Parking and Loading Bylaw; however, variances will be requested through a Variance Permit application. The following proposed relaxations are outlined below:

Maple Ridge Zoning Bylaw No. 3510-1985 • Reduce rear yard setback (lane) from 7.5 m (24.6 ft.) to 6.25 m (20 ft.); and • Reduce exterior side yard setback (207 Street) from 4.5 m (14.8 ft.) to 3.89 m (12.8 ft.).

The requested variances to the RT-2 (Ground-Oriented Residential Infill) zone 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

Page 4 of 6

meet diverse needs, and minimize potential conflicts with neighbouring land uses. The Proposed Triplex, Fourplex and Courtyard Housing Forms Overview report from April 18, 2016 stated that applications for triplex, fourplex and courtyard housing will use the Multi-Family Development Permit guidelines until such time that specific Development Permit guidelines are created for this new housing form. The current application has been reviewed by the Advisory Design Panel (ADP), with comments outlined below.

vi} Advisory Design Panel:

The application was reviewed by the ADP on June 19, 2019 and their resolutions have been addressed (see Appendix H). The details of the project's form and character will be outlined to Council in a future Development Permit report.

vii} Development Information Meeting:

A Development Information Meeting was not required for this application because there is no OCP amendment and the proposal is less than 5 dwelling units.


i} Engineering Department:

To fulfill requirements with the Subdivision and Development Servicing Bylaw, the Engineering comments are as follows:

• Barrier curb and gutter required along 114 Avenue and 207 Street. Existing access on 207 Street to be decommissioned and curb reinstated.

• Asphalt road widening required along 114 Avenue and lane property frontage. 114 Avenue to be widened to urban local road standard, as well , the lane to be widened on north side.

• Condition of the sanitary main and water main to be modelled to determine if capacity upgrades or downstream improvements are required. New service connections are required.

• Condition and capacity of storm sewer to be assessed by applicant. A new storm service connection is required. Road drainage in the lane to be considered, with a storm extension and catch basin likely to be required.

• Concrete sidewalk required along 114 Avenue and sidewalk reinstated along 207 Street. • Street lighting (ornamental) design required, with lighting of the intersection to be

considered. • Street trees required along 114 Avenue and 207 Street. • Approximately 0.75 m (2.5 ft.) of road dedication is required along the lane and 3m by 3m

corner truncation required at the northwest corner of subject property.

ii} Building Department:

The Building Department reviewed the development application and has provided comments related to Building Code requirements which have been provided to the developer. These comments will be incorporated at the Building Permit stage.

The subject property is located within the Fraser River Escarpment area; therefore, stormwater must be directed to Municipal storm sewer, as per Council Policy 6.23. The Stormwater Management Plan and registration of a Stormwater Covenant will be required as a condition of final reading. A Geotechnical Covenant will also be required as a condition of final reading.

Page 5 of 6

iii) Fire Department:

The Fire Department has reviewed the proposal and comments have been provided to the applicant.


The proposed application would affect the student population for the catchment areas currently served by Maple Ridge Elementary and Westview Secondary School. Maple Ridge Elementary has an operating capacity of 480 students. Actual numbers for 2016 student enrolment at Maple Ridge Elementary was 381 students (82% utilization). Westview Secondary School has an operating capacity of 1200 students. Actual numbers for 2016 student enrolment at Westview Secondary School was 765 students (64% utilization).

CONCLUSION:

It is recommended that second reading be given to Zone Amend ing Bylaw No. 7 404-2017, and that

application A:-R~ o Public Hearing.

Prepared by: Adam Rieu Senior Planning Technician

Reviewed by: Char R. Goddard, BA, MA Dire or of Planning

Christine C r, M.PL, MCIP, RPP g & Development Services

ief Administrative Officer

The fol lowing appendices are attached hereto:

Append ix A - Subject Map Appendix B - Ortho Map Appendix C - Zone Amending Bylaw No. 7 404-2017 Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plan Appendix G - Project Rendering Appendix H - ADP design comments

Page 6 of 6

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FILE: 2017-471-RZ

DATE: Jan 4, 2018 BY: LP

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APPENDIX B

11384 207 Street

PLANNING DE PARTMENT

Scale: 1 :1,500 DATE: Jan 4, 201 8 BY: LP


APPENDIXC

A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended


NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:

1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7404-2017."

2. That parcel or tract of land and premises known and described as:

Lot 14 District Lot 277 Group 1 New Westminster District Plan 10601

and outlined in heavy black line on Map No. 1739 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill).


READ a first time the 30th day of January, 2018.

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PUBLIC HEARING held the

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APPENDIXG

APPENDIX H

Advisory Design Panel Comments:

The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and the landscaping plans at a meeting held on June 19, 2019 (see Appendix E and F). Following presentations by the project Architect and Landscape Architect, the ADP made the following resolution:

That File No. 2017-471-RZ be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up:

Landscape Comments: • Add more diversity to the planting on the outside of the yards ie: taxus hedge; • Add foundation planting in the front yard; • Add a planting buffer between the sidewalk to Unit 4 and the driveway.

Architectural Comments: • Consider alternate location for the main floor powder room in Units 2, 3 and 4 due to adjacency

of eating area; • Consider revising hierarchy of roof lines ie: upper roof pop up and sloped roof ridge line

relationship; • Provide continuity of vertical exterior materials such as central flat roof pop up either by

extending the roof or bringing down the hardie panel to the ground; • Use hardie shake and siding throughout all building elevations.

The ADP concerns have been addressed and are reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council.

I'

[~ MAPLE RIDGE

British Columbia

mapleridge.ca City of Maple Ridge

TO:

FROM:

SUBJECT:


Second Reading Zone Amending Bylaw No. 7 432-2018 23795 and 23831 Dewdney Trunk Road

EXECUTIVE SUM MARY:


September 3, 2019 2018-012-RZ CofW

An application has been received to rezone the subject properties, located at 23795 and 23831 Dewdney Trunk Road, from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the future construction of 29 townhouse units. Council granted first reading to Zone Amending Bylaw No. 7432-2018 on April 10, 2018.

This application is in compliance with the Official Community Plan. The property located at 23795 Dewdney Trunk was historically in the Agricultural Land Reserve and was approved for exclusion on October 2, 2018.

Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of $4,100.00 per townhouse dwelling unit; for an estimated amount of $118,900.00.

The applicant is also proposing an additional Community Amenity Contribution of $2,100.00 per unit for Council's consideration of a density increase from a Floor Space Ratio (FSR) of 0.6, which is permitted in the RM-1 (Townhouse Residential) zone, to a FSR of 0.63. This proposed contribution for 29 townhouse units amounts to $60,900.00. This proposed Amenity Contribution aligns with Official Community Plan Policy 2-9, enabling Council the discretion to consider such an amenity contribution.

RECOMMENDATIONS:

1) That Zone Amending Bylaw No. 7 432-2018, as amended in the staff report dated September 3, 2019, be given second reading, and be forwarded to Public Hearing;


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 Dewdney Trunk Road and the new lane, as required;

iii) Consolidation of the subject properties;

iv) Registration of a Restrictive Covenant for protecting the Visitor Parking;

1104 Page 1 of 7

v) Registration of a Restrictive Covenant for Stormwater Management;

vi) Removal of existing buildings;

vii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site;

viii) That a Community Amenity Contribution, in the amount of $60,900.00 be provided for the additional density, increasing the Floor Space Ratio to 0.63; and

ix) That a voluntary contribution, in the amount of $118,900.00 ($4,100.00/unit) be provided in keeping with the Council Policy with regard to Community Amenity Contributions.

DISCUSSION:


Applicant:

Legal Descriptions:


Zoning: Existing: Proposed :


Zone: Designation:


East: Use: Zone:

Designation: West: Use:

Zone: Designation:

Existing Use of Properties: Proposed Use of Properties: Site Area:

1116524 BC Ltd.

Parcel "One" (Explanatory Plan 17000) of Parcel "A" (Reference Plan 1734) of the South East Quarter Section 21, Township 12, New Westminster District; and Lot 27, Section 21, Township 12, New Westminster District Plan LMP30403

Urban Residential Urban Residential

RS-3 (One Family Rural Residential) RM-1 (Townhouse Residential)

Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Urban Residential Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Urban Residential and Conservation Commercial and Multi-Family Residential C-2 (Community Commercial) and RM-1 (Townhouse Residential) Commercial and Urban Residential Multi-Family RM-1 (Townhouse Residential) Urban Residential

Single Family Residential Multi-Family Residential 0.68 ha (1.7 acres)

Page 2 of 7

I

I I

I

Access:

Servicing requirement: Companion Applications:


New lane and Dewdney Trunk Road for Emergency Access Only Urban Standard 2018-012-DP/DVP

The subject properties are located mid-block on the north side of Dewdney Trunk Road between 237 Street and 2388 Street, at 23795 and 23831 Dewdney Trunk Road (see Appendices A and 8). The properties are relatively flat and are currently occupied by single family dwellings.

The applicant is proposing to rezone the subject properties from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to allow for a townhouse development of approximately 29 units. This proposal and site layout is consistent with the development application to the west, which has been approved and will consist of 41 townhouse units.



The subject properties are designated Urban Residential - Major Corridor in the Official Community Plan (OCP). This designation allows for ground-oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. The proposed development for townhouses is consistent with the OCP designation and with surrounding planned developments.

ii) Zoning Bylaw:

The current application proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit a townhouse development of approximately 29 units (see Appendix D). The applicant is proposing front and rear setback variances as outlined in the following section. Any variations from the requirements of the proposed zone will require a Development Variance Permit application.

The applicant is proposing a Floor Space Ratio (FSR) of 0.63, which is above the 0.6 FSR that the RM-1 (Townhouse Residential) zone permits. In seeking additional density, the applicant is proposing an Community Amenity Contribution of $2,100 per unit, for a total of $60,900.00. This proposed Community Amenity Contribution aligns with Policy 2-9 in the OCP, as follows:

2-9 Community Amenity Contribution and density bonuses may a/so be considered at Council's discretion for all Official Community Plan and Zoning Bylaw amending applications that are seeking a higher density than is envisioned in Schedule "A" and/or Schedule "B", to help provide a variety of amenities and facilities throughout the municipality.

This FSR is reflected in Zone Amending Bylaw No. 7 432- 2018, as amended, as the Local Government Act does not include a provision that enables density to be varied.

Page 3 of 7

' 'I

iii) Proposed Variances:

A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D):

• To reduce the front yard setback from 7.5 m (24.6 ft.) down to 6.1 m (20 ft.) ; • To reduce the rear yard setback from 7.5 m (24.6 ft.) down to 4.7 m (15.4 ft.) to the

deck and 6.1 m (20 ft.) to the building face ; • To reduce the interior side yard setback from 6.0 m (19.7 ft.) to 5.8 m (19 ft.) to the

building face for Building 2; and • To reduce the 15 m (49.2 ft.) arc from the centre of all required windows down to

10.9 m (35.8 ft.) from Building 6 to Building 5.

The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future Council report and are consistent with variances for other townhouse applications.

iv) Off-Street Parking and Loading Bylaw:

The Off-Street Parking and Loading Bylaw No. 4350 - 1990 requires that the RM-1 (Townhouse Residential) zone provide two off-street parking spaces per dwelling unit, plus 0.2 spaces per dwelling unit designated for visitors. As there are 29 dwelling units proposed, 58 resident parking spaces are required and six visitor parking spaces are required. Additionally, one accessible space is to be provided for developments that require 26 - 75 spaces. All parking requirements are being met, with an additional visitor parking space provided (see Appendix F). Double-car garages are provided for all the units, with approximately 1.7 m (5.6 ft.). of storage space provided at the end of the garage.

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. Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to Council and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met.

vi) Advisory Design Panel:

The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and the landscaping plans at a meeting held on May 15, 2019 (see Appendices E and F).

The ADP concerns have been addressed and are reflected in the current plans. A summary of the resolutions and how the developer addressed the resolutions has been provided (see Appendix G). A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council.

Page 4 of 7

vi i) Development Information Meeting:

A Development Information Meeting was held at Fraserview Vil lage Com munity Hall on July 30, 2019. Approximately 11 people attended t he meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and is summarized as follows:

Parking in the surrounding area was the main concern. One resident expressed that the parking being provided wou ld not be sufficient for the development, and another resident expressed that they can't see around cars parked on the st reet.

The applicant explained that they are provid ing larger than normal garages with room for storage, and one more visitor parking space than what is required by the Off-Street Parking and Loading Bylaw.

4) Environmental Implications:

A Tree Permit is required to remove the existing trees onsite; however, more than the minimum number of t rees required for the area wi ll be replanted with the proposed landscaping plan.


i. Engineering Department:

The Engineering Department has identified that all the services required in support of this development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and provide the securities to do the requi red work in that Agreement. Comments received from the Engineering Department regarding site servicing are as follows:

• Three metres of road dedication is required from 23795 Dewdney Trunk Road to align with the property lines to the east and west. A cash-in-lieu contribution is required for the relocation of the existing curb along Dewdney Trunk Road .

• The existing concrete sidewalk must be removed and re-installed to match the adjacent development to the west once the dedication has been completed .

• A rol lover curb and gutter is requ ired on the south side of the 120A Lane extension and barrier cu rb is required along the north side of the lane. The 120A lane will need to be ded icated and extend west and connect to the lane being constructed by the adjacent townhouse development.

• The sanitary sewer and water main system will need to be modelled to determine if this development would trigger any capacity upgrades and/or downstream improvements to support its approval. A new sanitary sewer connection and water service connection will be requ ired .

• A catchment analysis is needed for the condition and capacity of the downstream sewers. Any downstream upgrades will be the responsibility of the developer. The storm sewer in the lane will need to be extended west and new catch basins installed to convey the lane drainage and a new storm service connection will be needed.

• The existing mast arm lights will need to be replaced with ornamental street lights. • Street trees are required along the Dewdney Trunk Road frontage. • All utility services must be provided underground.

Page 5 of 7

-- ---- -~·--,.------,,.,_~

ii. Fire Department:

The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m (19.6 ft.) and rated to their specifications, which were provided to the developer. Signage indicating that the lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional addressing sign, which is visible day and night, is to be permanently mounted at the main entrance, with additional directional signage at intersections within the development.

iii. Building Department:

The Building Department has reviewed the development application and has provided comments related to Building Code requirements which have been provided to the developer. These comments will be reviewed again at the Building Permit stage.


A referral was sent to School District No. 42 and the following comments were received:

"The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School.

Blue Mountain Elementary has an operating capacity of 303 students. For the 2018-19 school year, the student enrolment at Blue Mountain Elementary is 314 students (104% utilization) including 133 students from out of catchment.

Garibaldi Secondary School has an operating capacity of 1050 students. For the 2018-19 school year, the student enrolment at Garibaldi Secondary School is 886 (81% utilization) including 121 students from out of catchment."

Page 6 of 7

I I'

CONCLUSION:

It is recommended that second reading be given to Zone Amending Bylaw No. 7 432-2018, and that application 2018-012-RZ be forwarded to Public Hearing.

Prepared by: Michelle Baski, AScT, MA Pl

.. C arles R. Goddard, BA, MA

rector of Planning

K ly Swift, MBA cting Chief Administrative Officer

The following appendices are attached hereto:

Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Zone Amending Bylaw No. 7 432-2018 Appendix D - Site Plan and Building Elevation Plans Appendix E - Landscape Plans Appendix F - Summary of ADP Resolution

Page 7 of 7

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APPENDIX B

Legend 23795 & 23831 Dewdney Trunk Road

PLANNING DEPARTMENT

--- Stream

N - River

Major Rivers & Lakes Scale: 1 :2,500

2018-01 2-RZ DATE: Jan 16, 2018 BY:PC

CITY OF MAPLE RIDGE BYLAW NO. 7 432-2018

APPENDIXC

A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended


NOW THEREFORE, the Municipa l Counci l of the City of Maple Ridge enacts as follows:

1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7 432-2018."

2. That PART 6 - RESIDENTIAL ZONES, Section 602, RM-1 (Townhouse Residential District) Subsection 5, DENSITY, is amended by replacing b) with the following:

b) Notwithstanding the above:

i. All buildings and structures shall not exceed a floor space ratio of 0.64 times the net lot area, excluding a maximum of 50m2 of habitable basement area, for the parcel or tract of land described as 13260 236 Street (Lot 21 Section 28 Township 12 New Westminster District Plan 47603)

ii. All buildings and structures shall not exceed a floor space ratio of 0.63 times the net lot area, for the parcels or tracts of land described as 23795 and 23831 Dewdney Trunk Road (Lot 27 Section 21 Township 12 New Westminster District Plan LMP30403; and Parcel "One" (Explanatory Plan 17000) Of Parcel "A" (Reference Plan 1734) of the South East Quarter Section 21 Township 12 New Westminster District)

3. That parcels or tracts of land and premises known and described as:

Lot 27 Section 21 Township 12 New Westminster District Plan LMP30403

Parcel "One" (Explanatory Plan 17000) Of Parcel "A" (Reference Plan 1734) of the South East Quarter Section 21 Township 12 New Westminster District

and outlined in heavy black line on Map No. 1750 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).


READ a first time the 10th day of April, 2018 READ a second t ime the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, . the day of , 20

PRESIDING MEMBER

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APPENDIXF

Summary of Advisory Design Panel Resolutions

Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution that:

That File No. 2018-012-DP be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up (responses provided by the Architect and Landscape Architect are provided in italics):

Landscape Comments: 1. Consider improving the entrance experience to the site;

The site pedestrian entry is adjacent to the fire truck entry, where convenient bike racks and a continuous foot path from Dewdney Trunk Road allow comfortable access for pedestrians entering from the adjacent bus route. We anticipate the majority of pedestrian-oriented access to come from Dewdney Trunk Road. The City's Engineering Department has clarified that the lane is designed for vehicular circulation and not for pedestrians.

2. Provide pedestrian circulation and reduce conflict zones through the site with demarcated pedestrian crosswalks at entry, mailbox and central outdoor amenity;

As above, our special paving crossings are designed to bring pedestrians from the south through to the mews, across the internal drive to the lane on a continuous pedestrian-only path. Visitors will use the special paving crossing to access the mews and units to the south.

3. Remove parking stall from North pedestrian pathway to facilitate the narrowing of the space between the adjacent buildings to create a new pedestrian pathway at the vehicular entry to the site (reduce conflict between pedestrians and vehicles);

In communication with the City's Engineering Department, the preferred lane use is for vehicular access and not pedestrian circulation or parking. The path access to the north is anticipated to ease maintenance and is not marked with special paving to emphasize its utilitarian function.

4. Consider incorporating equipment for range of ages and motion play equipment in play area;

We have added a music panel for toddlers (6m-4 years), thus broadening the age range of play equipment from 6m to 5 years old (prior proposal 2-5 years).

5. Subject to compliance with City policies, move fire lane bollards closer to Dewdney Trunk Road;

Bollards coordinated with City to requested location.

6. Ensure lighting is provided on the walkway between Buildings 2 and 3.

Lighting in this proximity to buildings is provided by wall-mounted fixtures. In addition, as this is a utilitarian pathway, we do not believe that night-time circulation will occur often.

Architectural Comments:

1. Consider increased architectura l character of the elevations exposed to Dewdney Trunk Road to create continuity with the architectural design of the interior facing elevations, as this road is a major transportation corridor for the City;

Units C3 and C5 (Buildings 1, 4, 5, and 6) were mirrored (entrance further away from Dewdney Trunk Road). Bump out was widened and shifted over to one side of the fac;ade. Additional and larger windows were incorporated, and a side door leading into the garage was provided.

2. Add architectural character at the vehicular entry point to the building adjacent to create a sense of place;

A wooden trellis was incorporated at the end unit to provide a sense of place.

3. Consider using a different colour or material on the posts to differentiate from the architectural elevations and add depth.

The deck colours now alternate to provide contrast. A unit with predominantly white siding will have a grey deck, where a unit with predominantly grey siding will now have a white deck.

'. ' ,. ' '

City of Maple Ridge

TO: His Worship Mayor Michael Morden and Members of Council

MEETING DATE: September 3, 2019 FILE NO: 2018-282-DVP

FROM:

SUBJECT:

Chief Administrative Officer

Development Variance Permit 24070 132 Avenue

EXECUTIVE SUMMARY:

MEETING: C o W

Development Variance Permit application 2018-282-DVP has been received for the subject property, located at 24070 132 Avenue, in conjunction with a Rezoning application, Wildfire Development Permit application and Watercourse Protection and Natura l Features Development Permit application to permit future subdivision into approximately three single family residential lots. The requested variances are to:

1. Waive the servicing requirements on 132 Avenue; and 2. Reduce the minimum rear lot line setback for lot 3 from 8 m (26 ft.) to 0.8 m (2.6 ft.).

Council will be considering final reading for rezoning application 2015-021-RZ on September 10, 2019.

It is recommended that Development Variance Permit 2018-282-DVP be approved.

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2018-282-DVP respecting property located at 24070 132 Avenue.

DISCUSSION:

a) Background Context

Applicant:

Legal Description:




Zone: Designation:

Shida Neshat-Behzadi

Lot 8 Section 27 Township 12 New Westminster District Plan 2622

Conservation and Low Density Urban Conservation and Low Density Urban

RS-3 (One Family Rural Residential) R-1 (Residential District)

Park RS-1b (One Family Urban (Medium Density) Residential) Conservation and Low Density Urban

1105 Page 1 of 3




Existing Use of Property: Site Area: Access: Servicing requirement:

b) Project Description:

Single Family Residential RS-3 (One Family Rural Residential) Conservation Single Family Residential RS-3 (One Family Rural Residential ) Conservat ion and Eco Cluster Single Family Residential RS-1b (One Family Urban (Medium Density) Residentia l) Low Density Urban

Single Family Residentia l 2.0 ha (5 acres) Shoesmith Loop Urban Standard

The subject property, located at 24070 132 Avenue, is 2.0 ha (5 acres) in size and is bound by the unopened 132 Avenue road allowance to the north, single family residential lots to the west and residential acreage to the south and east (see Appendices A and 8). Millionaire Creek is located on the eastern portion of the subject property and runs north-south. The majority of the property has steep slopes and is heavily vegetated, with the northwest corner providing the only potentially developable area.

The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into approximately three single family residential lots. The R-1 (Residential District) zone permits a minimum lot size of 371 m2 (3,994 ft2). The applicant intends to retain the existing house on proposed lot 3 and create two additional lots to the north of the existing house (see Appendix D). The remainder of the subject property will be dedicated as park for conservation purposes. Access to the proposed lots will be provided from Shoesmith Loop.

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:

1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: To waive the servicing requirements on 132 Avenue.

Waiving of servicing requirements is supported at this location as 132 Avenue has steep slopes and is not intended to be constructed as a road.

2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES, (11) (c) (ii) : To reduce the minimum rear lot line setback from 8 m (26 ft.) to 0.8 m (2.6 ft.) for the existing house.

The requested rear lot line reduction, from 8 m to less then 1 m, is significant but supportable, as the existing rear property line is being moved closer to the existing house (that is being retained), due to a watercourse (Millionaire Creek) and steep slopes that will be dedicated back to the City as

Page 2 of 3

conservation (Appendix C). Should the existing house be removed in the future, the new home location would be required to adhere to the required setbacks within the Zoning Bylaw and not be permitted to keep its original footprint. This will be achieved through a No-Build Restrictive Covenant on proposed lot 3.

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 variances are supported as there are no intentions to construct 132 Avenue due to the steep grades; as well, new property lines have been established based on dedication of the watercourse and steep slopes, resulting in a significantly reduced rear lot line setback. In the future, if the house were to be removed, the new house would have to adhere to the required setbacks within the Zoning Bylaw.

It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2018-282-DVP.

A. LA==> Prepared by: Adam Rieu

Senior Planning Technician

Approved by: Christine Carter, M.PL, MCIP, RPP GM ~ elopment Services

<f2.!f currence: Kelly Swift, MBA ff Acting Chief Administrative Officer


Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Subdivision Plan Appendix D - Proposed Variances

Page 3 of 3

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24070 132 AVENUE PIO: 002-291-720

FILE: 2018-282-VP DATE: Aug 7, 2019

132 AV E.

BY:PC

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APPENDIXB

24070 132 AVENUE PIO: 002-291-720

PLANNING DEPARTMENT

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FILE: 201 s:282-VP DATE: Aug 7, 2019

mapleridge.ca

BY: PC

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APPENDIXC

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1~••• mapleridge.ca City of Maple Ridge

TO:

FROM:

SUBJECT:

His Worship Mayor Michael Morden and Members of Counci l Chief Administrative Officer

Development Variance Permit 10760 277 Street

EXECUTIVE SUMMARY:

MEETING DATE: September 3, 2019 FILE NO: 2019-017-DVP MEETING: C o W

Development Variance Permit application 2019-017-DVP has been received in conjunction with a Building Permit application to use the existing accessory building on the subject property, located at 10760 277 Street, to cultivate cannabis under a federal application for micro-cultivation with Health Canada. The requested variance is to:

1. Reduce the exterior side lot line setback requirement for a building or structure for Medical Marihuana, commercial production authorized under Federal legislation, from 60m to 30m.

As a legal agricultural commodity, Cannabis production is a new and contentious use. The current Council has received information about this use at two separate Workshop meetings. Council has clarified their position of recognizing the potential economic benefits that this use can have for the community while being concerned about the potential impacts cannabis production can have on adjacent properties.

A further Council Workshop on cannabis production is scheduled for September 10, 2019. It is anticipated that at this time Council will direct staff to establish conditions of use, and to commence Zoning Bylaw amendments in support of cannabis production and related activities. Until these changes are made, the existing provisions in the Zoning Bylaw will apply.

There have been signficant regulatory changes related to cannabis production by senior agencies. The Agricultural Land Commission has amended their position that the use is only permitted outright in soil based structures or in open field production. Municipalities now have the right to direct construction standards for buildings with poured concrete foundations. In addition, Metro Vancouver is involved with establishing emissions standards for this use. As a result, local governments now have greater opportunities to be proactive in ensuring that cannabis production facilities are compatible with adjacent users.

The property is located within the Agricultural Land Reserve, in a rural context, accessed off 277 Street where the entrance to the property is a gravel road, and a projected road on the north property line is unconstructed. The proposed setback exceeds the requirement for an interior side lot line. It is unlikely these roads will get constructed in the foreseeable future, therefore the intent of the Zoning Bylaw recommendations for side lot lines will be met. On this basis, it is recommended that Development Variance Permit 2019-017-DVP be approved. If this application is successful, the existing building will require a building permit for retrofits to minimize odours and emissions.

If Council forwards this application to the September 10 Council meeting for their decision, they will have received the Council Workshop presentation on cannabis production earlier in the day. Council may then consider if this proposal is consistent with their desired direction. This option will be discussed further in the Alternatives section of this report.

1106 Page 1 of 4

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2019-017-DVP respecting property located at 10760 277 Street.

DISCUSSION:


Applicant: Legal Description:



Surrounding Uses: North:

South:

East:

West:

Site Area: Access: Servicing:

Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation:


Robert B Boileau Lot 7, Section 8, Township 15, New Westminster District Plan 2798

Agricultural Agricultural

RS-3 (One Family Rural Residential) RS-3 (One Family Rural Residential)

Single Family Residential RS-3 (One Family Rural Residential) Rural Residential Single Family Residential RS-3 (One Family Rural Residential) Agricultural Single Family Residential RS-3 (One Family Rural Residential) Rural Residential Single Family Residential RS-3 (One Family Rural Residential) Agricultural

6.45 ha. (16 acres) 277 Street Rural

The subject property is approximately 16 acres (6.45 ha.) in size, is relatively flat and has several watercourses on site (see Appendix A). The subject property is bound by rural residential lots, on a no-thru road, with access off of a gravel extension of 277 Street. An existing dwelling is on the property, together with an accessory building.

The application is for the accessory building, for which a federal application has been made for micro-cultivation of cannabis with Health Canada. The subject variance is required to reduce the setback requirement for the exterior side lot line for a building or structure for Medical Marihuana, commercial production authorized under Federal legislation, from 60m to 30m.

Page 2 of 4

' ' ' ' '. ' ,. ' '


The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibi lity in the approval process.

The requested variances and rationale for support are described below (see Appendices Band C):

1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C.(17).(a.i): To reduce the setback to the exterior side lot line, from 60m to 30m.

The property is located in a rural area outside of the Urban Area Boundary, on a no-thru road, and is accessed off a gravel connection from 277 Street. A road right of way is located at the north property line, which is unconstructed. It is unlikely these road right-of-ways will get constructed in the foreseeable future. Therefore, it is recommended that Development Variance Permit 2019-017-VP be approved.

d) lnteragency Implications:

• Agricultural Land Commission. The recent changes by the Agricultural Land Commission for cannabis production facilities have given municipalities jurisdiction over structures used for this purpose, provided these structures are not soil based. Local governments now have the ability to establish construction standards to minimize deleterious effects.

• Metrovancouver. A strategy to manage emissions for Cannabis production and processing facilities has been a recent initiative by MetroVancouver. This project is in its consultation phase An anticipated result will be bylaw amendments to regulate emissions standards for this use. This work will likely be completed in 2020.

e) Interdepartmental Implications:

If this application is successful, a Building Permit will be required to retrofit the existing accessory building that is intended for this purpose. The Building Department will establish conditions for issuance of a building permit, which will include methods for odour control.

f) Alternatives:

As noted, more work needs to be done with regulating Cannabis production, such as amending the Zoning Bylaw to recognize this use in light of changed Federal legislation. The September 10 Council Workshop will explore this matter more fully. Building Department staff will be in attendance to provide technical information on feasible construction methods to minimize the deleterious and nuisance effects of this industry. Council will have this information prior to making their decision later that day.

In the meantime, it should be noted that this application complies with the intent of the language of the Zoning Bylaw, to establish a minimum 30 metre interior side yard setback for cannabis production facilities. On th is basis, this application is supportable.

Page 3 of 4

--- =~-

g) Citizen Implications:


CONCLUSION:

The proposed variance is supported for the reasons described above, therefore it is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2019-017-DVP.

;:-~)~ Prepared by: ~elser

Planning Technician

Christine Ca er, M.PL, MCIP, RPP GM tanning & Development Services

The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Site plan showing location of existing accessory building intended for cannabis

production.

Page 4 of 4

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10760 277 St

PLANNING DEPARTMENT

'

---.;;;..,.-~ ..... _ ••• FILE: 2019-017-VP DATE: Jan 16, 2019

mapleridge.ca

BY: MC

Scale: 1 :5,000 FILE: 201 9-01 7-VP

DATE: Jan 16, 201 9

APPENDIX B

10760 277 St

PLANNING DEPARTMENT

BY: MC

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City of Maple Ridge

TO:

FROM:



September 3, 2019 2019-116-DVP co w

SUBJECT: Development Variance Permit 1io40 240 Street

EXECUTIVE SUMMARY:

Development Variance Permit application (2019-116-DVP) has been received in conjunction with a rezoning application 2019-039-RZ for a mixed use Commercial/Apartment building. The requested variances are:

1. to increase the maximum building height from 7.5 metres to 8.53 metres for pitched roof architectural features of the proposed building;

2 . to increase the second storey area from 50% of the fi rst storey to 59.2% of the first storey; 3 . to allow the two (2) required parking spaces for the Apartment Use and the one (1) required

parking space for visitors not to be concealed; and 4. to reduce the required commercial parking of 1 space for every 30 m2 of retail or personal

service use by two (2) parking spaces from 41 to 39 spaces.

Council will be considering final reading for rezoning application 2019-039-RZ and the issuance of the form and character development permit application 2019-039-DP on September 3, 2019.

It is recommended that Development Variance Permit 2019-116-DVP be approved.

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2019-116-DVP respecting property located at 12040 240 Street.

DISCUSSION:


Applicant:

Legal Description:



Geoff Lawlor Architect, AIBC

Lot: 20, Sect ion: 22, Township: 12, Plan: NWP25968

Estate Suburban Residential Commercial

RS-3 (One Family Rural Residential) C-2 (Community Commercial)

Page 1 of 3

1107

Surrounding Uses:

North : Use:

South:

East:

West:

Zone: Designation: Use: Zone: Designation : Use: Zone Designation : Use: Zone: Designation:

Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications:


Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Service Station CS-1 (Service Commercial) Commercial Residential RS-3 (One Family Rural Residential) Agricultural (in the ALR) Shopping Centre C-2 (Community Commercial) Commercial

Residential Commercial with daycare and two apartments 0.607 Ha 240 Street Urban Standard 2014-039-RZ, 2014-039-DP, 2014-039-VP & 2016-204-DP

The site is relatively flat with a slight depression along the north property line containing a watercourse. The property abuts the Agricultural Land Reserve to the east. The area in the vicinity of Dewdney Trunk Road and 240 Street (see Appendix A and B) is considered to be a Community Commercial Node. South of the subject property is an existing service station and across 240 Street is an existing shopping centre with a grocery store and restaurants.

The proposal (Appendix C) is to build a 2 storey mixed-use building with about 1,278 m2 of ground floor retail space plus 152 m2 for daycare use and a partial second storey with about 551 m2 of office space and two 2-bedroom residential dwellings. The total floor area will be about 2,205 m2.


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 Band C):

1. Maple Ridge Zoning Bylaw No 3510 - 1985, 702 Community Commercial C-2, Section 6) a) is being varied to increase the maximum building height from 7.5 metres to 8.53 metres for pitched roof architectural features of the proposed building;

2. Maple Ridge Zoning Bylaw No 3510 - 1985, 702 Community Commercial C-2, Section 6) b) is being varied to increase the second storey area from 50% of the first storey to 59.2% of the first storey;

Page 2 of 3

,-. L·o.. , ..

3. Maple Ridge Off Street Parking and Loading Bylaw No 4350-1990, Schedule A 1.0 Residential Uses d) is varied by allowing the two (2) required parking for the Apartment Use and the one (1) required parking space for visitors to be unconcealed; and

4. Maple Ridge Off Street Parking and Loading Bylaw No 4350-1990, Schedule A, 2.0 Commercial Uses, Item d) that requires 1 space for every 30 m2 of retail or personal service use is reduced by two (2) parking spaces from 41 to 39 spaces.



CONCLUSION:

The proposed variance as described in this report to the Zoning Bylaw and the Off Street Parking and Loading Bylaw is supported because they support the proposed building design and allow for more efficient use of the land for the required parking.

It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 201-039-DVP.

,- '

Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner

Charles oddard, BA, MA Directo of Planning

~ Approved by: Christine Carter, M.PL, MCIP, RPP

GM Planning & Development Services

oncurrence: Kelly Swift, MBA Acting Chief Administrative Officer


Append ix A - Subject Map Appendix B - Ortho Map Appendix C - Site Plan

Page 3 of 3

--------

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City of Maple Ridge


MEETING DATE: September 3, 2019 FILE NO: 2014-039-DP

FROM: Chief Administrative Officer MEETING: C o W

SUBJECT: Development Permit 12040 240 Street

EXECUTIVE SUMMARY:

Council considered rezoning application 2014-039-RZ and granted first reading for Zone Amending Bylaw No. 7089-2014 on June 10, 2013. Council granted first and second reading for Official Community Plan Amending Bylaw No. 7397-2017 on November 14, 2017 and second reading for Zone Amending Bylaw No. 7089-2014 on November 14, 2017. This application was presented at Public Hearing on December 5, 2017 and Council granted third reading on December 5, 2017. The Director of Planning granted a 6 month extension to December 5, 2019. Council will be considering final reading for rezoning application 2014-039-RZ on September 10, 2019.

The proposal located at 12040 240 Street (Appendix A and B) is for a two storey mixed use commercial/ office and residential building in the neighbourhood commercial area in the vicinity of Dewdney Trunk Road and 240 Street. There will be about 1,225 sq. m. of retail and 151 sq. m. for daycare on the ground level, 44 7 sq. m of office and two 2-bedroom apartments on the second level. Parking is at grade for all uses.

The setbacks to the north and the east are sufficient to allow for the area to the north to be enhanced to protect an existing creek and the rear portion of the site is sensitively landscaped to provide for stormwater management, bio filtration and buffering with the Agricultural Land Reserve on lands immediately to the east. An open space to the south is designed to have solar exposure and space suitable to accommodate a child play area if a daycare facility is one of the ground floor uses.

Two residential units are to be located on the second storey. Each has its own access stairwell and identified residential and visitor parking spaces.

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2014-039-DP respecting property located at 12040 240 Street.

DISCUSSION:


Applicant: Geoff Lawlor Architect, AIBC

Legal Description: Lot: 20, Section: 22, Township: 12, Plan: NWP25968

Page 1 of 4

1108



Surrounding Uses

North :

South:

East:

West:

Use: Zone: Designation: Use: Zone: Designation : Use: Zone Designation : Use: Zone: Designation:

Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Compan ion Applications:


Estate Suburban Residential Commercial

RS-3 (One Family Rural Residential ) C-2 (Commun ity Commercial )

Residential RS-3 (One Fami ly Rural Residential ) Estate Subu rban Residential Service Stat ion CS-1 (Service Commercial) Commercial Residential RS-3 (One Family Rural Residential) Agricultu ral (in the ALR) Shopping Centre C-2 (Community Commercial) Commercial

Residentia l Commercial with daycare and two apartments 0.607 Ha 240 Street Urban Standard 2014-039-RZ, 2014-039-DP, 2019-116-VP & 2016-204-DP

The site is relatively flat with a slight depression along the north property line containing a watercourse. The property abuts the Agricultural Land Reserve to the east. The area in the vicinity of Dewdney Trunk Road and 240 Street (see Appendix A and B) is considered to be a Community Commercial Node. South of the subject property is an existing service station and across 240 Street is an existing shopping centre with a grocery store and restaurants.

The proposal (Appendix C) is to bu ild a 2 storey mixed-use building with about 1,278 sq . m. of ground floo r reta il space plus 152 sq. m. fo r daycare use and a partia l second storey with about 551 sq . m. of office space and two 2-bedroom residential dwel lings. The total floor area will be about 2,205 sq. m.

Two hard-surfaced pedestrian areas are provided. One is in front of the wing facing 240 Street and the other is on the inside corner of where the two wings meet, that will include bicycle racks.

There is lighting, shop signage and pedestrian weather protection integrated into the architecture. Landscaping plans, including a sign integrated with the architectural design and landscaping, bio-filtration, a naturalized area behind the building and an ALR buffer.

Page 2 of 4

c) Planning Analysis:

This appl-ication has been assessed against the Key Development Concepts in OCP Section 8.5 Commercial Development Permit Area Guidelines as follows:

1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development.

Low and high section of the single storey portion combined with two storey areas articulates build ing mass. The building has partial street frontage with a community art wall.

2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts

Separate pedestrian access to stores, the daycare and offices avoids conflicts with vericles

3. Promote sustainable development with multimodal transportation circulation, and low impact building design.

The development allows bicycle, pedestrian and vehicular access without conflict. A bus route operates along Trunk Road a short distance away.

4. Respect the need for private areas in mixed use development and adjacent residential areas.

The Development faces away from residential development to the north.

5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation.

The building reflects the established style of the adjacent commercial development on the west side of 240 Street without copying it. Proportions and materials are complementary.

d) Advisory Design Panel:

The application was submitted to the Advisory Design Panel on September 20, 2017. All comments (Appendix D) were satisfactorily addressed. The form and character of the project complies with the Commercial Development Permit Guidelines of the OCP.

e) Environmental Implications:

Watercourse Protection/ Natural Feature Protection Development Permit was issued on August 12, 2019 and an Enhancement and Maintenance Agreement has been entered for a northern portion of the property for the existing creek. The siting of the building is the prescribed minimum distance and site landscaping, including the Agricultural Land Reserve buffer along the eastern portion of the site have been suitably coordinated.

f) Citizen/Customer Implications:

A Development Information Meeting was held on July 26, 2017 as requ ired by policy. All identif ied issues have been addressed in the final plans attached to this report.

Page 3 of 4

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g) Financial Implications:

In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and cond itions of the Development Permit. Based on an estimated landscape cost of $55,076.00, and the security that has been collected is $55,076.00.

CONCLUSION:

This development forms part of a strengthening neighborhood commercial area in the vicinity of the intersection of 240 Street and Dewdney Trunk Road. It will increase the opportunity for area residents for their day-to-day shopping needs as well as creating more opportunities for business to establish, including daycare.

The form and character is in keeping with OCP guidelines and the overall development is sensitive to the watercourse to the north and ach ieves the required buffering wit h the Agricultu ral Land Reserve to the east. The two dwelling units will allow for vibrancy and improve the mix of housing types in this area of Maple Ridge.

It is therefore recommended that this application be favorab ly considered and the Corporate Officer be authorized to sign and seal Development Permit 2014-039-DP.

~ . Prepared by:

Reviewed by: Charles R. Goddar;

~ g

Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services

oncurrence: Kelly Swift, MBA Acting Chief Administrative Officer


Appendix A - Subject map Appendix B - Ortho map Appendix C - Architectural and Landscaping Plans Appendix D - Advisory Design Panel comments

Page 4 of 4

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LEGEND·

- - - - = Site Boundary

--- = 240 Street Creek

--- = Surveyed Top of Bank

--- = High Water Mark from Detailed RAR

--- = 10m Detailed RAR SPEA

- = Native Tree & Shrub Restoration Planting

~ = Bioswale Planting

-e--- = Log-Rail Fence (with Signage stating «Restrictive ConseN afion Area - Do Not Enter")

-- ""Chain-Link Fence (62m long); to be installed along the east boundary

SPEA / BIOSWALE PLANT LIST:

Riparian Area PlanUng Amount Botanical Name Trees and S!YUbs 45 Acer clrcinatum•

1,490sq.m 15 Acer macroDfl 15 Thuia ~lcata·

llmlll 40 Salix tasiandra• 25 Sorbos aucuparia 25 Comus nuttallii 15 75 75 75 75 250 ,so

Pinus contor1a ~era

Rubll!os~labilis· SambucllS racemosa Symphotiearpus albus

Poly11tichum munilum• RoSa nutkana

Common Name VineM11ple• Big Leaf Maple Western Redceda~ PacilcWillow' Mounlaln Ash P8cilc 1Shorl!' Pine iRed·Osier !Safrriollbeiiy· [RedEldett>errv 1Snowber_!Y

•ood

1We11ern Swor<fern• INootka Rose

Size 5 gallon js g:1uon 5gallon

lili~ilon 1..2_:1Uon

... 1 _2_:111on •Species should be planted closer to channet in nOlfh6in SPEA. or

1\1thin 2.5m of the proposed biosv.9'9.

Planting Type: Amount Bolanical N•m• Bioswa!e 10 Symphoncarpus albus 98 sq.m 10 Vaccirtium 0\181lk>llum

10 Rosa gymnoca~

wa 10 IMohonia neNOSa 10 1Gaultheri8 &haUon

lcarex obnl4)til'· 25

Common Name Snowt>erry Oval-leaf Blueberry BaldhipRose Oregan Grape (clwalf) ·sa1a1 Slough Sedge••

S ize ;2ga11on 2gallon i'giiio,i 1 gallon 1..2_!11100 1 gallon

25 IJuncus elfusus•• !Common Rush•• J1..2_:1l1on

"" • • WettN plants lo be placed along cobbleltJOUJdcr edge

1. All landscape/plan Ung operations are to comply wllh the City of Maple Ridge Planting Requirements. 2. Topsoil is to be placed In the planting areas, and be a minimum depth of 250mm. 3. A field visit should be conducted prior to planting to verily and nag pl anting areas. Plant locaUons may need to be adjusted In the netd based on spacles prefe,ences, shadelsunlolerance. PhoenlxEnvlronmentalls tobeprasenton sltetodlrect planUngworks. 4. All Invasive/Noxious species must ba grubbed out and removed from the Site prior to plant lnstallatloo; lnvaslves are to be disposed at an approved dump/composting site. 5. A 5 year maintenance program Is required, and Is to Include annual monitoring, on-going Invasive species removaVmalntenace, and ensure a mlnumum of 90% shrub survival & 100% tree survival rate. 6. Any chaogesla1leratlons made to this planUng plan must be approved by Phoenix Envlronmenlal Services Ltd. 7, NO TREES ARE TO BE PLANTING WITHIN 2.5m OF THE PROPOSED BUILDING. SHRUBS ONLY. 8. HIGH-V1SIBILITY TEMPORARY PROTECTION FENCING MUST BE INSTALLED ALONG CONSERVATION AREA BOUNDARY PRIOR TO ANY CONSTRUCT/ON OCCURRING TO PREVENT ENCROACHMENT I DISTURBANCE.

Restoration Planting & ALR Buffer Plan

Manjit Sekhon Commercial Development

12040 240th Street, Maple Ridge

DATE: OCT.30.2017 DRAWN BY: NGL J SCALE: As Shown

PHOENIX ENVIRONMENTAL SERVICES LTD. #505• l7SSW, B""'dway,V- V61~SS 1cl,6(),l,689.3l!M8 fox. 6().1.689.) HIIO

DWG: 12040-240St-P1ant1ng.dwg

APPENDIX D

Appendix D

Advisory Design Panel Comments September 20, 2017

It was moved and seconded That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: Landscape Comments 1. Provide more trees at bioswale and a perimeter planting bed at south perimeter. 2 . Provide details of the enclosed garbage enclosure, coordinate appropriately with the

architecture of the building. 3. Confirm trees in medians will get 10 cubic meters of soil or be supplemented with

structural soil. 4. Consider different paving material , especially at entry, and consider banding in other

areas. 5. Resolve trellises in conflict with bioswale location. 6. Provide buffer between seating area and parking. 7. Provide wheel stops at parking to walk ways. 8. Emphasize pedestrian main entrance to the development with architectural elements. 9. Delete tree at the location of the proposed community art. 10. Provide guard rail for fence on retaining wall where wall height exceeds two feet. 11. Consider adding landscape island or drop-off area for loading close to the loading

space. 12. Provide rain water leaders at the north and east side of the building. 13. Consider removing concrete retaining wall along front lot line if possible. 14. Differentiate the residential parking from the commercial parking through different

surface treatment, landscaping, etc. Architectural Comments: 15. Review garbage and recycling requirements. 15. Provide let down or access from loading area to store fronts. 16. Provide landscape or street furniture for paved area in front of day care. 17. Address the corner of the building on the community area (daycare) side to match the

entry drive corner.

CARRIED

Panel comment: If community area will be used for daycare then consider 8 foot high fence as an extension to the retaining wall and provide detailed design of the outdoor play area.

Note: All above were resolved through staff.

City of Maple Ridge



FROM: Chief Administrative Officer MEETING: C o W

SUBJECT: Intensive Residential Development Permit 10102 242B Street and 10107 243 Street

EXECUTIVE SUMMARY:

The subject properties are zoned R-3 (Special Amenity Residential District). An application was made to consolidate the hooked vacant portion of lot 22 with lot 19, proposing to subdivide into three new R-3 (Special Amenity Residential District) lots. The subject Intensive Residential DP application is accompanying the subdivision application 2018-141-SD, and is in compliance with the key guideline concepts in chapter 8.8 of the Official Community Plan.

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2018-141-DP respecting property located at 10102 242B Street and 10107 243 Street.

DISCUSSION:


Applicant:

Legal Description:



Surrounding Uses:

North:

South:

Use: Zone: Designation Use: Zone: Designation:

Dennis Marchand

Lot 22, Section 3, Township 12, New Westminster District Plan BCP23558 Lot 19, Section 3, Township 12, New Westminster District Plan EPP44961

MRES (Medium Density Residential) MRES (Medium Density Residential)

R-3 (Special Amenity Residential District) R-3 (Special Amenity Residential District)

Vacant RS-3 (one Family Rural Residential) Conservation Single Family Resident ial R-3 (Special Amenity Residential District) Medium Density Residential



Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing:


Vacant R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential R-3 (Special Amenity Residential District) Medium Density Residential

Vacant Single Family Residential approx. 406m2 and 315m2 lane access pre-existing

An application was made to consolidate the hooked vacant portion of lot 22 with lot 19, proposing to subdivide into three new R-3 (Special Amenity Residential District) lots. The subject properties are pre-zoned, and the subject Intensive Residential DP application is accompanying the subdivision application 2018-141-SD. The subject properties are vacant, but pre-serviced, at the end of an existing Intensive Residential neighbourhood block.


The subject properties are pre-zoned R-3 (Special Amenity Residential District) lots. The property located at 10101 243 Street is a vacant lot, and the hooked portion of 10102 2428 Street is also vacant. The applicant has consent from the owners of the hooked portion to apply for subdivision, to subdivide into three new lots identical to the existing streetscape.

An Intensive Residential Development Permit is required for all new intensive residential development of land designated Urban Residential on Schedule B of the OCP, or intensive residential development in an area with an Area Plan. Residential development at densities greater than 30 units per net hectare, that is typically zoned R-3 (Special Amenity Residential District) is considered as intensive residential.

Applications will be assessed against the following Key guideline concepts; 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of

varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices.

2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane.

The design of the proposal is cohesive to the existing neighbourhood, and in compliance with current market standards, where Staff can support the application. A preliminary comment was noted that the submitted drawings do not include all the Building Elevations, however the datasheet details shows compliance and therefore the applicant is noted to ensure that Building Permit submission is in compliance with the Zoning Bylaw, such as the Highest Building Face as described in Section 403(9) of the Zoning Bylaw, and the Off Street Parking Bylaw.

Page 2 of 3

The proposed corner lot cannot meet the current visual clearance regulation and driveway location in the Zoning Bylaw, and therefore cannot fit a garage. The applicant is aware and is proposing two parking pads on the corner lot, no off-street parking building.


Through the subdivision application, all legal representatives, such as owners and mortgage holder, are required to sign off on the subdivision plan and required legal documents to be able to register the subdivision at Land Title Office. The applicant's legal counsel is coordinating as such.

CONCLUSION:

The proposed Intensive Residential Development is supported, and it is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal 2018-141-DP respecting properties located at 10102 2428 Street and 10107 243 Street.

Prepared by: ~ Melser Planning Technician

Reviewed by:

Approved by: Christine er, M.PL, MCIP, RPP GM Planning & Development Services


Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Site Plan

Page 3 of 3

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City of Maple Ridge



FROM:

SUBJECT:


Development Permit 20288 113B Avenue

EXECUTIVE SUMMARY:

MEETING: C o W

This application is for a form and character Industrial Development Permit to permit the construction of self storage buildings as a phased development on the subject property, located at 20288 113B Avenue. There are currently two self storage buildings on the property, and two new structures are proposed. This proposal will bring the development of the property to completion. Completion of this project will bring an additional 10,412.2 square metres of industrial space for a total developed building space of 17021.43 square metres.

This property is zoned M-3 Business Park Industrial and this proposal is in compliance with this zone. The development permit application made to the City is subject to Section 8.6 of the Official Community Plan for an Industrial Development Permit.

RECOMMENDATION:

That the Corporate Officer be authorized to sign and seal 2019-033-DP respecting property located at 20288 113b Avenue.

DISCUSSION:


Applicant:

Legal Description:

OCP : Existing:

Zoning: Existing:

Surrounding Uses North:

South:

Use: Zone: Designation Use: Zone: Designation:

Spire Construction Inc

Parcel 1, District Lot 280, Group 1, NWD Plan BCP39223

Industrial (Maple Meadows Business Park)

M-3 (Business Park)

Storage and warehouse M-3 (Business Park) Maple Meadows Business Park Single Family Residential RS-1 (One Family Urban Residential) Single Family and Compact Residential


West: Use: Zone: Designation

Single Family Residential RS-1 (One Family Urban Residential) Single Family and Compact Residential Closed warehouse M-3 (Business Park) Industrial (Maple Meadows Business Park)

Existing Use of Property: Self Storage Proposed Use of Property: Self Storage Site Area: 1.61 hectares Access: 113b Avenue


There are two self-storage buildings existing on the property that were developed under a previous application. This application will add additional structures for a total of four separate buildings. This proposal will complete the site design, providing more landscape treatment, and generally improving the streetscape (See Appendix C)


The development permit application made to the City is subject to the Key Guidelines and the Design Guidelines of Section 8.6 of the Official Community Plan for an Industrial Development Permit.

Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines:

1. Provide a street presence with entrances and architectural interest in building designs fronting public streets. There is consistency in the overall design. A customer service area is given architectural importance, adding visual interest to the streetscape.

2. Loading facilities should be located away from public streets and into the rear or the interior of a site. This objective will be realized with this development.

3. Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscape. The existing outdoor storage area will be replaced with one of the proposed buildings. Landscape screening will buffer the adjacent residential uses.

4. The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities, and accessible design for the mobility impaired. Wheelchair accessibility has been considered in the site plan. Bicycle amenities have been added in response to the Advisory Design Panel comments

5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation: There is consistency in the proposed design with adjacent buildings.

Page 2 of 3

d) Advisory Design Panel:

The applicant attended the April 17, 2019 ADP meeting. The applicant has provided a letter outlining ADP comments, and the applicant's response (see Appendix D). The applicant has considered and revised the proposal as indicated in the attached response letter.

e) Citizen/Customer Implications:

The site perimeter that is adjacent to residential development is buffered by a 6.0 metre statutory right of way that will be enhanced and maintained on an ongoing basis. In addition, the low impact use of the self storage facility is unlikely to present conflicts with adjacent residential users.

f) Financial Implications:

In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $32,835.00, the security will be $32,835.00.

CONCLUSION:

This proposal is to expand the existing self-storage facility with new buildings and a site design that will complete the development of this property. The use is consistent with the subject property's M-3 (Business Park) zone and with the Industrial Land Use designation of the subject property. On this basis, this application is supportable, and it is recommended that the Corporate Officer be authorized to sign Industrial Development Permit 2019-033-DP.

Prepared &:Diana Hall, MA, MCIP, RPP Planner 2

/{~£ //J r ,

Reviewed by:

Approved by:

~ oncurrence:

Charles . Goddard, BA, MA Director of Planning

Cr1Mu Christine Carter, M.PL, MCIP, RPP G~evelopment Services

Kelly Swift, MBA Acting Chief Administrative Officer

The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Photo Appendix C - Site Plan and elevations Appendix D -Applicant's letter summarizing ADP comments

Page 3 of 3

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N Scale: 1 :2,500

APPENDIX A

11520

/'

20288 1138 AVE

FILE: 201 9-033-DP DATE: Jan 29, 2019

"' "' "' 1::: - "' ~ :; ~~

115AVE.

11497

11469

11461

11471

11451

11445

BY: LP

ti ~ d er 1/i

Scale: 1 :2,500

APPENDIX B

20288 1138 AVE

FILE: 2019-033-DP DATE: Jan 29, 201 9

PLANNING DEPARTMENT

BY: LP

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August 20tt>, 2019

City of Maple Ridge

11995 Haney Place

Maple Ridge, BC

V2X6A9

Attention: Diana Hall

RE: DP# 2019-033-DP - 20288 1138 Avenue. Maple Ridge. BC

Dear Ms. Hall.

Please find beiow our response to the comments from the ADP that are to be

addressed as the design develops and subn1itted to Planning staff for follow-up:

Development Permit No:

Applicant:

Project Architect:

Project Landscape Architect:

Proposal

Location:

File Manager:

Landscape Comments:

2019~033-DP

Corey Adams, Spire Development

Chip Barrett

Al Tanzer

Self storage industrial building

20288 113B Avenue

Diana Hall

7. If allowed, consider installing perimeter fencing at property line at the outside edge of the Statutory Right of Wayi Applicants Response: Currently existing fence on the north side of the ROW Is there an additional request for another fence?

2. Recommend a maintenance program for landscape within thE! Statutory Right of Way if located outside of perimeter fence; consider how the Statutory Right of Way wi II be accessed to maintain the proposed planting in Statutory Right of Way; Applicants Response: Landscaping in the SROW will become part of the monthly fond scoping contract for the entire property.

Create 1/\fhal Matters I 1

APPENDIX D

J (\ -SPIRE. CONSTRUCTION

# 106-7088 Venture Street Delta BC. Ve+G 1H5

T 604 432 $6$0 F 604 431 5915 W !;piredevelopment.ca

3. Provide all planting along the Statutory Right of Way at Phase 3 construction;

4.

5.

6.

Applicants Response: Agreed

Ensure all lighting facing residential is dark skies compliant;

Applicants Response: Agreed

As the Tier A Stormwater management was not incorporated as part of

the landscaping submission, staff are encouraged to review the

conceptual Stormwater management plan for compliance;

Applicants Response: NIA. City review,

Consider providing bike racks; Applicants Response:. Bike racks provided in attached revised drawing.

7. Consideraddlng marked pedestrian connection from sidewalk to office in

Building 4.

Applicants Response: Pedestrian connection from sidewalk to office in

Building 4 added as per the attached revised drawing.

Architectural Comments: 1. Consider sustainable components to the project to reduce heat island

effects such as reflective roof materials and permeable paving materials; Applicants Response: Roof ballast is very light in color. Permeable paving

materials wit/ be placed in the parking area at the south side.

2. Consider providing additional reveals and/or col.our bands to reduce the scale of the building facing the residential neighbours.

Applicants Response: Additional reveals and/or colour bands added as noted

on the attached revised drawing.

Create Wh,3t Matters I 2

J :, SPIRE CONSTRUCTION

11106-70Ba Venture Sti-eet Delta BC. V4G 1H5

T 604 432 6650 F 604 431 5915 IN spiredevelopmeotCil

-!-

' ' ' ' ,-l __ _

,,-,-,_ ,, -' ' t

Thank you in advance for your time.

If you require anything further. please contact me on my cell at 604.365.3339 or

emall. [email protected].

Yours truly,

SPIRE CONSTRUCTION INC.

Corey Adams

Development Coordinator

Create Wl1 :1t M,Hters 3

-SPIF<E CONSTRUCTION

11106-7098 Venture Street Delta BC, V4G 1H5

T 604 43i 0650 F 604 431 5915 W spiredeve!opment.ca

~ ,_ , __ ,_

'

I~ MAPLE RIDGE tlr1!,•h Cowm!ui>

City of Maple Ridge

TO:

., ..... ,. mapleridge .. ca

His Worship Mayor Michael Morden



FROM: Chief Administrative Officer MEETING: cow

SUBJECT: the ACT Liquor Primary Structural Change Application

EXECUTIVE SUMMARY:

The Liquor and Cannabis Regulation Branch (LCRB) received a structura l change appl ication from Maple Ridge and Pitt Meadows Arts Council (the ACT) located at 11944 Haney Place for a structural change to their liquor primary licence (Appendix I).

The ACT would like to expand liquor service to include the existing theater, studio and lobby areas.

The LCRB defines a structural change as a change to the existing approved service area(s), including but not limited to a change in the position of a wall or partial height divider (pony wall) or fixed planters used as separation between/within a service area, new construction, change to capacity (occupant load) of a licensed establishment with or without changes to the licensed service area(s), the removal of a service area from the liquor licence, addition of a new outdoor patio or the removal or expansion of an existing patio, a change to the food and liquor service bar location or size.

One of the considerations utilized by the LCRB in reviewing an endorsement application to a licence is a resolution from the local government. A number of regulatory criteria must be addressed in the Council resolution as well as comments pertaining to the views expressed by area residents. Council may choose to support the application, not support the application or indicate they do not wish to comment.

RECOMMENDATION(S):

1. That the application for a structural change, as an amendment to their existing liquor licence, by Maple Ridge and Pitt Meadows Arts Council located at 11944 Haney Place, Maple Ridge be supported based on the information contained in the Council report dated September 3, 2019.

2. That a copy of the resolution be forwarded to the Liquor and Cannabis Regulation Branch in accordance with the legislative requirements.

DISCUSSION:


On July 8, 2019, the Licences & Bylaw Department received a copy of a structural change application that the Maple Ridge and Pitt Meadows Arts Council (the ACT) submitted to the Liquor and Cannabis Regulation Branch (LCRB) on April 29, 2019 to change their current liquor primary licence.

Doc #.2288964 Page 1 of 3 1111

I

As per the LCRB definition of a structural change, the ACT would like to expand the service area of their liquor primary licence to include the existing theatre, studios and lobby areas not currently licensed. This change would enhance their serving capacity throughout the facility. This would increase the occupancy load of the service area(s) from 878 patrons and staff to 1,900 patrons and staff.

The LCRB guidelines request a specific Council resolution commenting on the application in terms of community impacts which may occur as a result of the proposed change to the establishment operations as a result to the proposed change to the ACT's existing liquor licence. Part of the process requires Council to gather views of the residents who may be affected by the proposed change to the liquor license in their neighbourhood.

In following the public input requirement, the City mailed 854 notices to owners and occupants of property within approximately 200 metres of the subject site. Of the 854 letters sent to surrounding property owners and occupants none of the correspondence was returned by the Post Office. There were two responses to the mail out, one in favour and one opposed to the proposed application.

The Maple Ridge RCMP Detachment was asked for their input on this matter and they have confirmed they do not have any operational issues with this application.

There is adequate parking, on the subject property to satisfy municipal parking requirements for this proposed change.

The three closest liquor primary licensed premises to the subject property are:

• Witchcraft Pub - 22648 Dewdney Trunk Road • Maple Meadows Brewing - 22775 Dewdney Trunk Road • Chances Maple Ridge - 22710 Lougheed Highway

b) Intergovernmental Issues:

Both local government and the provincial government have an interest in ensuring that liquor regulations are followed and that licensed establishments listen to the needs of the community.

c) Citizen/Customer Implications:

The review of this application has taken into consideration the potential for concerns from surrounding properties in terms of parking, traffic and noise generation as well as the proximity of schools and similar establishments.

d) Interdepartmental Implications:

The Licences & Bylaws Department has coordinated in the review process and solicited input from the public, other municipal departments as well as the RCMP.

e) Alternatives:

To not approve the application and provide conditions to the approval in the form or recommendations to forward to the LCRB.

Doc #2288964 Page 2 of 3

CONCLUSIONS:

That Council pass the necessary resolution supporting the application from Maple Ridge and Pitt Meadows Arts Council based upon the staff findings set out in this report.

Preparedb~ Manager: Bylaw & Licensing Services

Approved by: C,s~ ~.Pl., MCIP, RPP General Manager: Planning and Development Services

Concurrence: ctlng h1ef Administrative Officer

MO/jd

Attachments:

Appendix I: Liquor primary structural change application

Doc #2.288964 Page 3 of 3

Liquor and. Cannabi.s Regulation Bran,h 400'645 Tyee Road, Victoria, BC V9A sxs· Maii: 'pq .Box .9292'.Stn Provincial Govi; Victoria, BC VSW 9J8 Phone: 250-952-5787 · Fax: 2sd,952:7ose

APPENDIX I

LIQUOR PRIMARYAND LIQUOR PRIMARY CLUB

STRUCTURAL CHANGE APPLICATION Liquor and Cannabis Regulation Form LCRB012A

Wl:lat i$a:Structura1Change? It is defined as a0change to 0the .existing approved service area(s), including but not limited to: RECEIVE()

• a change in th.~ po.sition of awall or partial height divider {pony wall) or fixed planters used as separation betweeniwithin a

JUL, 0 & 2019 s.ervice c1rna . •' newconstrudion • the. n~n:icval qt additi9n of permanent display cabinets, stages or dance floors • cl chahge: to the food and• Hquor service bar location or size • i'n the position of access and exit points leading to or from a licensed service area • the removal ofa service area from·the liquor licence

, MAPLE RIDGE LICENSES, PERMITS & BYLAWS

• addition of a new outdoor patio or the removal or expansion of an existing patio • change to c9paci.tY (occupant load) ofa lfcense.d estc1blishment with or without changes to the licensed service area(s) • such 6the(coristructiori or changes the general manager considers may affect patron routing, capacity, or the line of sight

between a staffcoritroJ point and the service .area of the establishment

If you are making changes to the current approved floor plan, other than cosmetic changes; a structural change application is required. If your liquor primary licence overlaps a food primary licence (aka dual iicence), a structural change application is also required for the foo(j primary. Not~; This does nofinclude cosmetic changes such as changes to existing flooring; wallpaper, reconfiguring tables and chairs, countertops, 1painting, .or changing _the type of material used in the perimeter bounding of an outdoor patio.

If you have ar1y; questions.about this application, call the Liquor and Cannabis Regulation Branch toll-free at 1 866 209-2111 .

Licence Information

E]Please.ct:Je.qk if licence·is c4rreritly (jorma_nt. Licence# affected:.~13_0_12_3_1 _____ __ ~ .

If yes; attach a letter signed by the licensee requesting the licence to be reactivated if this application is approved.

Do you, current!~ hold other licences at this location? D Food Primary (Licence #) -----'-.[] Liquor P.rirnar:Y (Licence#) D Licensee Retail Store (Licence #) D UBrew/UVinor Other (Licence #)

Licensee ncJ.rne (clS shown 9n licence): Maple Ridge and Pitt Meadows Arts Council

!::.Stablishment name (as shown on licence): The ACT - Maple Ridge Arts Centre and Theatre

Establishmeni I · · · · · Location address• 11944 Haney Place ·.

.S.lr!:!(;ll·

l ~IM_ap_le_Rid_g_e ~~~-l jsc j._,_jv2_X6-'G~1~__, City Province Postal Code

Business Tel with area code:~16_0_4-_4_7_6-_·~_7_88_. _____ ~I Business Fax with area code: ~16_0_4-_4_76_-_2_18_7 _______ ~1 Business e-mail::jphiir~h@mr~ct:~-~g·

Business ··11 Mailing address: ~~~--------~--~-~ ~--~~-----~~~-~. ~------~ (if.different.from above) Slreet Cily Province Postal Code

C.ontact N~me: ... IH_a_rtw_ .. .,.,ic_k_P_h_ii_iP_. -----,,...,.,,,cc---,c.--,~-------~lrn1e/Position: I Business Manager las!/ firsfl middle

Type of Cfi.ange Requested Please check 0 appropriate box(es) below•

. p art 1 D Addition ofa New Outdoor Patio

,Part 2 D Alteration/Renovation

D Rem ova.I of an existing service area

[~] Other

LCRB012A (Last updaled27; June 201~) 1.Qf 6

Sub- Job Number Office use only

Outdoor Patio (C3-LIC)

Structural - capacity change (C3-LJC)

Structural - no capacity change (C4-LJC)

LPILPC ApplicalJo.n for Structural Change

I ~ -

Application Contact Person

Name: !Philip Hartwick

Fax number:}604-476-2187

Part 1: Addition of New Outdoor Patio Provide the fallowing information:

This applicant authorizes the person below to be the primary contact for the duration of the application process' only,

I Phone nun1ber: !604-476-2788 I

E"mail address: lphiliph@mn:ict.org

· IFee: $440 I 1c3 -uc I 1.Attach one 11" x 17" copy of the proposed patio floor plan (see Appendix I.on page 6 for floor plan instructions).

The branch requires ,in occupant load (patrons plus staff) forthe proposed patio area(s) which must be marked/stamped and dated on the plan you submit. Do not submit this application if you do not have the occupan!ioad calculation stamped ·on yourpatioplans.

2. What is the occupant load .calculation for the new patio(s)?

Patio #1:1 • I Patio#2: I I Patio #3: ~'----~'

3. If the patio(s) is already constructed, attach a photo.

4, Describe the height and composition of the patio perimeter or bounding (Le. railings, fendng, planters, hedging, etc.). A patio musfbe bounded by fixed and immovable physical separation in order to control patrons .and liquor within the service area.

5. Describe the location of the patio in relation to the licensed interior - the patio must be immediately adjacentto the interior area,

6. Describe how staff will manage and control the p·atio from the interior service area.

7. Specify if liquor service to the patio is from: (a) fixed bar located on the patio, (b) portable bar for the.patio, (c) .licensed interior.

8. Do servers have to carry liquor through any unlicensed areas to get to the patio? Explain:

Note: Patios on grass, earth or gravel require a permit from the local Health Authority. Sidewalk patios require a permit from LG/FN.

A resolution from your Local Government/First Nation is required. Part 3 of this form must be completed by Local Government/First Nation.

You must also complete Parts4 and 5.

... ···· __ ..... - ·~~-"'-'--

LCRB012A 2 of6 LP/LPG Applic~tion for Struc1t1r;,I Ch;,nge

' ' ' ' ' ,. C C

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Part 2: Structural Changes (Excluding construction of.new patios)

Fee: $440 C3 - Ca Ch. C4 - No Cap Ch.

Provide the following information:

1. Describe in full detail the reason for this application and what the changes are that you want considered.

We wish to expand ourliquor license to include our existing theatre, studios, and lobby areas not currently licensed. The reason for these changes is to enhance our serving capacity throughout the facility. This application does not involve any building renovations. Please referto attached floor plans for details.

2. If you .are applying to remove the interior area and create a stand-alone patio, describe. the location of the patio in relation to the unliqrnsed petrnc1neht str1.1cture . A st13nq-alone patio must adjoin a permanent structure (affixed to a foundation) which is plumbed

.c1nd wired; and which the applicant owns or leases.

3. Attach one .1: 1 ''X 17'' copy of the. proposed floor plan or patio plc1n (if creating a stand-alone paiio ). See Appendix I on page 6 for floor plan instructions. ·

4;currenttotalof all serviceareas(as•shown ·on the liquot licence): · js1s ·······, ····· ······ ·. J··· 5. Sy making these ·alterations, the fofa.l .occupant load will:

D Decrease to: l _ / (patrons plus staff)

0 Stay the sa,rne: L .. _ _J (patrons plus staff)

[] Increase to: j1,900_ _ .. J (patrons plus staff)

If there is an increase to occupant load, a resolution from your Local Government/First Nation (LG/FN) is required. Take your application c1nd floor plan to LG/FN. Part 3. of this form must be completed by LG/FN.

Part 3: Lociil Government/First Nation Resolutions: Confirmation Receipt of Application If you are applying fora new patio. (Part 1)or a proposed change that increases the occupant load (Part 2) then public interest factors may be affected by the str1.1ctlJraJ change(s), This section is fo be filled out by the LG/FN prior to submitting this application to the Branch.. ·

Loc,d Governm.enilFirstNation {name): "''C-it_y_o.,...f _M_a_pl_e __ R_id_g~e_· -----------~-----------~

Name of Official: "''R-u_s-s_B_ru_m_m_·..;-e_r ---- -~------~' Title/Position: jManager of Business Operations

Pho.tie: 1(304-467·7498 . I Ecmail: jrbrummer@mapleridge,ca

SiQnature of Official : ____ ~_·_._, _,·..,,····""··~·_· _%~_-_ .. _m_, -. -.---·--=--____ ·------------

Check here if the LG/FN.will not be providing comment: D Yes, opting out of comment.

Note; The LG/FN cannot provide comment for their own applicatlon.

Is this e~ta.blishmen.t located on Treaty First Natjon land? ~ No D Yes

Instructions for Local Government/First Nation (LG/FN) This serves as notice that an application.for a structural change to a liquor primary (LP) licence is being made within your community. The Branch,requests thatyou consider this application (application form and floor plan) and provide the Branch with resolution within 90 days of the above received date. Alternatively, LG/FN can delegate staff with the authority to provide comment.

• The applicant will bring their completed Structural Change application form and floor plan to LG/FN. • IUhere are any major lssues LG/FN may hold off signing the application until the issues are resolved or they have a plan to deal

with the issues. • When LG/FN is comfortable with the application proceeding, LG/FN staff will sign Part 3 of the application form and return it to

the applicant, LG/FN will keep a copy of the signed application form and all supporting documents. • The applicantwiJI submit the signed application package (with all required documents) to the Branch.

LCRB01:1A 3 of6 LP/LPG Application for Structural Change

l I

Tb provide a resolution or comment: $ Gather public input for the community within the immediate vicinity ofthe establishment • Consider these factors which must be taken into account when proViding resolution/comment:

• The location of the establishment. • The person capacity and hours of liquor service of the establishiTieht.

• Provide a resolution/comment with comments on:

• The impact of.noise on nearby residents. • The impact on the community if the application is. approved. • The View of residents and a description of the method used to gather Views. • The LG/FN recommendations {including whether or not ihe application be approved) and the reasons on which they are based.

• Provide any reports that are referenced in, or used to determine, the resolution/comment. • If more than 90 days is required, provide a written request for extension to the Branch. • If LG/FN opts out, or is the applicant, the Branch will gather public input and contactlG/FN staff for information to assist the Branch

in considering the regulatory criteria .

If you have any questions, or the establishment is located on Treaty First Natfon land, please call the Branch toll0.free at 1-866-209-2111.

Part 4: Declaration ·ofSigningAuthoritylhcluding Valid Interest Section 57(1 )(c) of the Liquor Control and Licensing Act states: "A person commits an offeoceiUhe person. (c) provides fals.e or misleading information in the following circumstances: (i) when making an application referred to in section 12; (ii)When making a report or when required and as specified by the general manager under section 59".

As the licensee or a-uthorized signatory of the licensee, I understand and affirm that all ofthe information provided is true and complete.

d signatory ofthe licensee

Name: Flanagan, Dawn Position: !President Date: l®/4-'ft ~·. J (last/ first/ middle ) (if noi an individual) (Oay/MonthNear)

Note: An agent, laWy~r or third party opefalor may not sign t11e _declaralion on behalf of the ticens·ee.

This form should be: sign~d by an ·1ndiViduai with the authority to bind ttv:r applicant The Brc;1nch i-elies on the licensee to ei:isllre that the indivldt.lal who sighs lhis form·is aµthorized to do so. Typi~lly; an appropriate indivi'Pual wili b~. as follows: • If the licensee is af) inPividual ·or sole propriet9r1 the lhdividual fiirp_self/herSelf • lf the·JiC:ensee is a corporation, a duly a·uthorized signatory ·who Will Usually be an .otricer or, in some cases, a dire.ctOr • If the lic·ensee is a QBneral partnership,_ one of the partners • If the licensee is a iimiled partnership, ,the general partner or the partnership. • If the licensee is ·a sdciety,· then a director or a senior manager (as defined in the Societi&s·Act)

If ·an authorized signatory h~.S: completed the Add, Change or RemOV$ Uc~nsee Repiesentr:itil/e form {LC~·s101) a·nct they h:ave specffically permitted'a license~ represe_ni~t!ve·.t? Si9n this· form on th~-; Jicensee'S·beha!f, ·the br~nch WI!! .accept ~he licensee representative's Signature.

~--· . . · .- .. .. . -·-~--~-··-·-·-·····~-· .. ·· LCRS012A 4 of 6 LP/(.PC Application for Structural Change

Appendix I (Floor Plan & Occupant Load Requirements Guide)

Floor Plan Your application can only be considered if you include floor plans with occupant load, One copy of each of 11"x17'' flcicir 'plan is required. Plans must.show all service areas and,the following details:

• labels fo(each room • patio(s.) • liqu·orservice bars e furniture layout • kitchen • stage • sound or DJ booth • washrooms • stairs, entrances and exits

Plans must also show the physical separation (Ei.g. pony wall or full height wall) separating the proposed servicearea(s} from other licenses or unlicensed areas. If there is another licence, or another business (such as a retail store) at the same site, provide floor plans showing the other business ih relation to the proposed LP establishment.

Occupant Load Calculation Occupant Load is the maximum number of people (patrons plus staff) permitted in a service area; Contactthe Local Goverhrneht/First Nation to obtain an occupant load on your floor plan. The occupant load must be siamped or written;,dated and signed on: theJJoor .. plan by the appropriate authority.

If Local GovernmenUFirst Nation (LG/FN) will not provide the occµpant load, they must provide a letter confirming they dci nol issue occupant load, You must submit the LG/FN letter with yourfloor pl;=rn. Thi:i Branch·will accept an occupant load calc:qlation from a professional architect or engineer.

Sample Floor Plan

~-I.._• - • - II - • ...

• occup~ritload stamp ts requlrEJd' on floor pian

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W<X'il Fence (4fttail)

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LCRB012A 6 of 6 LP/LPC Appllcation·for:Structural Change

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Part 5: ApP,lication Fees - Payment Options Total Fee Submitted: $ l'----4_4_0~-----'

Lin accordance With Payment Card Industry Standards, the branch is~o lo~-e~ ;b,; t; ;cc-e;t credit card information via email. :

L-- &-- ~-- -------------- ------------------------------~-----------------------J Payment is by (check (0) one):

0Cheque, payable to Minister of Finance (if cheque is returned as non-sufficient funds, a $30 fee will be charged)

C,Money ,order, payatHe to Minister of Finance

(!'; Credit card: (i,:, VISA:( ) MasterCard (> AMEX

OJ ain submitting my application by email and I will call with my credit card information. I will call Victoria Head Office at 250-952-5787 or 1-866s209c2111 and Understand that no action can proceed.with my application until the application fee is paid in.full. · · ·

(!; I am submitting my application by mail and have given my credit information in the space provided at the bottom of the page.

Note; To ensure legibility, do not submit by fax.

Part 6: Submit Application Package Once sigp~c:J tiy loc.;i(cgovernrnent/FirstNation (if applicable), submit your complete application package to:

Liquor and Cannabis Regulation Branch Courier:400°64.{l;Tyee Road/ Victoria ·s C V9A6X5· · Mail': PO Box9292 StnProvGovt Victoria, BC V8W9J8 E,mail: [email protected]

lfyoU have any questions,. contact us toll-free at 866-209-2111 or email us at [email protected] ca. Visit our website for more inforrnation:www,gov:bc.ca/liquorregulationandlicensing

The information requested pn·thls form .is collocled .• bythe Liquor and Cannabis RegulaUon Branch under SecHon 26 (a) and (c) of the. Freedom of lnfo-;,nation and Protec.lion ~f Privacy Act ;~d will oe \J.se_d for Jhe purp'os~:or:Jlquor lic.enslng-Elnd co.mpii1;1'1c6. .an"d enfon-;eme.nt m~Uers l,:i !:IC!=ordance with the.Liquor Control BncJ licensing Act. Should you have any questions-about ~he·collecUon, t1se, 9r disclosure of personal. lnformalion, please contact the·Freedom of Information Offic.er al'PO Box 9292 STN PROV GVT, Victoria, BC, VBW .9J8 or by phone loll free at.1-866-209-2111.

·- - ··-----~-~---~--------- - - ~ ~-- --LCRB0.12A 5of6 LP/LPC Application for Structural Change ---~------------------------------------------· Cr~~it Card lnformatiQr1 (To be submitted by fax or mctil only)

Name'of card holder (as it appears on card): ~I P-h-il-ip_H_a_rtw_._ic-k--- -------~-- -----'-----~

Crnd;t ca,d nomber.145~ ~ _,)

Signature: _____ :W..,:.,.-~-,--,-~- ----------- -------

Expiry date: ·_jog~~~!/~ (Month) ~

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OE 1549SQFT OCCUPANT LOAD: 191

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APPLICANT'S COPY

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8tili.b CU.i.,"'f'bla. City of Maple Ridge

· ma;~reridg~.ca

TO:

FROM:

His Worship Mayor Michael Morden




MEETING: COW

SUBJECT: Golden Ears Winter Club Liquor Primary Club Licence Amendment

EXECUTIVE SUMMARY:

The Liquor and Cannabis Regulation Branch (LCRB) received an amendment application from Golden Ears Winter Club located at 23580 Jim Robson Way to change their existing liquor primary club licence to a liquor primary licence (Appendix I).

Golden Ears Winter Club would like to transition their Liquor Primary Club licence to a Liquor Primary Licence. A liquor primary club licence only allows club members and guests in to the establishment for service and consumption of liquor while a liquor primary licence allows members of the general public to enter the establishment for liquor consumption and service. One of the requirements of a liquor primary licence is that during liquor service a reasonable variety of hot or cold snacks and nonalcoholic beverages be available within the service area.

One of the considerations utilized by the LCRB in reviewing an endorsement application to a licence is a resolution from the local government. A number of regulatory criteria must be addressed in the Council resolution as well as comments pertaining to the views expressed by area residents. Council may choose to support the application, not support the application or indicate they do not wish to comment.

RECOMMENDATION(S):

1. That the application for a liquor primary licence by Golden Ears Winter Club located at 23580 Jim Robson Way, Maple Ridge be supported based on the information contained in the Council report dated September 3, 2019.

2. That a copy of the resolution be forwarded to the Liquor and Cannabis Regulation Branch in accordance with the legislative requirements.

DISCUSSION:


On July 11, 2019, the Licences & Bylaw Department received a copy of a transition to liquor primary licence application that Golden Ears Winter Club submitted to the Liquor and Cannabis Regulation Branch (LCRB) earlier this year to change their current liquor primary club licence.

The LCRB guidelines request a specific Council resolution commenting on the application in terms of community impacts which may occur as a result of the proposed change to the establishment operations as a result to the proposed change to the licensed brewery license

Goe ir2288898 Page 1of3 1112

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at this particular location. Part of the process requires Council to gather views of the residents who may be affected by the establishment of the liquor primary license in their neighbourhood.

In following the public input requirement, the City mailed 541 notices to owners and occupants of property within approximately 200 metres of the subject site. Of the 541 letters sent to surrounding property owners and occupants none of the correspondence was returned by the Post Office. Staff did not receive any responses to the mail out.

The Maple Ridge RCMP Detachment was asked for their input on this matter and they have confirmed they do not have any operational issues with this application.

There is adequate parking, on the subject property to satisfy municipal parking requirements for this proposed change.

This change will require Golden Ears Winter Club to install an oven in their lounge area, under applicable permits from the City.

The three closest liquor primary licensed premises to the subject property are:

• Planet Ice Breakaway Bar & Grill - 23588 Jim Robson Way • Black Sheep Pub & Grill - 12968 232 Street • Kingfishers Bar & Grill - 23840 River Road

b) Intergovernmental Issues:

Both local government and the provincial government have an interest in ensuring that liquor regulations are followed and that licensed establishments listen to the needs of the community.

c) Citizen/Customer Implications:

The review of this application has taken into consideration the potential for concerns from surrounding properties in terms of parking, traffic and noise generation as well as the proximity of schools and similar establishments.

d) Interdepartmental Implications:

The Licences & Bylaws Department has coordinated in the review process and solicited input from the public, other municipal departments as well as the RCMP.

e) Alternatives:

To not approve the application and provide conditions to the approval in the form or recommendations to forward to the LCRB.

CONCLUSIONS:

That Council pass the necessary resolution supporting the application from Golden Ears Winter Club based upon the staff findings set out in this report.

Doc #2288898 Page 2 of 3

Prepar~ Manager: Bylaw & Licensing Services

~ -Approved by: Christine c·art r General Man

Services Planning and Development

Concurrence:~ ~&! Acting ~ministrative Officer

Attachments:

Append ix I: Golden Ea rs Winter Club application to transition to liquor primary licence

Doc #2288898 Page 3 of 3

RECEIVED APPENDIX I

LIQUOR PRIMARY CLUB LICENCE: Liquor and Cannabis Reguialion Branen

JUL J 1 2019

BRITISH COLUMBIA

400-6~5TyeeR6a~.Victoria,BCV9A6X5i\RJi D 1 r;: RIDGE APPLICATION TO TRANSITION TO -~--~~~~~~-~ . .

Phone: 186620S-2111 Fa~12t@-ftftJ&fS, PERMITS & BYLAWS UQUORY PRIMARY LICENCE Liouor and Cannabis Reaulation Form LCRB129

ln$tructions: Using the attached guide, complete this application form and assemble all required documents; Once complete, follow instructions for submitting your application package to local government/first nation (LG/FN) and the Liquor and Cannabis Regulation Branch.

Transition Liquor Primary Club to Liquor Primary (LP)

Part 1: Establishment

Licensee/Applicant: !Golden Ears Winter Club

Fee:$330

For Office Use Only

Job# (C3)

LP Club Licence#: ._!3_0_2_19_s ___ ___, Establishment Name: !Golden Ears Winter Club

Proposed Establishment Name: jGolden Ears Winter Club (lfapplicable) ~-- -- ----------~- ---------~

Establishrne nt r:,:; · Address: ~580 Jim Robson Way I !Maple Ridge I 1Bc I lv2W1B8 ~

~------=-ci,--Jy----~ Province Poslal .Code -Stree_t

Parcel ldentifier(PID): ..... 10_1_1-_3_45_-_86_1 _________ ___,

If a zoning change is required, please indicate the status of your application:

Phone number: E-mail:

Mailing Address: <---- -=------~~.____~___________,'-----'-----'I '---I ~---"--------'

Sireet City Province Postal Code

Part 2: Contact Person

Name: jKarl Lundgreh

Telepho11e: 1604-369-8342

Position: joirector J' '---------·

E-majl: [email protected] I The applicant authorizes the person below to be the,prim;:irycontact for the duration ofthe application process only.

Part 3: Change to Hours of Liquor Service For Office Use Only

D Request change to hours ofliquor service within the hours currently approved Fee:$220 Job# ______ _

D Request change to hours of liquor service outside of the hours currently approved* Fee: $.330 •a resolution from LG/FN is required - LG/FN must complete part 6 of this form.

Complete the table below, indicatlng the proposed hours of liquor service: --- ··- ...------.----·

Monday Tuesday Wednesday Thursday Friday Saturday ·····-·····-·----····-·····-

Open D D D D D D ~- --··· .. ·-·--···-··-··-·-

Closed D D D D D D ----·-····- -·-· --

~----- ··--·--·-···--···-·-·-·-····-·-··----------

C4' _No C~p Cti/C3: Cap. Ch

Sunday

D D

--

LCRB129 (Last updated 21June 20-18j 1of4 Liquor Primary Club Application to Transition to Liquor Primary form

Part 4: Structural Chan ge to Licensed Service Area(s)

D Change(s) to existing licensed service area(s)

D Addition of new patio*

Fee: $400

Fee: $440

Describe the. proposed changes to your licensed service area(s):

The proposed alterations will result in the total overall occupant load of your establishmeht:

D .Increasing• to:

~---·] persons

D Decreasing to:

I I persons

D Remaining the same:

I I persons

Office Use Only

Job# ______ _ C4: No Cap Ch/C3: Cap Ch

*A resolution from your LG/FN is required if there is an increase in the total occupant load and/or if there is an addition of a new patio. LG/FN must complete Part 6 of this form.

Part 5: Checklist

:o Letter of Intent; See Appendix I (page 5 of the guide) for information required in letter.

0 Proposed Signage, if proposing an establishment name change (see page of 3 guide)

D Provide two copies of floor plans showing the existing licensed and proposed changes (if applying for a structural.change) service area(s): one 8.5" x 11" and one 11" x 17". Plans must be stamped With an occupant load by local government building or fire authorities.

*See Appendix II (page? ofthe guide) for floor plan and occupant load requirements.

If applying for a structural change to add a patio also provide the following:

D Provide the height !J.nd composition of the patio perimeter or bounding that is designed to control patron: entry/exit (i.e; railings, fencing, planters, hedging; etc.):

D D.escribe the location ofthe patio in relationship to the licensed interior. The patio should be immediately adjacent .or contiguous to the interior licensed serv.ice area. ·

D De.scribe how staff will manage and control the patio from the interior licensed service area.

D Will the patio have a fixed or portable liquor service bar or will liquor be served from the interior service bar?

0 Do servers have to carry liquor through any unlicensed areas to get to the patio? Explain:

Note: Patios-on grass, earth or gravel require a permirfrom the local Health Authority. Sidewalk patios require a permit from LG/FN.

i or4 ·-· ------Liquor Primary Club Application to Transllion to Liquor.Primary Fann LCR8129

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I

Part 6: Local Government / First Nation (LG/FN) Confirm Receipt of Application This section is to be filled out by the LG/FN prior to submitting this application to the Branch.

Locai governmenUFi~stN:tion (name): I . C"~ of \V\C~\?le ~ictee....,,..-----,----c---, Name of Official: I 'b\a(.r\1Ll i~ <lCLG, I Title/Position: ..... I M-¥----'wi~~\~n.~'~A-~=S~· ('.~•:8~@-~fl\~t~· ~

(las! 9rirst /middle )

Ernail: I ,j a·, l\(.\t\U'l,@MCc~leJ,clge ; ca. Phone: I 004 .. L{io1- 'i?.P/ 1 I ~i " Date Received: I lf /oJ{2Dpt j

Slgaat"'e ofOffici,t & ~ '~'™"'"~' Check here if LG/FN wilJnqt pe providing comment: 0Yes, opting outof comment

Note: The LG/FN cannot provide comment for their own application.

Is this establishment on Treaty First Nation land? 0YE:Js ·@C

Instructions for Local Government/First Nation (LG/FN) This serves as notice that an .application to transition a LP Club to a LP liquor licence is being made within your community. The Eiranch requests that you consider this application (application forrn, letter of intent, and floor plan) and provide the Branch with resolution within 90 days of the aoove received date. Alternatively, LG/FN can delegate staff with the authority to. provide comment.

• The applicant Will bring their completed application form and floor plan to LG/FN. • If there are any major issues (e.g. bylaws), LG/FN may hold off signing the application until the issues are resolved or they have

a plan to deal with the issues. • When LG/FN is comfortablei with the application proceeding, LG/FN staff Will sign above and return it to the .applicant. LG/FN

will keep a copy of th.e signed appfication form and all supporting documents. • The applicant will sub['nit the signed application package (with all required documents) to the Branch.

To provide a resolution or comment:

• Gather public input for the community in the immediate vicinity of the proposed endorsl')ment service area(s). • Consider these factqrs Which must be taken into account when providing resolution/comment

• The location of the establishment. • The person .capacity and hours of liquor service of the establishment.

• Provide a resolution/comment with comments on: • The impact of noise or\. nearby residents. • The impact on the community if the application is approved. • The view of residents and a description of the method used to gather views. • The LG/FN recommendations (including Whether or not the application be approved) and the reasons on which they are

based. · • Provide any reports that are referenced in, or used to determine, the resolution/comment. • If more than ·90 days is required, provide a written request for extension to the Branch. • If LG/FN opts out, or is the-applicant, the Branch will gather public input and contact LG/FN staff for information to assist the Branch in considering the regulatory criteria.

If you have any questions, or the establishmentis located on Treaty First Nation land, please.call the Branch toll-free at 1-866-209-2111 .

LCRB129 3of4 Liquor Primacy Club Application to Transition lo Liquor Pcimacy Form

Part 7: Declaration Section 57(1 )(c) of the Liquor Control and Licl:)nsing Act states: "A person commits an offence if the person (c) provides false or rnisleading information in the following circumstances: (i) when making an application referred to in section 12; (ii) when rnaking a report or when required and as specified by the general manager under section 59".

As the licensee or authorized signatory of the licensee, I understand and affirm that all of the information provided is true and complete.

Signature:_. -----------,-------------------Authorized signatory of U,e licensee.

Name: jLundgren /Karl/ Julius Position: j~D_i_re_c_t_o_r ------~ (if no( an individual)

Date: j 10/02/2019 ( last / 1irst I middle ) (Day/Month/Year)

Note: An agent,. lawyer or third party operator may not sign the dectaralion on behalf of the licensee.

This form should be signed by an iridividuel wilh the authort(y to bind the applicant. The Branch relies on ihe licensee to ensure that the individual v,ho signs this fonn is auUiorized to do so. Typically, an appropitate individual will be as follows: • ·trthe licensee Is an Individual or sole propr(etor, the Individual himseif/1,erself • Jr.the llc.ensee is !:'I <;:orparation, ~ duly authori;zed signato,Ywhowill usually be an ofiicero-r, In some cases, a dfreclor • If the licensee is a general partnership, one of.the partners • ·If.the licensee is a limited partnership, ihe gene:ral psrtnor of the partnership • If lhe licens~e IS: a.society, then a director o(a senior manager (as defined In the Societies Ac~

If an aulhortzed signatory has ~omplete~ the Arid; GhMge or flemdve Ucensee RepresentaliVf! fonr (LCLB101) and they have spectfica!Wpermltted a licensee representative to sign this form on the ·11¢ense~·~: bE;!half, the,t>r_a~ch will accept the lic"ensee representative's signature. ·

Part 8; Application Fees (Non-refundable)

IZJ $330 Transition to LP Licence 0 $220 Change of Hours (wiihih the hours currently approved) O $330 Change of Hours (outside of the hours currently approved) 0 $440 Structural Change to existing Licensed Area(s) 0 $440 Structural Change to Add Patio

Total Fee Submittec!: $ L..13_3_o _____ _,

I In accordance with Payment Card Industry Standards, the branch is no longer able to accept credit card 'information via email. l l., .- . - ·. - ·------ ---------- ----------- --------·------- ··-------- - --------- -------- .. I

Payment is by (check (0) one):

0Cheque, pay131:Jle to Minister cif Finance (if cheque is returned as non-sufficient funds, a $30 fee will be charged)

()Money order, payable t9 Minister of Finance

@':Credit card: @ VISA O MasterCard O AMEX

01 am submitting my ,application by email and I will call with my credit card information. I will call. Victoria H.ead Office at 250"952-5787 or 1~866-209-'2111 and understand that no action can proceed with my application until the application fee is paid in fulJ.

@ tam submitting my application by mail and have given my credit information in the spacEl. provided at the bottom of the page,

Part 9: Subm.it Application Package Liquor and Cannabis Regulation !3ranch Courier: 400-645 Tyee .Road, Victoria BC V9A 6X5 rv,aiJ: PO Box 9292 Stn Prov GovfVit[oria, BC V8W 9J8 Ecmail: )ig_uor. [email protected]

T11e lnforma1i9.n .requested on this form·ts collected by !he liquor and Cannabis Regulalion Branch under Secilon·28 (a) and (c) of.the Freedom oflnfiJrmaUon and Protec/ion df Privacy Ac/and \viii b.e used for·the purpose or liquor licensing and compliance and enlorcement mailers in accordance with the Uquoi Cori/rol and Ucenslng.Act Should you have any quesllons abounhe collection, use, or 'dis.closure of persona/lnfonnali.on, please co.n\al:t the. Freedol)l oi information Officer.at PO Box 9292 STN PROV GVT, Victona, BC, VBW 9J8 or by phone toll free af 1,866-209-2.111.

LCRB129 4.of 4 Liquor P/imary Club Applicl!lion ta Transition toJJ<1u.or Prilnaty Form ·--~-------------------------------------------Credit Card Information (To be i;ubrnitted bv tax cir mail onlvi

LETTER OF INTENT

February 10, 2019

RE: Letter of Intent for Golden Ears Winter Club to Transition from a Liquor Primary Club

License to cl Liquor Primary License.

Dear BC Liquor Control and Licensing Branch,

The primary focus and overall scope of the G.olden Ears Winter Club will not change. Howevi;!r,

we are adding mini pizzas, cooked in a toaster oven, available in 3 flavors, to our product

offering in our upstairs lounge during all hours of operation. This will meet the BC Liquor

Control and Licensing Branches requirement for a "variety of hot or cold snacks during all hours

of operation;; as a Liquor Primary establishment

With this letter we officially re.quest to change of our Liquor Primary Club License to a Liquor

Primary License.

Regards,

Karl Lundgren, Director

Acting on Behalf of the GEWC Board of Directors

2019-09-03 Committee of the Whole Agenda and Reports

Documents

Transcript of 2019-09-03 Committee of the Whole Agenda and Reports