PDF - Maple Ridge
Transcription
PDF - Maple Ridge
District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA January 7, 2013 1:00 p.m. 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. Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 2. PUBLIC WORKS AND DEVELOPMENT SERVICES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/087/08, 23103 136 Avenue, Designated Civic Property Staff report dated January 7, 2013 recommending that Option 3 to amend the Official Community Plan from Civic to Residential to allow residential development on the school site be supported and that a new zone amending bylaw for residential development be considered which will include a discussion on potential amenity contributions. Committee of the Whole Agenda January 7, 2013 Page 2 of 4 1102 2012-109-RZ, 24979 108 Avenue, RS-3 to RS-1b Staff report dated January 7, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6961-2012 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) be given first reading and that the applicant provide further information under Bylaw No. 5879-1999, along with information required for an Intensive Residential Development Permit and a Subdivision application. 1103 2012-051-RZ, 11406 and 11414 205 Street, Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Staff report dated January 7, 2013 recommending that Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 be given first and second readings and be forwarded to Public Hearing. 1104 2012-085-AL, 12224 240 Street, Non Farm Use Application Staff report dated January 7, 2012 recommending that Non-Farm Use Application 2012-085-AL be forwarded to the Agricultural Land Commission. 1105 RZ/028/10, 20623 and 20615 113 Avenue and 11312 206 Street, One Year Extension Staff report dated January 7, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 and Maple Ridge Zone Amending Bylaw No. 6738-2010 to permit future construction of an apartment building with 36 units under the RM-2 zone be granted a one year extension. 1106 2011-037-RZ, 24311 and 24361 124 Avenue, One Year Extension Staff report dated January 7, 2013 recommending that rezoning application 2011-037-RZ to allow for future subdivision into 4 lots be granted a one year extension. 1107 2011-008-DVP, 12640 and 12610 Ansell Street Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-008-DVP to reduce the road right-of-way on Ansell Street and the road carriageway width and to reduce the principle building’s and the accessory residential use area’s rear setback to permit a four lot subdivision. Committee of the Whole Agenda January 7, 2013 Page 3 of 4 1108 2012-026-DVP, 23930 and 23950 130 Avenue Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012-026-DVP to reduce road carriageways and frontage standards to an existing gravel width and to reduce lot width for Lot A to permit a subdivision of two RS-2 (One Family Suburban Residential) lots. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended November 30, 2012 Staff report dated January 7, 2013 recommending that the disbursements for the month ended November 30, 2012 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda January 7, 2013 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to 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. 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] Checked by:________________ Date: ________________ District of Maple Ridge TO: FROM: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: January 7, 2013 FILE NO: RZ/087/08 MEETING: C of W SUBJECT: Designated Civic Property at 23103 136 Avenue EXECUTIVE SUMMARY: At the Council meeting on April 24, 2012 Council deferred First Reading for Zone Amending Bylaw No. 6900 – 2012, which is one of two zone amending bylaws for the proposed development of 23103 136 Avenue (Appendix A). The proposal for the site was to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), RM-1 (Townhouse Residential), and P-1 (Park and School). The deferred Zone Amending Bylaw No. 6900 – 2012 is to rezone land that is identified for a school site in the Blaney Hamlet of the Silver Valley Area Plan to RM-1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Council and senior staff have been in discussion with the School Board for some time over the status of this school site. The developer has been seeking the purchase of the site, by either the School District or District of Maple Ridge, to allow him to proceed with the broader residential development planned for the site. On November 15, 2012 School District No. 42 provided the District with a letter stating they do not intend to proceed with the purchase of the property located at 136 Avenue, Blaney Hamlet, Silver Valley (Appendix B). The letter indicates that the School District will only need two elementary schools in Silver valley and that this Blaney Hamlet site will not be one of them. This decision runs counter to the Silver Valley Area Plan and will likely be perceived negatively by area residents. New residential development has been promoted and developed for more than a decade in Silver Valley with a school at the heart of the Blaney Hamlet. This report identifies a number of options with regard to the future use of this site for Council’s consideration. They are as follows: Option 1: (Status Quo) This option would maintain the current OCP designation of this site as a future School/Park site and not approve any alternative residential use of the site. The option would likely be legally challenged by the property owners. Based on previous experience it is probable that the legal challenge could be successful. Given that the School District has decided not to pursue this site, this option is not recommended. 1101 Option 2: (Purchase the Site) Under this option the acquisition of the site would continue to be pursued, either by the District of Maple Ridge or in conjunction with the School Board. Given that the School Board has decided not to pursue this site for a school, this option is not recommended. Option 3: (Allow Residential Use) Bring forward a new Zone Amending Bylaw for proposed residential development on the school site. This option is recommended given the stated position of the School District. RECOMMENDATION: It is recommended that Option 3 of the staff report dated January 7, 2013 be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration, and; That the staff report include a discussion on potential amenity contributions. DISCUSSION: Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District of Maple Ridge has been actively pursuing the acquisition of the school site for an elementary school in collaboration with the School District. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. Council passed a Loan Authorizing Bylaw to acquire the school site if the School District could commit to a future purchase of the site. Recently however, School District staff have indicated that the Province is considering moving towards a model that would see fewer but larger elementary schools built. In the absence of an agreement to purchase, the applicant is now seeking re-designation of the school site for residential use. The school site represents 1.534 ha (3.79ac), approximately 26% of the site. This OCP amendment request is the critical issue regarding this application. If approved by Council, it will negate the possibility of a school in this part of Silver Valley, and will have a negative impact on the existing Area Plan and the recent development in the area. On April 24, 2012 this application RZ/087/08 was presented to Council for First Reading of Zone Amending Bylaws No. 6899 – 2012 and 6900 – 2012. The First Reading Report is attached as Appendix C to this report. The Planning Department recommended approval of First Reading for Bylaw No. 6899 – 2012. Council approved First Reading of Bylaw No. 6899 – 2012. The Planning Department did not recommend approval of First Reading for Bylaw No. 6900 – 2012, to permit residential development (RM-1 Townhomes) in the area identified for a school site, as the proposal conflicted with the policies of the Silver Valley Area Plan and its designation for Civic use. Council deferred First Reading of Zoning Amending Bylaw No. 6900 – 2012. -2- Discussions on development of the school/park site continued between the District staff and the applicant, and with the School District. An appraisal was undertaken to establish the land values of the various park lands. On October 21, 2012 the District sent a letter to the Superintendent of School District 42 requesting the School Board provide definitive direction on the purchase of the school site. On November 15, 2012 the School District responded that the Maple Ridge - Pitt Meadows Board of Education has given the matter careful consideration and has decided not to proceed with the purchase of the 1.534 ha (3.79 ac) school site property. Reasons given for not proceeding with acquisition of this site are: declining enrollment figures in the School District; the existence of two other designated school sites in the Silver Valley area; and the lack of financial commitments on the part of the Province to build a school on this site. Project Description: The applicant is proposing to rezone the subject site utilizing two distinct Zone Amending Bylaws (6899 - 2012 and 6900 - 2012) to provide a variety of residential lot sizes and housing types. Bylaw No. 6899 - 2012 was given First Reading on April 24, 2012. Bylaw No. 6900 – 2012 is the subject of this report and proposes a residential use on the portion of the site currently designated for “Civic” use (i.e. an elementary school). At this time the current application has been assessed only to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require additional development applications. Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco-Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for the bulk of the property, with the exception of the “Civic” designated portion of the site. This “Civic” site is divided into a 0.405 ha (1 ac) “park” portion, which will be purchased by the District of Maple Ridge to be amalgamated with the existing park to the north for use as a future neighbourhood park, and the 1.534 ha (3.79 ac) school site. Some of the area on the school site is designated for Conservation and the boundaries will need to be adjusted as a result of ground truthing. The applicant is proposing a residential use on the portion of the site currently designated for “Civic” use (i.e. an elementary school). Zoning Bylaw: This application to develop the property located at 23103 136 Avenue is comprised of two Zone Amending Bylaws, Bylaw No. 6899 – 2012 and Bylaw No. 6900 – 2012. The first bylaw, No. 6899 – 2012, proposes to rezone the property from A-2 (Upland Agricultural) to R-2 (Urban Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), RM-1 (Townhouse Residential), and P-1 (Park and School) to permit the development of single family -3- residential and townhouse residential with park lands for Civic and Conservation uses. represents all the land except that portion identified as a future school site. This The second bylaw, Bylaw No. 6900 – 2012, was separated from the first bylaw so that the other lands could potentially proceed with the rezoning and development process while the issues related to the school site could be resolved. When Council considered this bylaw in April 2012 the applicant proposed to rezone land that is identified for a school site to RM-1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Development Options for the School Site: Since the School Board has determined that they will not purchase the school site and the developer is eager to proceed with a proposal for residential use of the site, the District is left in the position of deciding what the best use for the site is. What follows below is a discussion of the possible options for the site and implications of each: Option 1: (Status Quo) Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use. Not supporting this rezoning request would still allow the bulk of the site to develop for residential uses and permit the District of Maple Ridge to purchase the 0.405 ha (1 ac) park site. The developer would be able to build one single family dwelling on the 1.534 ha (3.79 ac) site with the A-2 (Upland Agriculture) zoning and sell the parcel as such. This approach could preserve the site for future consideration and would also allow Council to re-evaluate the status of the site periodically. The risk with this approach is that the applicant could seek legal action against the District of Maple Ridge by arguing, as has been done in the past, that a parcel designated for Civic use must be able to be purchased within a certain period of time. Option 2: (Purchase the Site) Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District. This approach would preserve the integrity of the Silver Valley plan with the thought that the site will be used for a Civic use in the future as the area matures. The applicant has indicated he would be willing to sell the site at fair market value to either the District of Maple Ridge or the School District. The downside to this approach is that, given the School District’s position, it is the District of Maple Ridge that would have to purchase the site in anticipation of a future school that will in all likelihood never happen. This would place a burden on the District of Maple Ridge that is a provincial responsibility. -4- Option 3: (Allow Residential Use) Amend the OCP from Civic to Residential to allow residential development on the school site. This option is proposed by the developer to allow him to proceed with residential development of the entire parcel at one time. The suggested use fits well with the overall neighbourhood. This option would eliminate the possibility of a school site in the heart of Blaney Hamlet. This site was originally chosen for a school because of its relative flatness and central location to the emerging neighbourhoods. Area residents have purchased homes in the area in anticipation of the future elementary school locating near them. There are no other comparable sites in the Blaney Hamlet where a school could be accommodated. Should Council favour this option, then a new Zone Amending Bylaw would be brought back for consideration. Amenity Contribution: An amenity requirement in exchange for the necessary OCP re-designation is similar to the approach being contemplated by Council in Albion. The exact nature of what the amenity would be in this case is still undetermined. There is also some debate as to whether or not there is any significant “lift” associated with an OCP re-designation from “Civic” to “Medium/High Density Residential”. Land purchase prices are generally determined by a highest and best use calculation. Since land value cannot be determined by looking at the limited land value for “Civic” uses, a fair market value would have to be the going rate of the residential lands nearby. Thus, the lift value on this land may be limited. Council, however, could still make the case that the requested OCP designation is a significant enough change to warrant an amenity contribution. The developer has indicated to staff they are not in favour of an amenity contribution for the OCP re-designation request. Council would therefore have to make it a condition of zoning approval. Neighbourhood Context: There have been numerous comments received from area residents at Public Hearings noting the need for a local elementary school. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of an elementrary school eventually being located there. CONCLUSION: The proposed zone amending bylaw to allow residential development on the school site is not in compliance with the policies of the Silver Valley Area Plan. The School District’s decision not to acquire the 1.534 ha (3.79 ac) school site presents a challenge to the District of Maple Ridge and the existing neighbourhoods which have developed in anticipation of this school use. The developer is willing to sell the land for this purpose to either the School Board or the District of Maple Ridge but also seeks a residential use if a sale is not possible. -5- Based on the history of the OCP, three options are presented for Council’s consideration. Staff recommends Option 3 based on the reality that the School District has decided that it does not want the site any longer. A new Zone Amending Bylaw would be brought back for consideration of First Reading. Staff also recommend that the First Reading report include a discussion on amenity contributions for consideration. "Original signed by Ann Edwards" _______________________________________________ Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – November 15, 2012 Letter from School District 42 Appendix C – April 16, 2012 First Reading report -6- APPENDIX A SUBJECT PROPERTY Scale: 1:2,500 ^ District of Mission ´ City of Pitt Meadows District of Langley 23103 136 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT FRA SER R. DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT APPENDIX C District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: SUBJECT MEETING DATE: FILE NO: MEETING: April 16, 2012 RZ/087/08 C of W First Reading Maple Ridge Zone Amending Bylaw No. 6899 – 2012 Maple Ridge Zone Amending Bylaw No. 6900 – 2012 23103 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), RM-1(Townhouse Residential), and P-1 (Park and School). Two zone amending bylaws are proposed. The first, Zone Amending Bylaw No. 6899 – 2012, is to permit the development of approximately 36 single family lots, 18 townhouse units, a neighbourhood park, a municipal park and a linear park for a trail. As this development proposal is consistent with the Silver Valley Area Plan policies for residential development in the Official Community Plan and an amendment to such is supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6899 – 2012 be given First Reading. The second zone amending bylaw is to rezone the land identified for a school/park site. When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with the Civic land use designation. At the time of writing of this report the matter is under consideration by the School District in conjunction with the Provincial Government. The District of Maple Ridge is awaiting the outcome of that consideration. The applicant is now requesting, in the absence of an agreement to purchase, that the school site be re-designated for townhouse development, as shown on Zone Amending Bylaw No. 6900 – 2012. As the development proposal is not in compliance with the Official Community Plan and an amendment to such is not supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6900 – 2012 not be given First Reading. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. ii. iii. iv. v. vi. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; The Board of any Regional District that is adjacent to the area covered by the plan; The Council of any municipality that is adjacent to the area covered by the plan; First Nations; School District Boards, greater boards and improvements district boards; and The Provincial and Federal Governments and their agencies. and in that regard it is recommended that additional consultation with the School District be required in respect of this matter, matter, and no further further consultation be required beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation invitation to the public to comment, comment, and; That Zone Amending Bylaw No. 6899 – 2012 be given First Reading; That Zone Amending Bylaw No. No. 6900 – 2012 not be given First Reading; and That if the bylaw(s) is/are is/are given First Reading, the applicant provide further information as described on Schedules A, C, C, D, F and G of the Development Procedures Procedures Bylaw No. 5879 – 1999, along with Intensive Residential Development Permit and Subdivision applications applications. DISCUSSION: a) Background Context: Applicant: Owner: Joel Lycan, Campton Services Corp. Campton Services Corp. Legal Description: Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 OCP: Existing: Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco-Clusters, Neighbourhood Park Existing: Proposed: A-2 (Upland Agricultural) R-3 (Special Amenity Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), RM-1 (Townhouse Residential), P-1 (Park and School) Zoning: Surrounding Uses: North: Use: Zone: Designation South: Use: Zone: Designation: Park, Neighbourhood Park, Conservation, Townhouse, Single Family Residential P-1 (Park and School), A-2 (Upland Agricultural), RM-1 (Townhouse Residential), R-3 (Special Amenity Residential District), R-1 (Residential District), Civic, Neighbourhood Park, Conservation, Med/High Density Residential, Medium Density Residential Park, Single Family Residential RS-3 (Rural Residential), RS-1b (One Family Urban (Medium Density) Residential), Conservation, Low/Medium Density Residential East: Use: Zone: Designation: Single Family Rural Residential RS-3 (Rural Residential), A-2 (Upland Agricultural) Med/High Density Residential, Medium Density Residential, Civic, Conservation West: Use: Single Family Residential Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) CD-3-98 Low Density Urban, Eco-Clusters, Rural Residential Single Family Residential, Townhouse, Park, Conservation 5.896 HA. 136 Avenue, Gilbert Drive, 230A Street and 232 Street Urban Standard Site Characteristics: Project Description: The subject site slopes down on three sides towards the middle of the site at 136 Avenue. There are two tributaries of Cattell Brook on the site: one crossing the eastern portion from north to south; and the headwaters of a second tributary in the middle of the site, north of the proposed intersection of 136 Avenue and 230A Street. Both tributaries continue south from the site. The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and housing types within the development, in accordance with the Silver Valley Area Plan, and to permit the future subdivision and development of approximately 36 single family lots, an 18 unit townhouse site, and a 68 unit townhouse site. 136 Avenue will be constructed through the site and will connect with the existing portion to the west, and Gilbert Drive and 230A Street will be constructed through the site from the north to connect with 136 Avenue. Park lands are proposed comprising of: a Municipal Park site of approximately 0.405 hectares (1 acre) abutting the Municipal Park site to the north; a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) at Gilbert Drive and 137 Avenue; linear Park strips will be dedicated for a trail along the 137 Avenue right-of-way between Gilbert Drive and 232 Street; and conservation areas for the protection of Cattell Brook will be dedicated. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco-Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for residential development and works towards the desired community pattern within the Blaney Hamlet, with the exception of the 1.534 hectare portion in the center of the site. This portion is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District has been actively pursuing the acquisition of the school site for an elementary school, but has not been able to collaborate with the School District or the Ministry of Education for its purchase. The property owners, frustrated in their attempts to sell or develop their property, have sought legal council. In the absence of a clear purchase agreement, the District’s abilty to retain the Civic designation on this site is legally tenuous. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process, and, through this process, the District has identified these sites up-front in collaboration with the School District. Although this collaborative process is pro-active, it has caused problems for property owners, due to the delays in acquiring these sites for school use. The expectation in designating these sites was that they would be purchased for school use. This matter is presently under consideration by the School District in conjunction with the Provincial Government. In the area plan, the civic designation in the Blaney Hamlet consisted of three contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use designations, including residential, conservation and civic are associated with these properties. The civic designation reflects the District’s intent to develop parks adjacent to school sites in order to maximize the efficiency of these complimentary uses. The northern portion of the civic designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for Municipal Park. The portion of that property with a civic designation was identified for park (not school) and the Distrcit was able to secure a satisfactory purchase arrangement with the applicant. It is important to note that Council is under no obligation to approve a rezoning application that could undermine community need, and an Approving Officer could deny any subdivision application deemed not in the community’s best interest. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of a school eventually being located there. Proposed amendments amendments to the Official Community Plan: The applicant for this development is now requesting, in the absence of an agreement to purchase, that the school site be re-designated for townhouse development. This represents 1.534 hectares, approximately 26% of the site, that is designated for civic uses. This OCP amendment, in support of Zone Amending Bylaw No. 6899 – 2012, to re-designate 1.534 hectares from Civic use to Medium/High Residential use is not supportable under the OCP policies, as discussed above. Although the proposed development of the rest of the site is in accordance with the policies of the Silver Valley Area Plan of the Official Community Plan, the applicant has requested an OCP amendment in support of Zone Amending Bylaw No. 6899 - 2012 to adjust the boundaries of the land use designations on the site. There are several land use designations on the site and the results of careful evaluation of the topographic conditions are that adjustments to the land use boundaries are needed. This means the proposed density and housing forms will better fit the terrain, a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) is proposed at Gilbert Drive and 137 Avenue, and a linear park trail will provide neighbourhood connectivity via the 137 Avenue right-of-way. The boundaries of the area designated Med/High Density Residential will be adjusted to where it is best suited for a townhouse development and the Low/Medium and Medium Density Residential areas will be adjusted for single family development. The areas designated for Neighbourhood Park will be amended to accommodate the most suitable areas for the playground and linear park and the area identified for the Municipal Park site will designated Civic. Environmental assessment of the designated Conservation areas has determined that the watercourse in the middle of the site has its headwaters just north of the proposed intersection of 136 Avenue and 230A Street and the second watercourse crosses the east side of the site from north to south. The boundaries of the Conservation areas will be amended to align with the required setbacks from the watercourses. Since the development of the rest of the site is in accordance with the policies for residential development in the Silver Valley Area Plan, and an amendment to such is supportable under the OCP Policies in support of Zone Amending Bylaw No. 6899 - 2012. Zoning Bylaw: Bylaw: The current application proposes to rezone the property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), RM-1 (Townhouse Residential), P-1 (Park and School) to permit the development of single family residential and townhouse residential with park lands for civic, neighbourhood and conservation uses. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Permits: Pursuant to Section 8.7 of the Official Community Plan, 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. Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for; • • • All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan; All lands with an average natural slope of greater than 15 percent; All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4. Advisory Advisory Design Panel: Panel: A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; and e) School District. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that additional consultation is required with the School District, in addition to the early posting of the proposed OCP amendments on the District’s website, together with an invitation to the public to comment. It is recommended that Council not require any further additional consultation. f) Development Applications: In order for this application to proceed, if First Reading is approved, the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. 2. 3. 4. 5. 6. 7. An Official Community Plan Application (Schedule A); A complete Rezoning Application (Schedule C); Multi-Family Residential Development Permit Application (Schedule D); Watercourse Protection Development Permit Application (Schedule F); Natural Features Development Permit Application (Schedule G); Intensive Residential Development Permit Application; Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The proposed development is in compliance with the policies of the Silver Valley Area Plan, with the exception of the 1.534 hectare portion in the center of the site that is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Justification has been provided to support an Official Community Plan amendment in support of Zone Amending Bylaw No. 6899 - 2012. It is, therefore, recommended that Council grant First Reading to Zone Amending Bylaw No. 6899 – 2012, subject to additional information being provided and assessed prior to Second Reading. In regard to the proposal for a townhouse development in the area designated as Civic for a school/park site, the RM-1 (Townhouse Residential) zone conflicts with the policies of the Silver Valley Area Plan and is not supported by the Official Community Plan designation of Civic use, as outlined in this report. It is, therefore, recommended that Council not grant First Reading to Zone Amending Bylaw No. 6900 – 2012. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge’s Approving Officer. _______________________________________________ Prepared by: Ann Edwards, CPT by: Senior Planning Technician _______________________________________________ Christine Carter, M.PL, MCIP Approved by: Director of Planning _______________________________________________ Frank Quinn, MBA, P.Eng Approved by: GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/ The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6899-2012 Appendix C – Zone Amending Bylaw 6900-2012 Appendix D – Proposed Subdivision Plan SUBJECT PROPERTY Scale: 1:2,500 ^ District of Mission ´ City of Pitt Meadows District of Langley 23103 136 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT FRA SER R. DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT APPENDIX B to April 16, 2012 Report CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6899-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6899-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), P-1 (Park and School), and RM-1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 24th day of April, A.D. 2012. READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of RECONSIDERED AND FINALLY ADOPTED, the _____________________________ PRESIDING MEMBER , A.D. 20 . , A.D. 20 . , A.D. 20 . day of , A.D. 20 . ____________________________ CORPORATE OFFICER APPENDIX C TO APRIL 16, 2012 REPORT CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6900-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6900-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1559 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the READ a second time the day of , A.D. 20 . day of PUBLIC HEARING held the day of READ a third time the day of RECONSIDERED AND FINALLY ADOPTED, the _____________________________ PRESIDING MEMBER , A.D. 20 . , A.D. 20 . , A.D. 20 . day of , A.D. 20 . ____________________________ CORPORATE OFFICER 40 43 46 22 0 46 21 8 BC P RE ST 0A 23 3 22866 13 70 1 137 AVE. 13673/91 9 13702 8 13680 P 38408 13670 7 13660 33861 2 13568 13 56 17 13 55 7 2 7 4 42 13 5 13 5 13 55 . VE BA 39 38 36 13 5 28 13 5 37 5 40 23106 23050 ST . 23 0A 3 P BC 0 P 13 51 9 LO O 13 52 5 22 229 3 49 30 BCP 13 53 1 21 5 0 PARK BCP 48906 23 02 13 55 18 13 54 5 2 13565 6 6 13 55 1 13 57 5 BCP 48909 BCP 49 303 13578 13582 13569 19 13 53 7 20 23141 23103 22990 22982 13590 13585 13579 13572 16 13 56 3 8 BCP 42569 P 11173 7 13589 P 43567 9 90 48 13586 8 80 46 BC 306 P 49 13602 (PUMP STATION) 136 AVE. RW 13 57 3 48 90 8 136 AVE. PARK RP 10274 13616 73 72 BCP 49303 13 12 11 10 9 14 15 74 Rem 6 A 13610 BCP 49 303 75 P 18410 RP 17267 13620 BC P 22976 22966 22942 76 13660 A 136 AVE. BCP 27887 13653 232 ST. 3 1 22975 22969 22963 22957 4 13630 23060 1 19 20 21 22 23 13640 23140 BCP 27893 LANE A RP 17234 BCP 229 A ST. 5 22970 22966 22960 22956 AK EL O OP 136 A AVE. 27 26 25 24 22951 Rem. 10 13650 23183 OP BL AKE LO P 20132 13738 PARK 23154 13691 10 Rem 1 0 137 AVE. 13 69 3 13689 BC P BCP 4622 4 7 45 22 87 3 9 33 8 6 BL 1 44 2287 6 BC P 5 SILVER VALLEY RD PARK BCP 43235 B 8 46 21 BCP 8 22 8 4 91 11413 73 1 24 62 P4 218 BC P 46 C 6223 BCP 4 1 42 9 22 8 BCP 33 BCP 43237 92 115 72 5 13 93 116 72 1 13 86 8 2 94 2 1173 71 5 1 80 22 8 95 11813 711 6 7 22 8 96 11913 70 5 70 22 8 97 120 9 22 88 862 P 33 7 13 68 13 6 8 13 6 7 6 22 89 41 8 22 8 3 22900 22 89 3 BCP 332 13771 PARK RW 68113 22897 8 861 BCP 33 11 12 13 13 6 8 1 39 36 27 P2 34 BC P 22 7 13 68 5 5 T DR . 38 22 90 9 22 92 6 ET 22 73 BCP 4 BCP 46223 46 21 BC 8 BC P 4 P 171 41 71 4 3 BCP 33858 GILBE R 37 10 BC 83 P 4 017 623 84 108 27261 13 85 75 22 9 7 109 20 13 86 75 3 110 22 91 13 7 6 87 4 111 9 13 74 22 91 0 88 5 22906 112 13741 BCP89 46224 90 11313735 22 93 0 36 22 9 0 22 90 6 9 BC 35 22 91 3 BC P MA N D R IV E BCP 22 738 FO R E 5 7 22 89 6 22 89 2 22 88 6 4 42 1292C0P 483 2B 4646 1 P 2P 22C4C 468B3B PP 4 C BBC 3 22 90 6 22 90 2 81 22 93 B 82 6 C 1 22 91 7 2 12 44 1 78 13 7 77 13 22 91 0 P BC 4 377 9 10 1 1376 65 5 7 10 0613 1 22 91 2 22 94 0 6 17 BCP 49303 18 13547 19 5 13546 13527 P 43567 PARK MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 6900-2012 1559 To: R-2 (Urban Residential District) 4 A-2 (Upland Agricultural) ´ SCALE 1:3,000 TO APRIL 16, 2012 REPORT District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: January 7, 2013 2012-109-RZ C of W First Reading Maple Ridge Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential). To proceed further with this application additional information is required as outlined below. This application does not propose any change to the current OCP land use designation. It conforms to the current land use provisions of the Albion Area Plan and pursuant to Council’s direction, can proceed through the approval process. RECOMMENDATIONS: That Zone Amending Bylaw No. 6961-2012 be given First Reading; and; That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879 – 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Aplin & Martin Consultants Ltd. - Sandi Drew Stanley R Stanowski & Cheryl L Stanowski Legal Description: Lot: A, Section: 11, Township: 12, Plan: 23702 OCP: Existing: Low/Medium Density Residential Existing: Proposed: RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential) Zoning: Surrounding Uses: North: Use: Residential Zone: RS-3 (One Family Rural Residential) Designation: LMRES (Low Medium Density Residential) 1102 South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Use: Residential Zone: R-1 (Residential District) Designation: MRES (Medium Density Residential) Use: Residential Zone: RS-3 (One Family Rural Residential) Designation: SUBRES (Suburban Residential) Use: Residential Zone: RS-1b (One Family Urban (Medium Density Residential) Designation: LMRES (Low Medium Density Residential) Residential Residential 0.823 Ha (2.15 acres) 108th Avenue and Morrisette Place Urban Standard b) Site Characteristics: The site is located at the eastern edge of the Albion area. It currently has one home at the southern end of the property. To the west are single-family RS-1b (One Family Urban (Median Density) Residential) lots; to the east are larger single family RS-1 (One Family Urban Residential) lots. A larger RS-3 (One Family Urban Residential) lot is situated north of this property; to the south are several R-1 (Residential District) lots. c) Project Description: The applicant proposes to rezone the subject site to allow for future subdivision into 13 lots. All of the lots would be accessed from Morrisette Avenue. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once a full application package has been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Low/ Medium Density Residential. This application complies with the District’s Official Community Plan. This land use designation provides for a single detached housing form on lots ranging in size from 557m2 to 891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Area Plan, and the application is in compliance with OCP policies. The District is undergoing a review to consider increasing the permitted density in the Albion Area Plan. Earlier this year Council passed a resolution addressing how in-stream and new applications would be dealt with. Given that no OCP -2- amendment is required for this application, it is able to proceed through the development approvals process. Zoning Bylaw: The current application proposes to rezone the property located at 24979 108 Avenue from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input will be sought from the various internal departments and external agencies listed below: a) b) c) Engineering Department; Operations Department; and Fire Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between First and Second Reading. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. A complete Rezoning Application (Schedule B); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is to rezone the subject site from RS-3 (One Family Rural Residential) to RS1-b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 residential lots. The application can proceed as it is incompliance with the Albion Area Plan and accompanying zoning matrix. Therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. “original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician “original signed by Jim Charlebois” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “original signed by Paul Gill” _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6961-2012 -4- APPENDIX A SUBJECT PROPERTY Scale: 1:2,500 District of Langley ^ District of Mission ´ City of Pitt Meadows 24979 108 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT FRAS ER R. DATE: Nov 13, 2012 FILE: 2012-109-RZ BY: PC APPENDIX B BCP 49693 7 8 9 10921 F E 24985 24947 9 24 108 36 108 22 25029 25050 25007 BCP49694 RW 2 8597 12 A 11 1 P 34411 27 RW 28597 P 65405 9 2 5 4 25019 24923 24912 24913 24902 24903 24871 32 2 3 P 23702 BC P3 10 32 01 9 24 8 7 6 BCP 33200 2 2492 P 29987 108A AVE. 1 10848 MORRISETTE PL. 21 24943 24915 22 13 10860 Rem B 24979 249A ST. 20 P 23702 1 10872 BCP 33200 24905 21 24916 24906 249 ST. 19 37 0 32 P3 C 14 B 108B AVE. 10891 24950 24940 24930 24920 18 5 4 3 2 BCP 49693 BCP 33200 15 17 16 24927 24907 1 24917 24910 109 AVE. 20 P 29987 6 24937 24927 24917 24907 10 1 BCP496 95 11 19 24809 2 PARK BCP 47594 24933 P 29987 10941 7 10 49 7 7 10 41 8 10 35 07 91 42 10711 35 10753 10 36 10745 7 10 25 1 1072 38 25010 79 BCP33320 39 42 41 40 24996 24988 78 29 11 77 43 10 7 10715 44 10733 24906 24900 24892 3 24886 107 2 24878 24872 16 3410761 10776 45 10737 50 10719 10782 10741 7 10 10792 ERSKINE ST. 7 17 31 7 75 10 7 10 58 7 6 65 . PL 7 10 1 7 10 7 10 73 2 107 81 6 M HA EC BE 7 10 24866 22 3010793 21 3110785 6 78 20 23 24 25 26 27 28 29 10 3210777 6 BCP 43944 19 77 14 13 10 12 6 6 18 15 3310769 07 9 107 24982 108 AVE. BCP 33318 37 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 6961-2012 1578 RS-3 (One Family Rural Residential) To: RS-1b (One Family Urban (Medium Density) Residential) ´ SCALE 1:2,500 District of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: January 7, 2013 2012-051-RZ C of W First and Second Reading Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 11406 and 11414 205 Street EXECUTIVE SUMMARY: An application has been received for a Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw (HRA Bylaw), at the northeast corner of 114 Avenue and 205 Street, in historic Hammond. This site known as the Whitehead property, is made up of two lots with two heritage houses that encroach across the interior lot line of these lots. The larger of the two houses known as the Whitehead residence, is located towards the street corner and is proposed to be revitalized and added to. The interior is to be modernized in a way that will retain historical features inside of the residence. There are also other buildings, including a garage and accessory buildings, that are not sited in accordance with the Zoning Bylaw and will require variances as part of this HRA Bylaw. The HRA Bylaw contains the Heritage Conservation Plan (HCP), which is based on the Standards and Guidelines for the Conservation of Historic Places in Canada, describing the Heritage Place associated with the Whitehead residence, the Heritage Value that is embodied in the Heritage Place, and the Character Defining Elements to be retained to preserve its Heritage Value. The actual physical works to achieve the rehabilitation and restoration specified by this HCP will be governed by a Heritage Alteration Permit (HAP). An HAP contains plans, elevations and other details that is issued by Council in a similar fashion as a Development Permit, before a building permit is issued. Consolidating the two lots forming the site into a single lot is a condition of receiving Final Reading of this bylaw. The HRA Bylaw will supersede the regulations of the existing RS-1 Zone as necessary to accommodate the existing houses, accessory buildings and existing lane standard, including allowing the two single family residential uses (e.g. the Whitehead residence and the Whitehead cottage) on one lot. RECOMMENDATIONS: 1. That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 be given First and Second Readings and be forwarded to Public Hearing; and 1103 2. That the following term(s) and condition(s) be met prior to Final Reading: i. Registration of a Rezoning (or equivalent) Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Registration of a Restrictive Covenant in lieu of road dedication for a corner truncation at the Land Title Office; iii. Consolidation of the two lots into one parcel; and iv. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Owner: James Rowley Leanne H. Koehn and James M. Rowley Legal Description: Lot 650 & Lot 649, D.L 279, Plan 2180 OCP: Existing: Proposed: Urban Residential Urban Residential Existing: Proposed: RS-1 (One Family Urban Residential) RS-1 (One Family Urban Residential) Zoning: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single-Family Residential RS-1 (One Family Urban (Medium Density) Residential) Urban Residential Single-Family Residential RS-1 (One Family Urban (Medium Density) Residential) Urban Residential Single-Family Residential RS-1 (One Family Urban (Medium Density) Residential) Urban Residential Single-Family Residential RS-1 (One Family Urban (Medium Density) Residential) Urban Residential -2- Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: Single-Family Residential (2 dwellings) Single-Family Residential (2 dwellings) 0.126 Ha. (0.31 acres) 114 Avenue and 205 Street Urban Standard none b) Project Description: The owner proposes to restore, add to, retain interior features and modernize the Whitehead residence located in Hammond. This residence has been continuously owned by the descendants of Carl Whitehead, who originally built the house ca. 1923. Mr. Whitehead purchased all the properties along the north side of 205 Street, from 115 to 114 Avenue. Each was a rental property, except for the subject house which was built as his family residence. Rather than fronting the houses on the two westernmost lots to 114 Avenue like the other houses (e.g. all the front lot lines were toward 114 Avenue), the two houses at the western end were oriented to 205 Street to have western solar exposure. Thus, both houses encumber the interior lot line of these two westernmost lots. A Heritage Conservation Plan (HCA) has thoroughly researched and documented the Heritage Value and Heritage Character of the house to form the basis of guidelines described by the consultant as: “rehabilitation with most of the interior and exterior elements being preserved, except for those areas disturbed for the rear additions.” The additions involve extending the basement and first floor at the rear and adding a second floor dormer also at the rear to create a more useable second floor. The interior will be modernized while preserving the interior detailing identified as Character Defining Elements (CDE), including such details as wainscoting, fireplace, kitchen ceiling work, etc. The mature landscaping and fence along the street complement the Heritage Character and are being retained. Green design strategies, incorporated in a fashion compatible with the Heritage Character, are proposed to be employed at a later date. This may include: capture of rainwater for domestic use, on-site storm water and rain water infiltration, which would be concealed and would not impact the Heritage Character or Heritage Value; and infrastructure for solar hot water collection and/or using ground sourced heat, which may require future approval if there are physical changes to the Character Defining Elements of the property or the Whitehead residence. Recommendations have been provided on how to undertake this work, so that the Heritage Value and Heritage Character of the building are protected throughout the process. The HCP and architectural plans attached thereto also describe the known historical details and architectural relevance of the site. This plan is attached as Schedule “B” to the HRA Bylaw (see Appendix “B”). c) Planning Analysis: Official Community Plan: This site is located in historic Hammond, on a property that is designated Urban Residential in the Official Community Plan. The Whitehead residence, including the proposed addition, is in keeping with the historic character of the housing in the area as articulated in the OCP and supplementary guidelines prepared by the Planning Department entitled “Hammond Design Characteristics.” -3- The proposal to revitalize and expand the Whitehead residence strengthens the prominence of this dwelling on the lot. The character and density continues to be consistent with the surrounding neighbourhood. This proposal for heritage conservation is in accordance with the following OCP Policies related to heritage management: 4-43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. 4–44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. The Heritage Character and Heritage Value of these heritage buildings and the property has been thoroughly assessed and the appropriate conservation strategy established in the HCP forming part of the Heritage Revitalization Agreement that applies to this site. The Standards & Guidelines for the Conservation of Historic Places in Canada were used by publicLAB Research in association with Birmingham & Wood Architects, the consultants preparing this HCP for the Whitehead property and residence in accordance with these OCP policies. Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Bylaw Background: This proposed bylaw will provide for the following in a single bylaw and associated agreement: Heritage Designation – Under Section 967 of the Local Government Act (LGA), Council may designate real property in whole or in part that is considered to have Heritage Value and Heritage Character on terms and conditions it considers appropriate for heritage protection by way of a bylaw. This designation enables, among other things, establishment of terms for financial or other support for the conservation of designated properties. Designation also means protected buildings and landscaping may not be altered or changed nor any excavations or building take place on protected sites without prior District approval as may be set out in the bylaw. A Heritage Designation Bylaw requires a Public Hearing under Section 968 of the LGA, which follows the same process as for rezoning bylaws. Designation also allows the owner to take advantage of the ‘equivalency’ provisions contained in the BC Building Code and exemptions under the Energy Efficiency Act and Homeowners Protection Act. Use of ‘equivalencies’ allows for Code compliance to be done in a way that is more sympathetic to the structural realities of heritage buildings, making building upgrades more feasible and lessening the impacts that Code upgrading may have on the heritage fabric of heritage buildings. For example, original doors and windows could -4- be exempted from energy upgrades that could alter or destroy them as key Character Defining Elements. Heritage Revitalization Agreement (HRA) - Under Section 966 of the LGA, Council may authorize the District to enter into an agreement with a property owner for the following: to establish terms and conditions for undertaking heritage conservation, detailed within a Heritage Conservation Plan (HCP) and Statements of Significance (SOS) attached to and forming part of the HRA; to set out the phasing and timing on the start and the finish of heritage conservation works; and to vary or supplement thus superseding the regulations a number of District bylaws, including the Zoning Bylaw. Variances enable unique opportunities and maximum flexibility to accommodate best practices for heritage conservation. The HRA works in concert with Designation by detailing the alterations, changes and other actions that are agreed to as being permitted to achieve the envisioned heritage conservation and any necessary long-term maintenance. Tax Exemption – Under Section 225 of the Community Charter Act, Council may pass a bylaw and enter into an agreement to exempt a property owner from payment of municipal property taxes, to the extent and under terms and conditions established in an agreement. The intent of the legislation is to encourage heritage conservation by mitigating the costs involved in revitalization and restoration of the building’s Heritage Value. The usual Council terms for tax exemption agreements granted (or in process to be granted) to date include an exemption period of five (5) years provided all agreed to heritage conservation work is completed, all fees are paid and there is no contravention of any District bylaw. These heritage properties include: Miller Residence (28594 104 Avenue), Billy Miner Pub (22355 River Road), Daykin Residence (22031 Dewdney Trunk Road), and Turnock Residence (22309 St. Anne Avenue). A designation bylaw requires an affirmative vote of at least 2/3 of all Council members. The municipal portion of property taxes (General Levies) for the Whitehead property for 2012 was $1,467.14. Rationale for Designation: The issues of having two heritage houses that encroach across the interior lot line of these lots as well as other siting non-conformities are preventing the owners from undertaking their envisioned addition and conservation works to the Whitehead residence. Therefore, an HRA application has been submitted to resolve these impediments and to facilitate the conservation of the Whitehead residence. This also gives the opportunity for Council to have the property designated thus becoming protected heritage property under the LGA. Where properties are designated, the LGA requires that the rational for the designation be specified. The reasons for designating the Whitehead residence and property on which it is situated include the following: 1. Heritage character - The Whitehead residence exemplifies the prominence and prosperity of Port Hammond in the early 20th century due to the operation of the Hammond Cedar Mill, -5- one of the major mills along the Fraser River. It is also associated with Carl Whitehead, a Finnish immigrant and mill worker, who built and resided in the house. The house is a well maintained and excellent surviving example of the Craftsman bungalow style of house in the community from the 1920’s. Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule “B” to the HRA bylaw (see Appendix “B”). 2. Compatibility of Conservation with Community Plan and Adjoining Land Use - The planning associated with the management of heritage resources is provided for in policies 4-41 through 4-45 of the Maple Ridge Official Community Plan (OCP). These Policies define a clear process for evaluating applications with heritage-related issues and standards to be applied to aid in conservation, interfacing with adjacent properties, and building public awareness. The conservation of this exemplary heritage house is considered to be compatible within its neighbourhood context of single family dwellings, and complies with the heritage management policies of the OCP. 3. Condition and Economic Viability of the Property - The Whitehead residence is in sound physical condition as it has been well maintained and has been in continuous ownership by the original family. The continued condition and economic viability of the property is considered assured given the building's good physical condition, the current owners’ strong commitment to its rehabilitation and maintenance, its suitability for its continued use as a single-family residence and the market value of the property within an established residential neighborhood. 4. Possible Need for Financial Support to Enable Conservation - The building will continue to be used as a private dwelling and maintained accordingly. Adoption of the HRA Bylaw by Council will allow for the property to be consolidated and allow a sensitive addition to be built to enhance livability in the home. A Five-year property tax exemption is being recommended as an economic incentive to assist in offsetting some of the costs to revitalize the Whitehead residence, and to help to ensure its continued protection and conservation. The terms and conditions of this incentive are described in Section 14 of the Heritage Revitalization Agreement attached as Appendix “1” to the HRA Bylaw (see Appendix “B” to this report). Heritage Revitalization Agreement (HRA): The applicant is seeking to enter into an Heritage Revitalization Agreement (HRA) with the District for the long term conservation of the Whitehead Residence and its associated cottage. The proposed conservation works are to be based on a Heritage Conservation Plan (HCP) and Statement of Significance (SOS) prepared by publicLAB Research in association with Birmingham & Wood Architects. As permitted by the ACT, the HRA Bylaw contains a schedule specifying Zoning Bylaw variances to reflect “as-is” siting of the buildings. The 230 m2 (2,486 ft2) Whitehead residence is proposed to be restored and added to in a sympathetic manner. Based on preliminary numbers, the residence will be expanded by about 20% or 49.6 m2 (534 ft2), to have a floor area of 280.5 m2 (3,020 ft2) when work is completed. The foundation will be upgraded to improve the habitability of the basement and extended to -6- accommodate the proposed addition to the rear. The basement will be expanded by 27.6 m2 (297 ft2). The addition on the main level will add 9.8 m2 (106 ft2) of floor area, a second floor dormer and floor addition will add 12.2 m2 (131 ft2). The HCP proposes to restore the exterior of the house, salvage and reuse exterior materials and windows for the extension, and to use new wood siding, trim, windows and porch elements with the same profile as the original in the extension or to replace damaged materials in the original portion of the residence. Because the residence has been recently painted, the requirement to do a paint scraping analysis to determine the original colour was not required. The Agreement allows the house to be repainted using the current colour or a formal process to repaint it with a different colour based on a paint colour analysis. Further details are contained in the Heritage building plans and Specifications attached as Schedule “C” to the HRA Bylaw (see Appendix “B” to this report). Heritage Conservation Plan (HCP): A Heritage Conservation Plan (HCP) was prepared for the Whitehead residence and the associated Whitehead cottage by publicLAB Research in association with Birmingham & Wood Architects. The main provisions of the Heritage Conservation Plan (HCP) are the following: An Introductory section about the historical context and elements proposed to be conserved; A Design Rationale section describing the form and character, and architectural expression of the two existing heritage buildings (e.g. the Whitehead residence and the Whitehead cottage), and the proposed conservation and Whitehead residence building extension proposal; The Statement of Significance (SOS) section follows. The property together with the Whitehead residence and the Cottage are identified as part of the Historic Place. The Character Defining Elements (CDE) are as follows: For the Whitehead property: o Parcel size and dimensions o Frontage of three buildings onto 205 Street o Frontage of fourth building onto the lane o Mature trees and garden o The street fence along the lot line For the Whitehead residence: o Cross-gabled form with gabled porch o Shed roofed rear extension o Front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window openings, shingled skirting, wood stair and railings o Wood doors and windows, original stained-glass transom lites -7- o o o o o Shingle sided wall areas below and above main floor wall area Beveled sided main wall area Generous wood water table boards, belly boards and other miscellaneous trim Brick chimney Original interior detailing, such as wainscoting, fireplace, kitchen ceiling work For the Whitehead cottage: o Simple gabled-roof form (both house and outbuilding) w/gabled front porch element o Building extensions o Wood windows, including those with wood divided upper lites o Bevel-sided pediments, with regular short lengths of siding, covered by battens o Wood shingled main floor wall areas o Drop-sided skirting between main floors and grade Description of the applicable Standards and Guidelines from The Standards & Guidelines for the Conservation of Historic Places in Canada used in developing the conservation recommendations of the Plan; and The recommended conservation strategy for the property. The recommended conservation strategy, includes works or actions related to the Character Defining Elements of the property and those related to the Whitehead residence, include the following: Strategies related to property: o consolidating the site as a single lot o adjusting the path to the rear door to accommodate the proposed extension o retaining the picket fence with minor changes for the new gate location and truncation. Strategy related to the Whitehead residence: o repairing (and where deteriorated replacing with matching new materials) of the exterior character defining building elements o allowing for a rear extension with minimal physical intervention and impact on the heritage value of the building by salvaging for reuse of displaced elements (e.g. doors, windows, exterior siding, trims, etc.) o reproducing the detail of the front porch in the proposed new rear porch o expanding the usability of the second floor by adding a second floor shed dormer which preserves the dominance of existing main roof area, and is not visible from the front of the building. o Adopting an approach for the additions that use the same finishes as the historical building, while incorporating elements to allow the additions to be distinguishable such as minimal glazing associated with the rear porch and other details to be determined when detailed building plans are submitted for the Heritage Alteration Permit to be issued. -8- Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule “B” to the HRA Bylaw (see Appendix “B” to this report). Zoning Bylaw and HRA Bylaw Variances: The subject site consists of two lots, each of which is zoned RS-1 (One Family Urban (Medium Density) Residential). Because the two lots face 114 Avenue but both dwelling units were built to face 205 Street, they each encroach across the lot line common to the two lots. Historically, the Whitehead residence and the associated Whitehead cottage have been treated as a single site, including a single tax notice. This encroachment and nonconformity (e.g. 2 houses on one lot) is a historical anomaly preventing the Whitehead residence for being modified or extended. To accommodate the owner’s desire to revitalize and add to the Whitehead residence, the historical anomaly is proposed to be solved by having the two lots consolidated into a single parcel. This requires the provision of the RS-1 Zone allowing only a single one family residential use to be superseded by a variance included in the HRA Bylaw allowing the two heritage buildings (e.g. 2 onefamily residential uses) on the consolidated lot. This is justified by a number of reasons. Firstly, is the historic presence of the two dwelling on what was effectively a single lot or site. Secondly, there is no change in the density thus no resulting impacts on the surrounding context of the single family residential neighbourhood. Finally, the variance will facilitate the conservation of these heritage buildings. Two setback variances are required for the houses on the proposed consolidated lot. The Whitehead cottage is sited too close to the lane along the north of the site. There is also an accessory structure built at the front lot line along 205 Street between the two heritage houses. Therefore, the following variances are proposed to be granted through the HRA Bylaw: Part 6 Residential Zones C. (3) (a) Permitted number of dwellings C. (3) (c) (ii) Setbacks (interior lot line) C. (5) (c) (ii) Setbacks (front lot line) Existing Regulation limited to 1 per lot a minimum of 1.5 metres a minimum of 3.0 metres Proposed Variance 2 a minimum of 1.03 metres a minimum of 1.03 metres Justification or Purpose: To allow for the two existing heritage houses to be sited together on one consolidated lot. To accommodate the existing siting of the Cottage, which is closer than allowed to the lot line common to the lane. To accommodate the existing siting of the accessory building, which is flush to the lot line common to 205 St. This application is being processed like a rezoning application and thus it triggers a review of compliance with servicing, road and other municipal standards. This site is in Hammond, which possesses a “village-like” character. In the interest of preserving the heritage context of the site, Schedule “A” Services and Utilities for the RS-1 Zone the Maple Ridge Subdivision and Development Servicing By-law No. 4800 – 1993 is proposed to be varied or the provision of certain requirements delayed as follows: A corner truncation at the northeast corner of 114 Avenue and 205 Street will not be required as no additional traffic is being generated by the proposal. In lieu of this dedication, a Restrictive Covenant is to be registered at the corner, permitting the historic picket fence, a -9- Character Defining Element, and associated plantings to be retained, provided that they do not impede vision across the corner; The 7.5 metre right-of-way width and the 6.0 metre wide driving surface is reduced to a 4.6 metre right-of-way width and a 4.6 metre wide driving surface, thus preserving the historical lane specification of the area as no additional traffic is being generated by the proposal; and Sidewalks and associated curbs, gutters and lighting will not be required. Instead, the applicant will deposit moneys in trust towards their share of constructing a sidewalk along the full length of 205 Street, similar to the “village-like” standard provided for on other streets in the Hammond Area. These variances have been reviewed and are acceptable to the Engineering Department. The variations to the Zoning Bylaw and the Subdivision and Development Servicing By-law are identified in Schedule “F” to the HRA Bylaw (Appendix “B” to this report). d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the application and advised the existing concrete lane curbing is to be replaced and separate service and underground utility (e.g. Hydro/Tel) connections are required for each house. Engineering has reviewed and supports other engineering-related requirements being varied (e.g. corner truncation), lane width and payment in trust for undertaking sidewalk/curb/gutter upgrading, as part of the variance being to encourage the conservation of this heritage site. An agreement equivalent to a Rezoning Servicing Agreement will be required. The applicant has been given a copy of the Engineering Comments outlining the requirements in detail. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the lot consolidation is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional tree required which is based on one tree per lot. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $25.00. Fire Department: The Fire Department has advised that sprinklering may be required for the project. The Maple Ridge Sprinkler Bylaw requires the installation of an Approved Fire Sprinkler System, to service the Whitehead residence, as a part of the construction of an addition or renovation to any building if the value of the work exceeds 50% of the market value of the building. According to the Sprinklering Bylaw, this value would be based on the value of the building as established by the BC Assessment Authority. - 10 - The requirement for sprinklering is assessed at the time an application is made for a Heritage Alteration Permit. If sprinklering is determined to impact the interior Character Defining Elements, other less intrusive measures (Code equivalency) and/or exemption will sought from the Fire Chief or the Manager of Inspection Services as provided for in the Building Code. e) Building Comments: All new construction is to comply with the current BC Building Code. The owners may need to retain a qualified professional to submit a report to the Manager of Inspection Services for alternative solutions (Code equivalencies) as sanctioned in the BC Building Code, to lessen Code impacts on buildings such as Whitehead residence having protected heritage status. The requirement for sprinklering will be assessed in conjunction with the Fire Department at the time a Heritage Alteration Permit is made. CONCLUSION: It is recommended that First and Second Reading be given to Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012, and that the application be forwarded to February 19, 2013 Public Hearing. "Original signed by Adrian Kopystynski"________________ Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Charles R. Goddard" for___________ Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn"_____________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule"____________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – HRA Bylaw - 11 - 674 9 743 741 11314 City of Pitt Meadows ^ District of Langley 737 734 733 20575 20575 P 2180 730 20582 20574 20564 P 2180 738 20554 LORNE AVE. 11406/14 205 STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT FRASER R. 20582 20574 P 55931 20541 673 P 2180 20540 95 634 PARK *PP044 2 11 P 114 637 Pcl. B WARESELY ST. 20540 20536 670 742 636 P 114 20565 638 20557 20541 20531 20564 20540 20530 20523 20524 669 7 41 573 20522 20514 666 45 AY ILW 20 1132 8 675 20 RA SCALE 1:1,500 672 District of Mission C 4 11 FI 575 671 20531 P CI PA 17 668 574 3 81 2 70 P 1 ´ 20506 10 3 11 639 641 642 667 20530 N 9 56 9 640 643 645 20523 IA 27 576 11386 20507 AD 3 11 8 8 32 11 18 3 11 . N CA 577 CR 35 38 11424 114 AVE. 20520 LE 3 11 7 3 11 P MA B 8 8 81 10 4 49 20 5 34 P 114 599 598 20565 20504 50 20 P 74898 LATVALLA LAN 2 597 *PP044 11395 P 11 34 11 646 P 2180 11406 11405 6 649 20515 11 C 5 3 0 36 650 11415 8 81 10 0 11414 20512 2 P 61 P 8 32 37 11 20478 12 20512 9 23 72 SUBJECT PROPERTIES P 2180 651 648 647 644 205 ST. 8 0 P 11 P 20107 4 44 44 1 1 62 82 45 3 20 2 20 3 11 596 WESTFIELD AVE. 20464 P 20 06 69 581 1 11443 P 114 594 595 593 11440 57 56 P 74898 *PP044 (24000) 3 11 2 11450 20557 591 11460 20541 11416 P 4 11 20451 588 55 11463 P 114 589 590 3 114 B AVE. 20531 11446 0 20523 11445 7 APPENDIX A 20515 8 P 11876 1 Rem 592 11450 2050 54 20505 11451 11479 6 RP 7595 Pcl. O 9 2 20483 11474 5 20471 11471 P 1440 BARCLAY ST. 10 11463 DATE: Apr 27, 2012 FILE: 2012-051-RZ BY: PC 729 APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6962-2012 A Bylaw to designate a property as a heritage property under Section 967 of the Local Government Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local Government Act and to grant a Tax Exemption under Section 225 of the Community Charter ____________________________________________________________________________________ WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge considers that the properties located at 11406 and 11414 205 Street, Maple Ridge, BC have heritage value and that the property and certain buildings on the property should be designated as protected under section 967 of the Local Government Act; AND WHEREAS the District of Maple Ridge and Leanne Helen Koehn and James Maxwell Rowley wish to enter into a Heritage Revitalization Agreement for the property; AND WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt the property from municipal property taxation subject to the terms of an exemption agreement; AND WHEREAS the District of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: Citation 1.1 This Bylaw may be cited as “Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012”. Interpretation 2.1 In this Bylaw, the terms “heritage value”, “heritage character” and “alter” have the corresponding meanings given to them in the Local Government Act. Heritage Revitalization and Tax Exemption Agreement 3.1 The District of Maple Ridge enters into a Heritage Revitalization and a Tax Exemption Agreement (the “Agreement”) with the registered owner of the property located at 11406 and 11414 205 Street, Maple Ridge and legally described as: PID: 012-547-069 Lot 649 District Lot 279 Group 1 New Westminster District Plan 2180; and PID: 012-547-077 Lot 650 District Lot 279 Group 1 New Westminster District Plan 2180 (collectively the “Property”). 3.2 The Acting Mayor and Corporate Officer are authorized on behalf of the District of Maple Ridge Council to sign and seal the Agreement in the form attached as Appendix “1” to this Bylaw. 3.3 Subject to all of the terms and conditions set out in the Agreement, the Property and the Whitehead residence and the Whitehead cottage (the “Existing Heritage Buildings”), as described in the Agreement, shall be exempt from District property taxation for a term of five (5) years effective from the date on which the Agreement comes into force. Heritage Designation 4.1 Council hereby designates the Property and the “Existing Heritage Buildings”, as described in the Agreement, as protected heritage property for the purposes of section 967 of the Local Government Act of British Columbia. Exemptions 5.1 5.2 The following actions may be undertaken in relation to the Existing Heritage Buildings without first obtaining a heritage alteration permit from the District: (a) non-structural renovations or alterations to the interior of the building or structure that do not affect any protected interior feature or fixture and do not alter the exterior appearance of the building or structure; and (b) non-structural normal repairs and maintenance that do not alter the exterior appearance of a building or structure. For the purpose of section 5.1, “normal repairs” means the repair or replacement of elements, components or finishing materials of a building, structure or protected feature or fixture, with elements, components or finishing materials that are equivalent to those being replaced in terms of heritage character, material composition, colour, dimensions and quality. READ A FIRST TIME this READ A SECOND TIME this day of day of PUBLIC HEARING held this day of READ A THIRD TIME this day of , 2013. , 2013 , 2013. , 2013. APPROVED by the Minister of Transportation this ADOPTED this PRESIDING MEMBER day of day of , 2013. CORPORATE OFFICER , A.D. 2013. APPENDIX “1” – HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT THIS AGREEMENT dated for reference the day of , 20 is BETWEEN: Leanne Helen Koehn and James Rowley Maxwell 11406 – 205th Street Maple Ridge, B.C. V2 X 1S4 (Collectively the “Owner”) AND: THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE 11995 Haney Place Maple Ridge, British Columbia V2X 6A9 (the “District”) WHEREAS: A. The Owner is the registered owner in fee simple of the land and all improvements located at 11406 and 11414 205 Street, Maple Ridge, B.C. and legally described as: PARCEL IDENTIFIER: 012-547-069 LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 PARCEL IDENTIFIER: 012-547-077 LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 (the “Land”); B. There are two principal building currently situated on the Land, known as the Whitehead residence and the Whitehead cottage, as shown on the sketch map attached as Schedule “A” to this Agreement (the “Existing Heritage Buildings”), and the District and the Owner agree that the Existing Heritage Buildings have heritage merit and should be conserved; C. The Owner intends to apply to the District for approval to construct an addition to the Whitehead residence, as shown on the sketch map attached as Schedule “A”; D. Section 966 of the Local Government Act authorizes a local government to enter into a Heritage Revitalization Agreement with the owner of heritage property, and to allow variations of, and supplements to, the provisions of a bylaw or a permit issued under Part 26 or Part 27 of the Local Government Act; E. Section 225 of the Community Charter authorizes a local government to enter into an agreement with the owner of eligible heritage property that is to be exempt from municipal taxation, respecting the extent of the exemption and the conditions on which it is made; F. The Owner and the District have agreed to enter into this Heritage Revitalization and Tax Exemption Agreement setting out the terms and conditions by which the heritage value of the Land and the Existing Heritage Buildings are to be preserved and protected, in return for specified supplements and variances to District bylaws and the exemption of the Land and the Existing Heritage Buildings, from District property taxation for a specified term; H. The date of final adoption of the bylaw to which this Agreement is attached is the “Effective Date”; THIS AGREEMENT is evidence that in consideration of the sum of ten dollars ($10.00) now paid by each party to the other and for other good and valuable consideration (the receipt of which each party hereby acknowledges) the Owner and the District each covenant with the other as follows: Conservation of the Existing Heritage Buildings 1. The Owner shall, promptly following the Effective Date, commence and complete the restoration, renovation and conservation of the Character Defining Elements of the Land and the Existing Heritage Buildings (the “Work”), as identified in the Statement of Significance attached as Schedule “B”, which Work shall be done in accordance with the approved plans and specifications attached as Schedule “C” to this Agreement (the “Conservation Plans”). 2. The Owner shall not alter the Character Defining Elements except in accordance with the Conservation Plans. 3. Prior to commencement of the Work, the Owner shall obtain from the District all necessary permits and licences, including a heritage alteration permit. 4. The Work shall be done at the Owner’s sole expense in accordance with generally accepted engineering, architectural and heritage conservation practices. If any conflict or ambiguity arises in the interpretation of the Conservation Plans, the parties agree that the conflict or ambiguity shall be resolved in accordance with the Standards and Guidelines for the Conservation of Historic Places in Canada, Second Edition, published by Parks Canada in 2010, or any future update to this edition. 5. The Owner shall, at the Owner’s sole expense, engage a member of the British Columbia Association of Heritage Professionals (the “Registered Professional”) to oversee the Work and to perform the duties set out in section 6 of this Agreement. 6. The Owner shall cause the Registered Professional to: (a) prior to commencement of the Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached as Schedule “D” to this Agreement; (b) erect on the Land and keep erected throughout the course of the Work, a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering onto the Land that the Work involves protected heritage property and is being carried out for heritage conservation purposes; (c) throughout the course of the Work, effectively oversee the work of all contractors and tradespersons and inspect all materials leaving and arriving at the site to ensure that the Work is carried out in accordance with the Conservation Plans; (d) obtain the District’s approval for any changes to the Work, including any amended permits that may be required; (e) upon substantial completion of the Work, provide to the District an executed and sealed Certification of Compliance in the form attached as Schedule “E” to this Agreement; and (f) notify the District within one (1) business day if the Registered Professional’s engagement by the Owner is terminated for any reason. Timing of Restoration 7. The Owner shall commence and complete all actions required for the completion of the Work in accordance with this Agreement within 12 months following the Effective Date. Ongoing Maintenance 8. Following completion of the Work, the Owner shall (a) in perpetuity, maintain the Existing Heritage Buildings and the Land in good repair in accordance with the maintenance standards set out in Maple Ridge Heritage Site Maintenance Standards Bylaw No. 6710-2009; and (b) prior to the having the Existing Heritage Buildings repainted to a different colour, retain a Registered Professional to determine through a suitable analysis, the original colours and a painting scheme acceptable to the District for the repainting of the Existing Heritage Buildings. Damage to or Destruction of the Existing Heritage Buildings 9. If the Existing Heritage Buildings is damaged, the Owner shall obtain a heritage alteration permit and any other necessary permits and licences and, in a timely manner, shall restore and repair the Existing Heritage Buildings to the same condition and appearance that existed before the damage occurred. 10. If, in the opinion of the District, the Existing Heritage Buildings is completely destroyed and the Owner wishes to construct a replacement building on the Land, such replacement building must be constructed in compliance with the District’s Zoning Bylaw, in a style that is acceptable to the District and substantially similar to that of the destroyed Existing Heritage Buildings, after having obtained a heritage alteration permit and all other necessary permits and licences. 11. The Owner shall use its best efforts to commence and complete any repairs to the Existing Heritage Buildings, or the construction of any replica or replacement buildings, with reasonable dispatch. Variations to District’s Zoning Bylaw 12. District of Maple Ridge Zoning Bylaw No. 3510-1985 (the “Zoning Bylaw”) is varied and supplemented in its application to the Land and the Existing Heritage Buildings in the manner and to the extent set out in Schedule “F” to this Agreement. Heritage Designation 13. The Owner hereby irrevocably agrees to the designation of the Land and the Existing Heritage Buildings as a municipal heritage site in accordance with section 967 of the Local Government Act, and releases the District from any obligation to compensate the Owner in any form for any reduction in the market value of the Land or the Existing Heritage Buildings that may result from the designation. Tax Exemption Conditions 14. The District hereby exempts from District property taxation, for five (5) years following the Effective Date, the Land and the Existing Heritage Buildings on the following conditions: (a) all items agreed to within this Agreement must be met; (b) any other fees and charges related to the Land, the Existing Heritage Buildings, and securities or moneys in trust due to the District of Maple Ridge are paid or provided in full; and (c) the Owner is not in contravention of any other District of Maple Ridge bylaw. 15. If any condition set out in section 14 above is not met to the satisfaction of the District, acting reasonably then the Owner must pay to the District the full amount of tax exemptions received, plus interest, immediately upon written demand. Interpretation 16. In this Agreement, “Owner” shall mean the registered owner of the Land or a subsequent registered owner of the Land, as the context requires or permits. Conformity with District Bylaws 17. The Owner acknowledges and agrees that, except as expressly varied by this Agreement, any development or use of the Land, including any construction, restoration and repair of the Existing Heritage Buildings, must comply with all applicable bylaws of the District. Statutory Authority Retained 18. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of the District, all of which powers may be exercised by the District from time to time and at any time to the fullest extent that the District is enabled. Indemnity 19. The Owner hereby releases, indemnifies and saves the District, its officers, employees, elected officials, agents and assigns harmless from and against any and all actions, causes of action, losses, damages, costs, claims, debts and demands whatsoever by any person, arising out of or in any way due to the existence or effect of any of the restrictions or requirements in this Agreement, or the breach or non-performance by the Owner of any term or provision of this Agreement, or by reason of any work or action of the Owner in performance of its obligations under this Agreement or by reason of any wrongful act or omission, default, or negligence of the Owner. 20. In no case shall the District be liable or responsible in any way for: (a) any personal injury, death or consequential damage of any nature whatsoever, howsoever caused, that be suffered or sustained by the Owner or by any other person who may be on the Land; or (b) any loss or damage of any nature whatsoever, howsoever caused to the Land, or any improvements or personal property thereon belonging to the Owner or to any other person, arising directly or indirectly from compliance with the restrictions and requirements in this Agreement, wrongful or negligent failure or omission to comply with the restrictions and requirements in this Agreement or refusal, omission or failure of the District to enforce or require compliance by the Owner with the restrictions or requirements in this Agreement or with any other term, condition or provision of this Agreement. No Waiver 21. No restrictions, requirements or other provisions of this Agreement shall be deemed to have been waived by the District unless a written waiver signed by an officer of the District has first been obtained, and without limiting the generality of the foregoing, no condoning, excusing or overlooking by the District on previous occasions of any default, nor any previous written waiver, shall be taken to operate as a waiver by the District of any subsequent default or in any way defeat or affect the rights and remedies of the District. Inspection 22. Upon request, the Owner shall advise or cause the Registered Professional to advise the District’s Planning Department of the status of the Work, and, without limiting the District’s power of inspection conferred by statute and in addition to such powers, the District shall be entitled at all reasonable times and from time to time to enter onto the Land for the purpose of ensuring that the Owner is fully observing and performing all of the restrictions and requirements in this Agreement to be observed and performed by the Owner. Enforcement of Agreement 23. The Owner acknowledges that it is an offence under section 981(1)(c) of the Local Government Act to alter the Land or the Existing Heritage Buildings in contravention of this Agreement, punishable by a fine of up to $50,000.00 or imprisonment for a term of up to 2 years, or both. 24. The Owner acknowledges that it is an offence under section 981(1)(b) of the Local Government Act to fail to comply with the requirements and conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement and section 972 of the Local Government Act, punishable in the manner prescribed in the preceding section. 25. The Owner acknowledges that, if the Owner alters the Land or the Existing Heritage Buildings in contravention of this Agreement, the District may apply to the B.C. Supreme Court for: (a) an order that the Owner restores the Land or the Existing Heritage Buildings to its condition before the contravention; (b) an order that the Owner undertakes compensatory conservation work on the Land or the Existing Heritage Buildings; (c) an order requiring the Owner to take other measures specified by the Court to ameliorate the effects of the contravention; and (d) an order authorizing the District to perform any and all such work at the expense of the Owner. 26. The Owner acknowledges that, if the District undertakes work to satisfy the terms, requirements or conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement upon the Owner’s failure to do so, the District may add the cost of the work and any incidental expenses to the taxes payable with respect to the Land, or may recover the cost from any security that the Owner have provided to the District to guarantee the performance of the terms, requirements or conditions of the permit, or both. 27. The Owner acknowledges that the District may file a notice on title to the Land in the land title office if the terms and conditions of the Agreement have been contravened. 28. The District may notify the Owner in writing of any alleged breach of this Agreement to the Owner shall have the time specified in the notice to remedy the breach. In the event that the Owner fails to remedy the breach within the time specified, the District may enforce this Agreement by: (a) seeking an order for specific performance of this Agreement; (b) any other means specified in this Agreement; or (c) any means specified in the Community Charter or the Local Government Act, and the District’s resort to any remedy for a breach of this Agreement does not limit its right to resort to any other remedy available at law or in equity. Headings 29. The headings in this Agreement are inserted for convenience only and shall not affect the interpretation of this Agreement or any of its provisions. Appendices 30. All schedules to this Agreement are incorporated into and form part of this Agreement. Number and Gender 31. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be construed to mean the plural or feminine or body corporate where the context so requires. Successors Bound 32. All restrictions, rights and liabilities herein imposed upon or given to the respective parties shall extend to and be binding upon their respective heirs, executors, administrators, successors and assigns. Severability 33. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the invalid portion shall be severed and the decision that it is invalid shall not affect the validity of the remainder of this Agreement. IN WITNESS WHEREOF the Owner and the District have executed this Agreement on the dates set out below. ____________________________________ by its authorized signatory(ies): Authorized Signatory: ______ Authorized Signatory: ) ) ) ) ) ) ) ) ) ) ) ______________________________ Date The Corporate Seal of DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: Mayor: Corporate Officer: ______________________________ Date ) ) ) ) ) ) ) ) ) ) ) C/S SCHEDULE “A” PROPOSED PLAN SCHEDULE “B” HERITAGE CONSERVATION PLAN AND STATEMENT OF SIGNIFICANCE Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge CON TE N TS • Carl [Walkeapaa] Whitehead retires Project Introduction ...........................................................................................................01 Design Rationale ................................................................................................................02 2.1 The Existing Buildings 2.2 The Context 2.3 Architectural Expression 2.4 Architectural Expression Site Introduction.................................................................................................................06 Description of the Site.........................................................................................................07 4.1 Brief Historical Context 4.2 Description + Site Context Statements of Significance..................................................................................................08 5.1 The Whitehead Property, 11406 + 11414 205th Street 5.2 The Whitehead Residence, 11406 205th Street 5.3 The Whitehead Cottage, 11414 205th Street Conservation Guidelines......................................................................................................11 6.1 National Standards and Guidelines Conservation Recommendations.........................................................................................13 7.1 General Conservation Strategy 7.2 Conservation Strategy for the Whitehead Property, 11406 + 11414 205th Street 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street 7.4 Conservation Strategy for The Whitehead Cottage, 11414 205th Street Supporting archival material................................................................................................15 Conservation plan photo documentation [exterior + interior of existing] ............................17 9.1 The Whitehead Residence, 11406 205th Street 9.2 The Whitehead Cottage, 11414 205th Street 2 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 1 INTR ODU C TI O N Project Introduction The Whitehead property, which contains the Whitehead Residence and the Whitehead Cottage, is situated on a large corner lot in the Hammond neighbourhood of Maple Ridge. The corner lot and buildings on the site are typical of a number of heritage houses in the neighbourhood and add to the contextual and character value contributing to the historic character of the streetscape and surrounding area. The Hammond neighbourhood is primarily residential with an RS-1 zoning designation. The intent of the Heritage Revitalization Agreement is to benefit the community through the long-term legal protection of the heritage value of a property and to benefit the property owner by enabling flexibility that would not be permitted under existing municipal regulations. • 11406 205th Street [The Whitehead Residence] • 11414 205th Street [The Whitehead Cottage] The proposal for The Whitehead Residence at 11406 205th Street includes consolidation of the existing lots, individual engineering services for both properties, and a modest addition to the rear of the Whitehead Residence to modernize and retain interior historical detailing, enhance the livability and create a more usable second floor, upgrades to the main floor bathroom and to create a larger basement storage area. Mature landscaping and picket fencing on the site will be retained. 01 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 2 Design Rationale 2.1 The Whitehead Property DESIGN R AT IO N ALE The Whitehead Residence at 11406 205th Street will undergo a renovation. An addition to the rear of the house will maintain historic proportions and massing while allowing for a modern update of the interior living space. A small dormer will be added to the second floor to allow for an upstairs bathroom. Services will be separated and upgraded for the site. The Whitehead Cottage on the north side of the property has been recently renovated and no further upgrades are anticipated. In order to facillitate upgrading site services the cottage will have independent water, electricity and sewer upgrades. 2.2 • 11406 205th Street - proposed massing from south • 11406 205th Street - proposed massing from east The Context The Whitehead property includes two historic houses and two outbuildings on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. The continued existing use as residences is in keeping with the District of Maple Ridge zoning intentions for this area. 2.3 Architectural Expression The Whitehead Residence at 11406 205th Street is a good example of residential building that used generous wood detailing to achieve a delightful, sound design. The second house, the Whitehead Cottage is a small bungalow, at 11414 205th Street is probably the earliest structure on the site, and is typical of early wood residential buildings on cleared land. The building used pre-manufactured building fabric, hallmarks of early mill building-kit products, and possibly produced at the Hammond Cedar Mill itself. Original wood siding, shingles and gable end details are intact, as well as generous wood water table boards, belly boards, and other miscellaneous trim. Original windows, some with stained-glass transom lites, and updated wood windows are currently incorporated into the house. The front porch detailing is prominent with tapered porch piers and columns, generous wood detailing and wood stair and railings. These elements are typical of the early Craftsman bungalow architecture of Maple Ridge and the surrounding areas. These details will be undisturbed during the project and will be replicated where they are detailed in the new addition. The addition will replicate the language of an earlier addition, extending a shed roof to extend the living area at the rear of the house. 02 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 2.4 DESIGN R AT IO N ALE Proposal The Whitehead Residence has been continuously owned by the descendents of the original builder and owner Carl Whitehead. The current owners moved their young family to Maple Ridge from Burnaby, taking over the stewardship of the property from their parents generation. In doing so the current owners are pursuing a heritage revitalization agreement with the District of Maple Ridge to honour the unique history of the site and to ensure that the heritage of the two properties is maintained. Their intentions are to modernize and retain interior historical detailing in the 1923 home to allow their family to continue living in the house. To subdivide the lots and to update services to both properties. In conformance with standard conservation practices, the main house [the Whitehead Residence] and the yellow cottage [the Whitehead Cottage] will remain in their original locations. The new addition on the site will be confined to the rear of the main house and extend the foot print behind the original mass to maintain the existing heritage streetscape on the lot. Design elements will be incorporated from the original house to tie in the new construction and maintain continuity. The addition of a new second floor dormer will be significantly inset from the original house to minimize the impact from the street, taking cues from other dormers on houses in this era. Interior finishes will be modern but compliment the original house. The large covered deck at the rear of the main floor will enhance the functional living space and provide the house with a defined rear entry that is more welcoming and in line with exterior walkways and gates. Green design strategies will be employed in the project where possible. The owners are interested in installing the infrastructure for a solar hot water collection system on the roof, ground source heat with the possibility of integrating the two systems and using insulated concrete form work for the new foundation work for the addition. Interior finishes will also reflect sustainable strategies with energy star appliances and fixtures, double glazed windows and LOV finishes. • publicLAB RESEARCH + DESIGN Neighbour’s visiting the Whitehead Residence B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 03 Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN Ann E. Rowley, Whitehouse Residence [11406] portrait, watercolour B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 04 Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN D. Sharpe, Whitehouse Residence [11406] portrait, pen + ink 05 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 3 STATEME N T O F SIGNIFIC AN C E Site Introduction Name of Historic Place: Address: Significant Owner/Builder and first owner at 11406 205th Street: Date of Construction: Whitehead Property 11406 & 11414 205th Street, Maple Ridge B.C. Carl Whitehead 11406: ca. 1923 11414: ca. 191- The earliest portion of 11414 205th Street (the yellow house [the Whitehead Cottage] in the photo above) is the earliest building on the combined sites, perhaps along with an original portion of an outbuilding to its rear, off the lane. Following the purchase of these properties (and the properties to their east to 206th Street) in 1922, Carl Whitehead began to build a house for his family, and rental houses on the properties to its east. The Whitehead Cottage at 11414 205th and its outbuilding display the hallmarks of mill kit house construction, very likely material supplied by the mill in Port Hammond. The Whitehead Residence at 11406 205th Street is of later design and detailing, incorporating details and construction techniques very common for houses of its era. The houses and outbuilding on the subject property are generally well-built, and have been maintained in a manner that has resulted in much of the building fabric being intact and in good repair. The proposed changes to the property are largely changes to the Whitehead Residence at the back of the house. Additions there are to make it suite the contemporary living needs of the family now living in the house. 06 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 4 STATEME N T O F SIGNIFIC AN C E Description of the Site 4.1 Historic Context The houses and properties are closely associated with the early settlement of Port Hammond in the latter decades of the 19th Century (Port Hammond was incorporated in 1883). At its heart, Port Hammond was a mill town, and intimately linked with the Canadian Pacific Railway running through the heart of the settlement. The cedar mill was the largest employer in the community and, in fact, in all of Maple Ridge. Because of the number of workers employed by the mill, a thriving commercial centre developed along Maple Crescent by 1910, with the Bank of Hamilton, Dale’s Hotel and Store, Wo Lung’s Store, and the Allison and Cross general store establishing themselves as key businesses within the community. Other businesses included boarding houses and hotels, which provided accommodation for travelers, businesspeople, and workers, and bars and halls, which offered residents the chance to relax with their neighbours and fellow workers. Since many mill workers lived in homes that were close to their workplace, many of the community’s businesses remained in Hammond, even when the Lougheed Highway passed through the municipality north of the townsite. Development associated with the new highway bypassed the early Port Hammond settlement, with the result that the settlement retained much of its early buildings and small community atmosphere. 4.2 Description of the Site and its immediate context The site is near the heart of the original community, with John Hammond’s house about a block away. The orientations of the houses do not follow the lot lines typical for the block, but rather face the side street, not call 205th Street. This allowed both houses to have good light and exposure (no inside lot). Carl Whitehead is an example of the local millworker buying property in Port Hammond and settling in for the long term. What is unusual about Mr. Whitehead is his purchasing of an entire row of properties on the north side of 114th (then Stanton) between 205th and 206th (then Waugh and Wareslet), and building rental houses on all but the westernmost property (now 11406 205th Street), where he built a house for himself. At the time of Carl Whitehead’s purchasing the properties in 1922, there was the original portion of the Whitehead Cottage at 11414 205th Street (originally 82 Waugh Street), and an original piece of the outbuilding to its east. 11406 and 11414 205th Street Other properties purchased and developed by Carl Whitehead 07 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 5 Statement of Significance 5.1 Whitehead Property 11406 and 11414 205th Street Maple Ridge, B.C. STATEME N T O F SIGNIFIC AN C E Description of the Historic Place The Whitehead property includes two historic houses and two outbuildings on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The Whitehead property as a whole is important for its formal and aesthetic values, and particularly for its cultural value exemplifying the settlement and improvement of Hammond in the early 20th Century. The arrangement of the two houses and single car garage straddling what was intended to be two standard lots at the end of the block fronting onto what is now 114th Avenue, is important as a good typical example of such property development in the settlements in the Lower Mainland at the turn of the 20th Century. The siting of the Whitehead Cottage at 11414 205th Street tight to the lane exemplifies decisions made by owners and builders without being constrained by lot line configuration, and without the presence of municipal zoning or private setback regulations, which maximized usable south-facing yard space, and minimized less usable north-facing yard space (along the lane). The siting of the garage for 11406 205th Street is important for revealing the lack of setback regulations for outbuildings at the time of its construction (certainly before 1928), and for having been moved on site to its present location – a common practice with wood frame buildings in the early settlement years (the 1928 fire insurance map shows it in the extreme northwest corner of the property). The resulting atypical arrangement of buildings serves as a reminder of earlier less standardized site development regulations in early Port Hammond than is found today. The site is also important as a remnant of the entire north side of the 20500 block of what was then called Stanton Street, now 114th Avenue, a parcel owned by Whitehead, and developed with modest bungalows between 1922 (the year he purchased the property) and 1928 (as evidenced by the fire insurance map from that year). Character-defining Elements • parcel size, dimensions and rectangular shape • frontage of three buildings onto 205th Street • frontage of fourth building onto the lane • mature trees and garden • picket fencing Property Chronology • 1922 - Carl Whitehead purchases Lots 642,645, 646, 649, and 650 Stanton - now 114th Avenue; this is the entire block of properties between 114th Avenue and the lane north of 114th. - One small house and at least one garage/outbuilding exist on the two westernmost properties (the subject site) • by 1928 - Three rental houses and garages built by Carl Whitehead on the three lots to the east of the subject site • < 1937 - second house built at 646 Stanton (burned down) • ca. 1955 - well filled in with the arrival of water service (and probably sewers) • by 1969 - At time of his death, Carl Whitehead still owned 646 as rental property in addition to the properties associated with his own residence. 08 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge 5 Statement of Significance 5.2 Whitehead Residence 11406 205th Street (originally 80 Waugh Street) (ca. 1923) STATEME N T O F SIGNIFIC AN C E Description of the Historic Place The Whitehead Residence is the 1 1/2 storey bungalow with a prominent gabled front porch located on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The house at 11406 205th Avenue is important for its aesthetic,cultural and social values. It is a good example of residential building that used generous wood detailing to achieve a delightful, sound design that weathered well: a style of building called the Craftsman bungalow, that the owner/builder copied from a house on Dewdney Trunk Road near Webster’s Corner (the centre of the Finnish community in Maple Ridge). The Whitehead Residence is important for displaying – through its substantial design – the prominence and prosperity of Port Hammond in the Maple Ridge area in the early 20th Century, only overtaken by Haney after the development of the Lougheed Highway in the 1930s. The house is also important for its association with Carl Whitehead (originally Carl Konstantin Ollinpoika Walkeapaa, then C.K. Olson, a Finnish immigrant, and millworker at the Hammond Cedar Mill, one of the major cedar processing mills on the Fraser, and the town’s major employer), who built and moved into the house in 1923, after having lived in a smaller house next door on 114th Avenue. The house is important for its association with Mr. Whitehead (a literal translation of his original Finnish surname Walkeapaa) and the Finnish immigrant community in Maple Ridge. The house is socially valued for inclusion on the current Heritage Inventory, and for its continued ownership by descendents of Carl Whitehead, a valuable social continuity in the community spanning several generations. It is also a good record of sensitive additions made over time to meet evolving residential needs over the decades of its existence. Character-defining Elements • cross-gable form with gabled front porch • shed roofed rear extension • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • wood doors and windows, original stained-glass transom lites • shingle sided wall areas below and above main floor wall area • beveled sided main floor wall area • generous wood water table boards, belly boards, and other miscellaneous trim • brick chimneys • original interior detailing, such as wainscoting, fireplace, kitchen ceiling work 11406 205th • 1922 • by 1928 Street - Property Chronology - bare land not yet built upon, at time of purchase by Carl Whitehead - Cross-gabled house with poured concrete foundation and small back porch - well to the south of the house - pump house to the east of the house - Eastern (rear) addition with Bathroom , Pantry (over top of pump house, enclosed in new basement space), and enclosed Back Porch publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & 09 W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge STATEME N T O F SIGNIFIC AN C E 5 Statement of Significance 5.3 11414 205th Street (originally 82 Waugh Street) (ca. 191-) Description of the Historic Place The Whitehouse Cottage is the single-storey gable-roofed bungalow located close to the lane, at the north end of the property on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The Whitehouse Cottage is important as probably the earliest structure on the site, along with the outbuilding to its east. The construction of the house and outbuilding is of aesthetic and cultural interest for being typical of early wood residential building on cleared land. The buildings are of particular interest for appearing to use pre-manufactured building fabric – short regular lengths of siding, with joint lines covered by battens – that are a hallmark of early mill building-kit products, and possibly produced at the Hammond Cedar Mill itself. The original wood windows with their divided upper lites in lateVictorian style, all are valuable physically as well as culturally, showing the common building practice for humble bungalows in the early days of Port Hammond. The house is also culturally significant for its additions, done to have the building continue to serve for family accommodation as those needs evolved. The outbuilding facing the lane (with additions now demolished), is culturally significant for being the site of the first recycling depot in Maple Ridge. Character-defining Elements • simple gable-roof form (both house and outbuilding) w/ gabled front porch element • building extensions • wood windows, including those with wood divided upper lites • bevel-sided pediments, with regular short lengths of siding, covered by battens • wood shingled main floor wall areas • drop-sided skirting between main floor and grade 11414 205th Street - Property Chronology • by 1922 - Small mill 2-room mill kit house exists (present Kitchen and Bedroom) • - Outbuilding probably exists probably utilizing same mill kit as house • - Auto garage possibly exists (but located in extreme northwest corner of property) • by 1928 - 2 front rooms added (present Living and Dining Rooms) with same interior wood detailing as seen in newly constructed Whitehead Residence by Carl Whitehead himself - Eastern (rear) addition of Bathroom, Back Porch, and Breakfast Room - Auto garage built or refurbished in the extreme northwest corner of the property • < 1937 - Auto garage moved onto concrete foundations at its present location Outbuilding east of 11414 205th Street Auto garage at 11406 205th Street publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 10 Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 6 Conservation Guidelines 6.1 National Standards and Guidelines CONSERV ATI O N P LAN The Parks Canada Standards and Guidelines for Historic Places in Canada (2010) has been used to assess the conservation interventions at the Whitehead Property. Conservation is defined as safeguarding heritage elements of an historic place, so as to retain its heritage value and character. It can involve preservation, rehabilitation, or restoration of that heritage value and character. The general conservation approach for the Whitehead Property is mainly rehabilitation, although much of the site is being preserved as is. Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of an historic place or of an individual component, while protecting its heritage value. Restoration: the action or process of accurately revealing, recovering, or representing the state of an historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of an historic place or an individual component, as it appeared at a particular period in its history, while protecting its heritage value. General Standards for Preservation, Rehabilitation and Restoration Standard 1: Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character- defining elements. Do not move a part of an historic place if its current location is a character-defining element. Standard 2: Conserve changes to an historic place that, over time, have become character- defining elements in their own right. Conserve heritage value by adopting an approach calling for minimal intervention. Standard 3: Standard 4: Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. Standard 5: Find a use for an historic place that requires minimal or no change to its character- defining elements. Standard 6: Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. Standard 7: Evaluate the existing condition of character-defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. Standard 8: Maintain character-defining elements on an ongoing basis. Repair character-defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes. publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 11 Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge Standard 9: CONSERV ATI O N P LAN Make any intervention needed to preserve character-defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation Standard 10: Repair rather than replace character-defining elements. Where character-defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Standard 11: Conserve the heritage value and character-defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. Additional Standards Relating to Restoration Standard 13: Repair rather than replace character-defining elements from the restoration period. Where character-defining elements are too severely deteriorated to repair and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Standard 14: Replace missing features from the restoration period with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence. • publicLAB RESEARCH + DESIGN Hammond Cedar Company photo c.1937 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 12 Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 7 CONSERV ATI O N P LAN Conservation Recommendations 7.1 General Conservation Strategy publicLAB RESEARCH + DESIGN has prepared a plan to add to and alter the rear of the Whitehead Residence at 11406 205th Street, with no lasting impact to the other buildings on the site, and no permanent change to the site. 7.2 Conservation Strategy for Whitehead Property, 11406 & 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing a proposed site plans for the properties. The Whitehead Cottage at 11414 205th street is to be conserved as is; the Whitehead Residence at 11406 205th will have a small addition extending beyond the rear of the existing house for an additional 10’ the intervention will require a new path to 114th Avenue and a reconfigured entry gate this will match the existing picket fence, and incorporate existing paving stones into the landscape, the alterations will not affect the sites’ character-defining elements. 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the as-is and proposed plans, sections and elevations for the house. The conservation of the house is best described as a rehabilitation with most of the interior and exterior elements preserved, except for those areas disturbed by the rear additions. The new additions are designed to be compatible with the existing house, with subtle distinguishing elements. There is ample existing material for good physical evidence for matching new material with existing. Character-defining elements unaffected by the rear additions are to be conserved with ongoing maintenance following Standards and Guidelines Standard 10 Standard 10: Repair rather than replace character-defining elements. Where character-defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Character-defining elements unaffected by the additions: • cross-gable form viewed from the front of the house w/ gabled front porch • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • wood doors and windows, original stained-glass transom lites, except at the rear of the house • shingle sided wall areas below and above main floor wall area, except those areas affected by the rear addition • beveled sided main floor wall area, except those areas affected by the rear addition • generous wood water table boards, belly boards, and other miscellaneous trim, except those areas affected by the rear addition • brick chimneys Character-defining elements affected by the rear additions are to be guided by Standards and Guidelines Standards 7 & 11: Standard 7: Evaluate the existing condition of character-defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S 13 Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge CONSERV ATI O N P LAN Standard 11: Conserve the heritage value and character-defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Character-defining elements affected by the additions: • make rear porch compatible with the front porch by reproducing wood detailing, but make distinguishable with minimal new glazing • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • retain original doors and windows at the rear of the house affected by addition, for re-use or salvage • re-use if possible siding removed to make way for the addition, or replicate shingle sided wall areas below and above main floor wall area, where affected by the rear addition • re-use if possible beveled siding removed to make way for the rear addition, or replicate beveled sided main floor wall area • re-use if possible generous wood water table boards, belly boards, and other miscellaneous trim needed to be removed to make way for the rear addition The character of the new additions is to be guided by Standards and Guidelines Standard 12: Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. • preserve cross-gable ridge line to preserve dominance of main roof form, second floor shed dormer to not interrupt this cross-ridge • The shed forms of the additions are in keeping with historic practices adding to gabled buildings; the result is compatible with the gable form 7.4 Conservation Strategy for the Whitehead Cottage at 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing plans for the house. The conservation of the house is best described as preservation of the existing character-defining elements, following Standard 10 when maintenance is required. Standard 10: Repair rather than replace character- defining elements. Where character- defining elements are too severly deteriorated to repair, and where suffi cient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. • publicLAB RESEARCH + DESIGN BCFP Hammond Division Company photo c.1947 14 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 11406 and 11414 205th Street ARCHIVAL MATERI AL Other properties purchased and developed by Carl Whitehead Map of Hammond in 1911 (courtesy of the Maple Ridge Archives) 15 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge 11414 205th Street , original portion built before 1922; additions between 1922 and 1928 ARCHIVAL MATERI AL Outbuilding, original portion built before 1922; additions between 1922 and 1928 Auto garage, original location Three Whitehead rental properties built between 1922 and 1928 Auto garage moved to present location after 1937 11406 205th Street , original portion built between 1922 and 1928 Lot 646, replacement house built by Carl Whitehead [photo 1969] Lot 646, built by Carl Whitehead destroyed by fire < 1937 Fire Insurance Map for Hammond 1928, with revisions in 1937 (courtesy of the Maple Ridge Archives) publicLAB RESEARCH + DESIGN 16 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Front facade unaltered: • Porch preserved • Main roof form preserved Rear facade altered to accept shed roof addition: • Replicate front porch details • Replicate siding and trim details • Relocate window • Replicate existing window details for new windows Exterior trim preserved: • Painted 1x6 corner boards • Painted 1x3 drip board • 10” nominal water table 17 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Interior stair finishes all preserved: • wall boards • Stained/varnished stair trim/baluster 18 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S South bay window with art glass glazing preserved: • Painted original wood windows • Original art glass upper lites 19 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Interior wainscoting all preserved: • Stained/varnished paneling, boards, base, and crown moulding Interior door casing details all preserved: • Stained/varnished jambs, head trim, and top moulding 20 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Exterior finishes preserved generally, replicated at sites of additions: • Painted siding and trim preserved • Painted siding and trim salvaged and re-used and/or replicated for rear addition Front porch details and finishes preserved generally, replicated at sites of additions: • Painted dentil work, brackets, post casing and base plates, guard, and trim all preserved • Painted shingling preserved and replicated for rear addition 21 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Interior tongue-and-groove ceilings: • Painted boards preserved • Light fixtures preserved Interior doors and casings preserved: • Painted paneled interior doors • Glazed interior doors • Original door hardware 22 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge publicLAB RESEARCH + DESIGN • Existing Elevation • Existing Section CONSERVATION P L A N - EXISTING DRA W I N GS 23 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN CONSERVATION P L A N - EXISTING DRA W I N GS Existing Basement Floor Plan B I R M I N G H A M A R C H I T E C T S 24 • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN CONSERVATION P L A N - EXISTING DRA W I N GS Existing Main Floor Plan 25 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN CONSERVATION P L A N - EXISTING DRA W I N GS Existing Second Floor Plan B I R M I N G H A M A R C H I T E C T S 26 • & W O O D P L A N N E R S Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • publicLAB RESEARCH + DESIGN CONSERVATION P L A N - EXISTING DRA W I N GS Existing Roof Plan 27 B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Front facade preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved Rear facade preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved Wood exterior materials and details preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved 28 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S Interior finishes preserved: • Varnished and painted wainscoting • Interior doors and hardware • Baseboards and flooring • Window stools and casing • Remaining art glass lites 29 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING PH O TO S 30 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING DRA W I N GS • Existing Elevation • Existing Section 31 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING DRA W I N GS • Existing Main Floor Plan 32 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION P L A N - EXISTING DRA W I N GS • Existing Roof Plan 33 publicLAB RESEARCH + DESIGN B I R M I N G H A M A R C H I T E C T S • & W O O D P L A N N E R S SCHEDULE “C” HERITAGE BUILDING PLANS & SPECIFICATIONS publicLAB DESIGN 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada ENGINEERING DEPARTMENT c 778.386.0352 www.publicLAB.ca 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. LOT O, BLOCK 173, PLAN 5112, DISTRICT LOT 301 NEW WESTMINSTER DISTRICT ZONING RS-1 SITE DIMENSIONS: 32.48' X 122.80' AREA: 3988.54 SF SITE COVERAGE: GENERAL NOTES ARCHITECTURAL DRAWING INDEX A1.0 A2.0 A2.1 A2.2 A2.3 A3.0 A4.0 A4.1 A4.2 A4.3 A4.4 A5.0 COVER SHEET WHITEHEAD RESIDENCE - EXISTING PLANS WHITEHEAD RESIDENCE - EXISTING PLANS WHITEHEAD RESIDENCE - PROPOSED PLANS WHITEHEAD RESIDENCE - PROPOSED PLANS WHITEHEAD RESIDENCE - EXISTING + PROPOSED SECTIONS WHITEHEAD RESIDENCE - EXISTING ELEVATIONS WHITEHEAD RESIDENCE - PROPOSED ELEVATIONS WHITEHEAD RESIDENCE - PROPOSED ELEVATIONS WHITEHEAD RESIDENCE - CONSERVATION ELEVATIONS WHITEHEAD RESIDENCE - CONSERVATION ELEVATIONS WHITEHEAD COTTAGE - EXISTING DRAWINGS CITY OF VANCOUVER BUILDING BY-LAW NO. 9419 [2007] PERMIT PROVISIONS AND BLDG. INSPECTORS REQUESTS B.C. ELECT. CODE B.C. PLUMBING CODE LOCAL FIRE CODES AND SAFETY STANDARDS SOUND ACCEPTABLE LOCAL CONST. TRADES PRACTICES .2 THE GENERAL CONTRACTOR WILL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS ON SITE. REPORT ANY SUBSTANTIAL DISCREPANCIES TO THE DESIGNER FOR CLARIFICATION PRIOR TO INSTALLATION OR CONSTRUCTION OF NEW WORK. .3 ONE SET OF BUILDING PERMIT APPROVED DRAWINGS PLUS CORRESPONDING JOB CARD MUST BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION .4 ALL WOOD EXTERIOR DOOR TO BE SOLID CORE. 880.00 SF 225.00 SF TOTAL: 1105.00 SF 28 % SETBACKS AND YARDS EXISTING .1 ALL WORK SHOWN IN THESE DRAWINGS OR EXECUTED ON SITE MUST CONFORM TO THE FOLLOWING: - HOUSE: GARAGE: FRONT YARD: WEST SIDEYARD: 18.66' 3.50' EAST SIDEYARD: 3.33' REARYARD: 56.71' Koehn + Rowley Residence 11406 205TH STREET LEGAL DESCRIPTION Cover Sheet CIVIC ADDRESS HEIGHT 28'-5" 11406 205th Street, Maple Ridge SITE STATISTICS FSR 42 % BASEMENT MAIN FLOOR UPPER FLOOR 880.00 SF 905.00 SF 585.00 SF M+U TOTAL: 1490.00 SF 72 % TOTAL: 2075.00 SF 0.52 FSR 1106 12 SEP 11 RENOVATION+DORMER ADDITION 1 1 4 0 6 2 0 5 T H S T R E E T, M A P L E R I D G E - A-0.0 648 651 FI EX N. . 13. 13 45 .4 5 FI EX N. . 13. 13 24 .2 4 89° 55' 56" 17'-9 1/2" 0.32Ø DECID SPRD= 2 DESIGN 60'-2 1/2" FI EX N. . 13. 13 23 .2 3 FI EX N. . 12. 12 86 .8 6 FI EX N. . 13. 13 03 .0 3 LANE 97 2. 7 . 1 .9 N 12 FI X. E 49'-2 1/2" 9'-3 1/2" 11414 205TH STREET 0.24Ø DECID SPRD= 6 646 10.74 9 .0 13 09 . 13. EX N. FI E FI X. N 12 . 1 .5 2. 0 50 3 .8 12 83 . 12. EX N. FI 1.30Ø DECID SPRD= 9 18'-9 1/2" 23'-5" 3 .8 12 83 . 12. EX N. FI 22'-1 1/2" 0.28Ø DECID SPRD= 5 Koehn + Rowley Residence 34.424 69 2. 9 . 1 .6 N 12 FI X. E 64 2. 4 . 1 .6 N 12 2 FI X. 2.6 2 E . 1 2.6 N 1 FI X. E 0.18Ø DECID SPRD= 7 E FI X. N 12 . 1 .5 2. 4 54 Issued for SOS COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. - PROJECT SITE - E FI X. N 1 EX . 1 2.5 FI . 2.5 9 N 12 9 . 1 .6 2. 2 62 Issued for HRA + BP 12 SEP 11 11406 205th Street, Maple Ridge FI EX N. . 12. 12 94 .9 4 0.33Ø DECID SPRD= 6 11406 205TH STREET 0.18Ø DECID SPRD= 5 Reissued for HRA +BP 25 APR 12 53' 56" FI EX N. . 12. 12 73 .7 3 649 32'-1" W 17 DEC 12 Issue + Revision Record 7 .2 13 2 7 . 13. EX N. FI 359° 359° 54' 03" 34.456 36 2. 6 . 1 .3 N 12 FI X. E EX FI . N 12 . 1 .3 2. 4 34 1 CAR GARAGE 0 .4 13 40 . 13. EX N. FI E FI X. N 12 . 1 .9 2. 1 91 2 .1 13 12 . 13. EX N. FI 1 CAR GARAGE 359° 53' 59" 34.440 E FI X. N 12 . 1 .4 2. 5 45 EX FI . N 12 . 1 .5 2. 3 53 0.42Ø DECID SPRD=10 650 205TH STREET c 778.386.0352 www.publicLAB.ca 5 .4 13 45 . 13. EX N. FI 52 2. 2 . 1 .5 N 12 FI X. E 0.42Ø DECID SPRD=10 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada Site Plan 67 2. 7 . 1 .6 N 12 FI X. E W publicLAB 3'-4 1/2" 60'-2 1/2" 647 89° 52' 55" FI . N 12 . 1 .7 2. 6 76 EX EX FI . N 12 . 1 .5 2. 1 51 EX FI . N 12 . 1 .3 2. 1 31 E FI X. N 12 . 1 .1 2. 6 16 6 .0 13 06 . 13. EX N. FI 0 .9 12 90 . 12. EX N. FI 6 .8 12 86 . 12. EX N. FI W 6 .7 12 76 . 12. EX N. FI EX FI . N 11 . 1 .9 1. 9 99 W W NORTH 1106 60'-2 1/2" 60'-2 1/2" 114TH STREET 1 SITE PLAN 1/8" = 1'-0" 12 JUL 11 - A-1.0 EL. 42.42' STAIR publicLAB R: 6 @ 6" T: 11" N: 1" STAIR UP R: 6 @ 6" T: 11" N: 1" UP DESIGN EL. EL. 46.00' 45.50' EXISTING EXISTING LINEN 6 2 2 EXISTING D102 W109 F W108 30 70 6 4 EL. 45.95' BATH OFFICE PORCH 7'-6" X 7'-6" 7'-0" X 7'-6" 10'-6" X 7'-6" 105 106 107 2 3 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada 8 EXISTING W107 5 10 3 CLOSET ACCESS HATCH EXISTING 2 6 2 0 c 778.386.0352 www.publicLAB.ca 6 6 EXISTING D108 UP 8 D107 EXISTING 1 RISER @ 7" EL. 46.00' 60 D103 2 8 68 EXISTING D106 2 6 66 EXISTING W001 BASEMENT 30 1 15'-3" X 13'-5" EXISTING W106 5 4 4 6 MASTER BEDROOM 11'-8" X 10'-6" KITCHEN 104 15'-3" X 13'-3" 103 10 D/W EL. 39.29' STAIR STAIR UP STAIR R: 14 @ 6 3/4" T: 9" N: 1/2" R: 11 @ 7" T: 9" N: 1/2" EXISTING W104 FURNACE 1 8 7 0 EXISTING W105 5 4 4 6 EXISTING R: 11 @ 7" D105 DN2 0 6 8 T: 9" N: 1/2" F STAIR EXISTING R: 4 @ 6" T: 9" N: 1/2" UP D104 2 0 68 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record EXISTING W003 COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. 10 EXISTING SITING LVING W002 11'-8" X 10'-10" 102 15'-3" X 13'-5" 101 30 1 10 EXISTING W103 5 4 4 6 EL. 46.06' EXISTING 4 4 EXISTING EXISTING W101 5 W102 D101 6 5 2 10 6 8 4 4 6 2% SLOPE MINIMUM EL. 45.96' 16'- 0" X 6'- 0" Existing Plans VERANDA STAIR UP R: 8 @ 6 1/2" T: 11" N: 1" STAIR EL. 45.91' R: 8 @ 6 1/2" T: 11" N: 1" 30 1 17 DEC 12 UP EL. 41.47' 1 BASEMENT PLAN 1/4" = 1'-0" 1 WHITEHEAD RESIDENCE Koehn + Rowley Residence W004 30 1 10 001 11406 205th Street, Maple Ridge EXISTING MAIN FLOOR PLAN 1/4" = 1'-0" WHITEHEAD RESIDENCE NORTH 1106 12 JUL 11 - A-2.0 publicLAB DESIGN E 4:12 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada c 778.386.0352 www.publicLAB.ca EXISTING 11'-5" X 13'-5" 201 D202 2 6 A EXISTING W201 4 0 3 6 62 15'-6" X 13'-5" 202 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. ATTIC HATCH 8:12 8:12 2 SECOND FLOOR PLAN 1/4" = 1'-0" 2 WHITEHEAD RESIDENCE Koehn + Rowley Residence BEDROOM II 11406 205th Street, Maple Ridge 6 Existing Plans 3 C 0 B 62 BEDROOM I W202 4 6 DN D EXISTING D201 2 8:12 EXISTING EL. 55.94' STAIR R: 14 @ 6 3/4" T: 9" N: 1/2" 8:12 ATTIC HATCH ROOF PLAN 1/4" = 1'-0" WHITEHEAD RESIDENCE NORTH 1106 12 JUL 11 - A-2.1 28'-4" 18'-6" STAIR RAIN WATER CISTERN BELOW STEPS R: 5 @ 6" T: 11" N: 1" UP STAIR R: 5 @ 6" T: 11" N: 1" publicLAB HATCH INDICATES NEW CONSTRUCTION EL. 42.65' NEW UP HATCH INDICATES NEW CONSTRUCTION EL. 42.65' STAIR R: 6 @ 6" T: 11" N: 1" UP STAIR R: 6 @ 6" T: 11" N: 1" 9'-10" EL. 42.45' EL. 42.45' HATCH INDICATES NEW CONSTRUCTION UP 4'-6" DESIGN NEW PATHWAY W110 2 EXISTING RELOCATED 6 2 BENCH @+15" EL. 45.95' NEW 8'-10" 3 0 1 10 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada NEW PORCH 18'-6" X 7'-0" 15'-3" X 13'-5" 002 109 7'-10" CEILING HEIGHT SHELVING ALCOVE F 17'-6" EL. 37.45' c 778.386.0352 www.publicLAB.ca BATH 8'-10" X 9'-3" 108 SHELVING EL. 46.00' LINEN EXISTING EXISTING D102 W109 30 70 2 3 0 2 10 NOTE: DOTTED RED LINE INDICATES THE EXTENT OF NEW INSULATED BASEMENT FLOOR SLAB, AND NEW FOAM INSULATED FOUNDATION WALLS - ALL EXISTING EXTERIOR FINISHES + WINDOWS WILL REMAIN IN PLACE AND BE RESTORED + REPAIRED W112 1 10 2 6 6 2'-8" 2 EXISTING W108 6 4 7'-0" OFFICE STORAGE + LAUNDRY 7'-0" X 7'-8" 106 WALK-IN CLOSET 2 3 8 10'-6" 7'-8" W001 4'-6" NEW 7'-9" NEW EXISTING 10'-6" X 7'-8" 107 W107 5 10 3 8 7'-9" X 4'-6" EXISTING 105 D107 NEW D103 2 10'-6" 6 6 8 15'-3" 4 6 46'-2" MASTER BEDROOM 15'-3" X 13'-4" 104 EL. 37.60' 3 0 2 10 KITCHEN 11'-8" X 10'-6" 7'-10" CEILING HEIGHT 27'-4" 103 5'-0" 27'-1" NEW STAIR IN EXISTING LOCATION EXISTING W104 1 FURNACE UP 8 7 0 STAIR 30 62 W105 4 6 NEW D204 26 62 6'-2" F EXISTING W202 EXISTING UP R: 14 @ 6 3/4" T: 9" N: 1/2" 4 D104 0 3 6 4'-6" 11'-5" BEDROOM I 11'-5" X 13'-5" D202 26 62 15'-6" X 13'-5" 202 11'-8" Issued for HRA + BP 12 SEP 11 Issued for SOS COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. 26 62 EXISTING BEDROOM II 20 68 Reissued for HRA +BP 25 APR 12 D201 EL. 55.94' DN 17 DEC 12 Issue + Revision Record EXISTING STAIR STAIR R: 4 @ 6" T: 9" N: 1/2" 8 203 62 12'-9" EXISTING R: 14 @ 7 1/4" D105 DN2 0 6 8 T: 9" N: 1/2" 6 NEW 13'-5" STAIR R: 14 @ 6 3/4" T: 9" N: 1/2" 2 D205 UP STAIR 12'-9" X 6'-6 7'-2" 36'-2" 11'-8" R: 14 @ 7 1/4" T: 9" N: 1/2" D206 NEW BUILT-IN DRAWERS 4 3 10 2 7'-2" X 6'-6" EXISTING 5 W205 8 PLAY AREA/ GUEST AREA LINEN 4 3 10 2 NEW CLOSET W106 5 D/W W004 EXISTING 8 BATH 204 13'-4" W001 3 0 2 10 27'-4" X 27'-1" 001 NEW W204 3 10 2 EXISTING EXISTING BASEMENT EXISTING NEW W203 68 F 2 6 6'-6" EXISTING D106 13'-5" 66 CLOSET 6 EXISTING 6'-7" 2 D108 20 60 BUILT-IN DRAWERS EXISTING 201 EXISTING W201 40 3 6 NEW D203 2 6 62 15'-3" NEW BUILT-IN DRAWERS EXISTING 15'-6" W003 3 0 2 10 102 101 EXISTING 9'-1" W103 5 4 4 ATTIC HATCH 6 EL. 46.06' EXISTING 4 4 EXISTING EXISTING W101 5 W102 D101 6 5 2 10 6 8 4 4 6 6'-0" 2% SLOPE MINIMUM EL. 46.00' 16'- 0" X 6'- 0" VERANDA 6'-8" STAIR UP R: 8 @ 6 1/2" T: 11" N: 1" STAIR EL. 45.95' Koehn + Rowley Residence 15'-3" X 13'-5" 11406 205th Street, Maple Ridge LVING 11'-8" X 10'-10" 10'-10" SITING W002 Proposed Plans EXISTING 13'-5" 3 0 2 10 R: 8 @ 6 1/2" T: 11" N: 1" EL. 37.30' 480 S.F. 3'-0" UP EL. 37.60' UP 10'-0" W006 NEW BASEMENT R: 8 @ 7 1/2" T: 12" N: 1" SHOWER AREA 2% SLOPE MINIMUM NEW STAIR 6 6'-6" STAIR BATH @ +15" W111 40 1 UP 27'-4" 2 RISERS @ 7 1/2" W005 3 0 1 10 R: 8 @ 7 1/2" T: 12" N: 1" 6 UP EL. 41.47' 1 BASEMENT - PROPOSED PLANS 1/4" = 1'-0" WHITEHEAD RESIDENCE 1 BATHROOM - PROPOSED PLANS 1/4" = 1'-0" WHITEHEAD RESIDENCE 1 UPPER - PROPOSED PLANS 1/4" = 1'-0" WHITEHEAD RESIDENCE 1106 NORTH 12 JUL 11 - A-2.2 32'-4" 2'-0" 9'-10" HATCH INDICATES NEW CONSTRUCTION 18'-6" 2'-0" publicLAB HATCH INDICATES NEW CONSTRUCTION 2'-0" DESIGN 10'-0" 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada 8'-4" E 3:12 20'-6" c 778.386.0352 www.publicLAB.ca 1'-0" 22'-11" 3 10 2 PLAY AREA/ GUEST AREA 7'-2" X 6'-6" D206 12'-9" X 6'-6 6 203 62 20'-10 1/2" 1'-0" 2'-8" 12'-9" F NEW D205 2 6 4'-6" 11'-5" BEDROOM I 11'-5" X 13'-5" EXISTING D202 6 Issued for SOS 62 15'-6" 201 W201 4 0 3 6 D203 2 6 A EXISTING NEW 62 9'-1" ATTIC HATCH C 8:12 1 UPPER - PROPOSED PLANS 1/4" = 1'-0" 1 WHITEHEAD RESIDENCE Proposed Plans 2 15'-6" X 13'-5" 202 B D BEDROOM II CLOSET 6 NEW BUILT-IN DRAWERS W202 40 3 13'-5" EXISTING DN 6'-7" STAIR R: 14 @ 6 3/4" T: 9" N: 1/2" Issued for HRA + BP 12 SEP 11 COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. 62 8:12 6'-2" Reissued for HRA +BP 25 APR 12 D201 EL. 55.94' 8:12 62 13'-5" 6 LINEN D204 2 17 DEC 12 Issue + Revision Record EXISTING BUILT-IN DRAWERS NEW CLOSET 30 62 8:12 Koehn + Rowley Residence 2 7'-2" NEW BUILT-IN DRAWERS 1'-0" 8 11406 205th Street, Maple Ridge 204 2'-8" W205 8 6'-6" F NEW W204 3 10 2 NEW 12'-0" NEW 8 BATH 3:12 NEW W203 3 10 2 UPPER - PROPOSED PLANS 1/4" = 1'-0" WHITEHEAD RESIDENCE 1106 NORTH 12 JUL 11 - A-2.3 T.O. ROOF RIDGE 65.80' publicLAB 12 8 6'-9" 9' - 10 1/2" DESIGN 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada T.O. SECOND FLOOR 55.94' 28'-2" 9' - 10 1/2" 9'-3" c 778.386.0352 www.publicLAB.ca T.O. MAIN FLOOR 6'-2" 6' - 9 1/2" 46.06' T.O. EXISTING BASEMENT 39.29' 1' - 8 1/2" T.O. NEW BASEMENT SLAB 2 37.60' EXISTING SECTION 1/4" = 1'-0" 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record WHITEHEAD RESIDENCE 6'-2" 1'-0" 3 9' - 10 1/2" DOTTED LINES INDICATES NEW CONSTRUCTION - NEW ASPHALT SHINGLE ROOF - NEW ROOF UNDERLAY, SHINGLED TO SHED WATER - NEW PLYWOOD SHEATHING - NEW 1X4 CROSS STRAPPING - NEW 2X8 RAFTERS @ 16" O.C. 8 6'-9" NEW ROOF ASSEMBLY 65.80' 12 12 6'-10" 3 EXISTING + NEW INTERIOR FRAME WALLS - TYPICAL DORMER - NEW/EXISTING GWB, PAINTED - NEW/EXISTING 2X4[OR 6] FRAME WALL - NEW/EXISTING GWB, PAINTED T.O. SECOND FLOOR 12 55.94' EXISTING MAIN FLOOR - EXISTING FINISH FLOORING - EXISTING SUBFLOORING - EXISTING 2X6 JOISTS - EXISTING 1/2" GWB, PAINTED NEW BASEMENT FLOOR - NEW 3" CONCRETE SLAB ON GRADE - NEW 2 1/2" E.P.S - NEW DRAINAGE GRAVEL - NEW COMPACTED SOIL - EXISTING FINISH FLOORING - EXISTING SUBFLOORING - EXISTING 2X6 JOISTS - NEW R22 BATT INSULATION - NEW 6 MIL. POLY VAPOUR BARRIER - NEW 5/8" TYPE X GWB, PAINTED T.O. MAIN FLOOR STAIR R: 14 @ 7 1/4" T: 9" N: 1/2" NEW BASEMENT FLOOR - NEW 3" CONCRETE SLAB ON GRADE - NEW 2 1/2" E.P.S - NEW DRAINAGE GRAVEL - NEW COMPACTED SOIL 46.06' 6' - 9 1/2" NEW STRUCTURAL POST ON NEW FOOTING 7'-10" EXISTING PORCH FLOOR 7'-10" - NEW WOOD SIDING - NEW PRESSURE TREATED 1X4 @ 16" O.C. - NEW 2 LAYERS 60 MIN. BUILDING PAPER SHINGLED TO SHED WATER - NEW PLYWOOD SHEATHING - NEW INSULATED CONCRETE FORM - NEW 6 MIL. POLY VAPOUR BARRIER - NEW 5/8" TYPE X GWB, PAINTED 7'-5" NEW EXTERIOR FOUNDATION WALL 28'-2" NEW PORCH DETAILS TO MATCH EXISTING FRONT PORCH 9' - 10 1/2" 7'-2" NEW WOODEN PORCH, STAIR + RAILING DETAILS - NEW EXISTING FINISH FLOORING - EXISTING SUBFLOORING - EXISTING 2X6 JOISTS - EXISTING 1/2" GWB, PAINTED WOOD SOFFITT DETAIL TO MATCH EXISTING 1'-0" 9'-3" EXISTING SECOND FLOOR Koehn + Rowley Residence T.O. ROOF RIDGE - NEW ASPHALT SHINGLE ROOF - NEW ROOF UNDERLAY, SHINGLED TO SHED WATER - NEW PLYWOOD SHEATHING - NEW 1X4 CROSS STRAPPING - NEW 2X8 RAFTERS @ 16" O.C. 11406 205th Street, Maple Ridge NEW DORMER ROOF ASSEMBLY Sections + Details COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. 1106 T.O. EXISTING BASEMENT STORM WATER DRAIN AND PERIMETER FOOTING DRAINAGE COVERED IN FILTER CLOTH STORM WATER DRAIN AND PERIMETER FOOTING DRAINAGE COVERED IN FILTER CLOTH 2 1' - 8 1/2" T.O. NEW BASEMENT SLAB PROPOSED SECTION 1/4" = 1'-0" WHITEHEAD RESIDENCE 39.29' 12 JUL 11 - 37.60' A-3.0 publicLAB DESIGN 12 8 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada EXISTING 4036 EXISTING ASPHALT SHINGLE ROOFING c 778.386.0352 www.publicLAB.ca EXISTING ASPHALT SHINGLE ROOFING EXISTING PAINTED WOOD SHINGLE EXISTING ASPHALT SHINGLE ROOFING EXISTING 4040 EXISTING 2868 EXISTING 2868 4 EXISTING 2628 EXISTING 5346 EXISTING PAINTED WOOD SHINGLE EXISTING 5840 EXISTING 5346 EXISTING PAINTED BEVEL WOOD SIDING EXISTING PAINTED BEVEL WOOD SIDING FIN. 42.09' EX. 42.09' 12 EXISTING 2 8 1 10 EXISTING 2050 FIN. 42.39' EX. 42.39' FIN. 41.40' EX. 41.40' FIN. 41.14' EX. 41.14' FIN. 41.01' EX. 41.01' EXISTING 3020 EXISTING PAINTED WOOD SHINGLE EXISTING 3020 FIN. 42.09' EX. 42.09' 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record SOUTH ELEVATION 1/4" = 1'-0" WHITEHEAD RESIDENCE WHITEHEAD RESIDENCE 12 8 EXISTING 4036 EXISTING ASPHALT SHINGLE ROOFING EXISTING ASPHALT SHINGLE ROOFING EXISTING PAINTED WOOD SHINGLE EXISTING PAINTED WOOD SHINGLE 4 12 EXISTING 2 0 2 10 EXISTING 5346 EXISTING 5346 EXISTING PAINTED BEVEL WOOD SIDING FIN. 42.39' EX. 42.39' EXISTING 3020 EXISTING PAINTED WOOD SHINGLE EXISTING 210 6 8 EXISTING 5346 Koehn + Rowley Residence 4 1/4" = 1'-0" 11406 205th Street, Maple Ridge EAST ELEVATION Existing Elevations 4 COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. EXISTING PAINTED BEVEL WOOD SIDING EXISTING 3020 EXISTING PAINTED WOOD SHINGLE FIN. 41.76' EX. 41.76' FIN. 41.63' EX. 41.63' FIN. 41.47' EX. 41.47' FIN. 41.76' EX. 41.76' FIN. 41.63' EX. 41.63' FIN. 41.47' EX. 41.47' FIN. 41.40' EX. 41.40' FIN. 41.14' EX. 41.14' FIN. 41.01' EX. 41.01' 1106 12 SEP 11 - 4 NORTH ELEVATION 1/4" = 1'-0" 4 WHITEHEAD RESIDENCE WEST ELEVATION 1/4" = 1'-0" WHITEHEAD RESIDENCE A-4.0 publicLAB T.O. ROOF RIDGE 65.80' 9' - 10 1/2" DESIGN EXISTING GABLE WITH SMALL WINDOW C/W PAINTED WOOD DENTIL MOULDING DETAIL T.O. SECOND FLOOR 55.94' 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada EXISTING ASPHALT SHINGLE ROOFING - TYPICAL c 778.386.0352 www.publicLAB.ca EXISTING PAINTED, ALUMINUM GUTTER - TYPICAL EXISTING PAINTED, WOOD BRACKET - TYPICAL 9' - 10 1/2" 28'-2" EXISTING 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE - TYPICAL EXISTING PAINTED BEVEL WOOD SIDING - TYPICAL EXISTING 5346 EXISTING 5346 EXISTING 210 6 8 EXISTING PAINTED 1X4 TRIM BOARDS - TYPICAL EXISTING PAINTED WOOD RAILING - TYPICAL T.O. MAIN FLOOR 6' - 9 1/2" 46.06' FIN. 41.76' EX. 41.76' FIN. 41.63' EX. 41.63' FIN. 41.47' EX. 41.47' FIN. 41.40' EX. 41.40' FIN. 41.14' EX. 41.14' FIN. 41.01' EX. 41.01' EXISTING PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIP EXISTING PAINTED WOOD SHINGLE - TYPICAL EXISTING PAINTED WOOD SHINGLE FLARED COLUMN - TYPICAL T.O. EXISTING BASEMENT 39.29' 1' - 8 1/2" T.O. NEW BASEMENT SLAB 37.60' 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. WEST ELEVATION 2 1/4" = 1'-0" WHITEHEAD RESIDENCE 65.80' 12 8 EXISTING ASPHALT SHINGLE ROOFING - TYPICAL NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL NEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL EXISTING PAINTED WOOD BRACKETS DOTTED LINES INDICATES NEW CONSTRUCTION NEW ASPHALT SHINGLE ROOFING - TYPICAL 3 EXISTING PAINTED WOOD SHINGLE 12 EXISTING PAINTED WOOD DENTIL MOULDING ON PAINTED WOOD TRIM BOARD EXISTING PAINTED 1X4 TRIM BOARDS C/W 1/1/2" MOULDING W/ WOOD FLASHING STRIP ABOVE - TO MATCH EXISTING 55.94' EXISTING PAINTED WOOD BRACKETS EXISTING 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE - TYPICAL NEW 1826 EXISTING 2 0 2 10 EXISTING 5346 NEW PAINTED WOOD BEVEL SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL EXISTING PAINTED BEVEL WOOD SIDING FIN. 42.42' EX. 42.42' NEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL EXISTING PAINTED 1X4 TRIM BOARDS - TYPICAL EXISTING PAINTED WOOD RAILING - TYPICAL 46.06' EXISTING PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIP EXISTING PAINTED WOOD SHINGLE FLARED COLUMN - TYPICAL EXISTING PAINTED 1X4 TRIM BOARDS 42.76 T.O. NEW FOUNDATION EXISTING 3020 EXISTING PAINTED WOOD SHINGLE EXISTING 3020 NEW CONCRETE STAIRWELL TO BASEMENT DOOR C/W WITH DRAINAGE [ T.O. CONCRETE EL. 42.94 ] FIN. 41.76' EX. 41.76' FIN. 41.63' EX. 41.63' FIN. 41.47' EX. 41.47' 6' - 9 1/2" FIN. 42.45' EX. 42.45' EXISTING PAINTED BEVEL WOOD SIDING - TYPICAL EXISTING BRICK CHIMNEY T.O. MAIN FLOOR NEW PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIP - TO MATCH EXISTING EXISTING PAINTED, WOOD BRACKET - TYPICAL 28'-2" NEW 4016 NEW PAINTED 1X4 TRIM BOARDS - TO MATCH EXISTING 9' - 10 1/2" NEW PAINTED 1X4 TRIM BOARDS C/W 1/1/2" MOULDING W/ WOOD FLASHING STRIP ABOVE - TO MATCH EXISTING NEW PAINTED, WOOD BRACKET TO MATCH EXISTING - TYPICAL NEW PORCH - TO MATCH EXISTING PORCH ON EAST ELEVATION - ALL DETAILS, TRIMS, RAILING DETAILS, SOFFITS, BEAM AND POST DETAILS, PAINTED WOOD - TYPICAL - TO BE MATCHED OR USED FOR PROPORTIONS THROUGHOUT NEW CONSTRUCTION EXISTING PAINTED, ALUMINUM GUTTER - TYPICAL T.O. SECOND FLOOR NEW PAINTED, ALUMINUM GUTTER - TYPICAL NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL 9' - 10 1/2" EXISTING 4036 T.O. EXISTING BASEMENT NEW INSULATED CONCRETE FORM FOUNDATION 1' - 8 1/2" T.O. NEW BASEMENT SLAB Koehn + Rowley Residence 12 11406 205th Street, Maple Ridge T.O. ROOF RIDGE 3 NEW ASPHALT SHINGLE ROOFING - TYPICAL NEW PAINTED, ALUMINUM GUTTER - TYPICAL Proposed Elevations NEW DORMER EXISTING PAINTED WOOD SHINGLE - TYPICAL 39.29' 37.60' 1106 15 FEB 12 - 2 NORTH ELEVATION 1/4" = 1'-0" WHITEHEAD RESIDENCE A-4.1 publicLAB NEW DORMER DESIGN T.O. ROOF RIDGE 65.80' 12 12 8 NEW ASPHALT SHINGLE ROOFING - TYPICAL 3 NEW PAINTED, ALUMINUM GUTTER - TYPICAL EXISTING ASPHALT SHINGLE ROOFING - TYPICAL NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL 9' - 10 1/2" EXISTING 4036 EXISTING PAINTED WOOD BRACKETS NEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL DOTTED LINES INDICATES NEW CONSTRUCTION EXISTING PAINTED WOOD SHINGLE EXISTING PAINTED, ALUMINUM GUTTER - TYPICAL 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada c 778.386.0352 www.publicLAB.ca NEW ASPHALT SHINGLE ROOFING - TYPICAL T.O. SECOND FLOOR 55.94' EXISTING ASPHALT SHINGLE ROOFING - TYPICAL EXISTING 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE - TYPICAL 12 EXISTING PAINTED WOOD DENTIL MOULDING ON PAINTED WOOD TRIM BOARD NEW PAINTED, ALUMINUM GUTTER - TYPICAL 3 NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL EXISTING PAINTED 1X4 TRIM BOARDS C/W 1/1/2" MOULDING W/ WOOD FLASHING STRIP ABOVE - TO MATCH EXISTING NEW PAINTED, WOOD BRACKET TO MATCH EXISTING - TYPICAL EXISTING PAINTED BEVEL WOOD SIDING - TYPICAL EXISTING PAINTED 1X4 TRIM BOARDS - TYPICAL EXISTING 5346 EXISTING 5840 EXISTING 5346 EXISTING PAINTED BEVEL WOOD SIDING NEW PAINTED WOOD BEVEL SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL EXISTING PAINTED BEVEL WOOD SIDING EXISTING PAINTED WOOD RAILING - TYPICAL EXISTING PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIP EXISTING PAINTED WOOD SHINGLE FLARED COLUMN - TYPICAL NEW PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIP - TO MATCH EXISTING EXISTING PAINTED 1X4 TRIM BOARDS EXISTING PAINTED WOOD SHINGLE - TYPICAL FIN. 41.40' EX. 41.40' FIN. 41.01' EX. 41.01' FIN. 41.14' EX. 41.14' EXISTING 3020 EXISTING 3020 EXISTING PAINTED WOOD SHINGLE T.O. NEW FOUNDATION 42.76 NEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL FIN. 42.23' EX. 42.23' EXISTING SINGLE PANE SLIDING WOOD WINDOWS WITH INFIL PANELS AND PORCH COLUMNS T.O. EXISTING BASEMENT NEW INSULATED CONCRETE FORM FOUNDATION 1' - 8 1/2" T.O. NEW BASEMENT SLAB FIN. 42.42' EX. 42.42' NEW PORCH - TO MATCH EXISTING PORCH ON EAST ELEVATION - ALL DETAILS, TRIMS, RAILING DETAILS, SOFFITS, BEAM AND POST DETAILS, PAINTED WOOD - TYPICAL - TO BE MATCHED OR USED FOR PROPORTIONS THROUGHOUT NEW CONSTRUCTION NEW CONCRETE STAIRWELL TO BASEMENT DOOR C/W WITH DRAINAGE [ T.O. CONCRETE EL. 42.94 ] 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA + BP 12 SEP 11 Issued for SOS Issue + Revision Record 2 COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. SOUTH ELEVATION 1/4" = 1'-0" WHITEHEAD RESIDENCE NEW DORMER NEW ASPHALT SHINGLE ROOFING - TYPICAL NEW PAINTED, ALUMINUM GUTTER - TYPICAL 9' - 10 1/2" NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL NEW 310 2 8 NEW 310 2 8 NEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL NEW 310 2 8 NEW ASPHALT SHINGLE ROOFING - TYPICAL T.O. SECOND FLOOR 55.94' 28'-2" 9' - 10 1/2" NEW PAINTED, ALUMINUM GUTTER - TYPICAL NEW 2X10 PAINTED WOOD TRIM BOARD WITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICAL EXISTING 4040 EXISTING 2868 EXISTING SINGLE PANE SLIDING WOOD WINDOWS WITH INFIL PANELS AND PORCH COLUMNS EXISTING 2628 NEW 2628 NEW PAINTED, WOOD BRACKET TO MATCH EXISTING - TYPICAL NEW PAINTED WOOD BEVEL SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL NEW PAINTED 1X4 TRIM BOARDS - TO MATCH EXISTING 6' - 9 1/2" 39.29' 37.60' NEW PORCH - TO MATCH EXISTING PORCH ON EAST ELEVATION - ALL DETAILS, TRIMS, RAILING DETAILS, SOFFITS, BEAM AND POST DETAILS, PAINTED WOOD - TYPICAL - TO BE MATCHED OR USED FOR PROPORTIONS THROUGHOUT NEW CONSTRUCTION T.O. MAIN FLOOR 46.06' EXISTING RELOCATED 2 8 1 10 FIN. 42.23' EX. 42.23' 42.76 Koehn + Rowley Residence DOTTED LINES INDICATES NEW CONSTRUCTION T.O. ROOF RIDGE 65.80' 11406 205th Street, Maple Ridge 6' - 9 1/2" 37.60' NEW PAINTED 1X4 TRIM BOARDS - TO MATCH EXISTING T.O. MAIN FLOOR 46.06' 39.29' NEW PAINTED BEVEL WOOD SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICAL Proposed Elevations 9' - 10 1/2" 28'-2" NEW PAINTED 2X8 WOOD TRIM BOARD EXISTING PAINTED, WOOD BRACKET - TYPICAL FIN. 42.42' T.O. NEW FOUNDATION EX. 42.42' NEW CONCRETE STAIRWELL TO BASEMENT DOOR C/W WITH DRAINAGE [ T.O. CONCRETE EL. 42.94 ] T.O. EXISTING BASEMENT 1106 1' - 8 1/2" T.O. NEW BASEMENT SLAB 15 FEB 12 - 2 EAST ELEVATION 1/4" = 1'-0" WHITEHEAD RESIDENCE A-4.2 publicLAB 12 12 DESIGN 3 8 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada 12 c 778.386.0352 www.publicLAB.ca 3 TYPICAL OF ALL NEW BARGEBOARDS: REPLICATE CURVED TAIL END FOUND ON EXISTING BARGEBOARDS BATTERED CORNER PORCH POST : REPLICATE MATERIALS AND DETAILS FOUND ON FRONT PORCH 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA +BP 12 SEP 11 Issued for SOS Issue + Revision Record WHITEHEAD RESIDENCE 3 12 12 8 3 12 CONSERVATION MEASURES LEGEND Koehn + Rowley Residence 1/4" = 1'-0" 11406 205th Street, Maple Ridge SOUTH ELEVATION Conservation Elevations 2 COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. ORIGINAL BUILDING FABRIC RETAINED, REFINISHED AS REQUIRED FOR GOOD MAINTENANCE 1106 NEW CONSTRUCTION WITH EXTERIOR TREATMENT TO MATCH EXISTING MATERIALS AND DETAILS ON ORIGINAL HOUSE 15 FEB 12 - NEW CONCRETE FOUNDATION; FINISH TO MATCH EXISTING FOUNDATION FINISH RELOCATED (REPAIRED IF NECESSARY) ORIGINAL WINDOW (REPLICATE IF EXISTING ORIGINAL WINDOW BEYOND REPAIR) SEE EAST ELEVATION FOR CONSERVATION MEASURES LEGEND 1 NORTH ELEVATION 1/4" = 1'-0" NEW WINDOW WITH MATERIALS AND DETAILS REPLICATED FROM ADJACENT EXISTING ORIGINAL WINDOW WHITEHEAD RESIDENCE A-4.3 publicLAB DESIGN 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada c 778.386.0352 www.publicLAB.ca 17 DEC 12 Reissued for HRA +BP 25 APR 12 Issued for HRA +BP 12 SEP 11 Issued for SOS Issue + Revision Record SHINGLED WALL FINISH TO MATCH SHINGLED FINISH OF PEDIMENT AREAS OF EXISTING ORIGINAL HOUSE (SEE NORTH, WEST, AND SOUTH FACADES) MAIN FLOOR ADDITION ROOFED BY A SIMPLE SHED EXTENSION OF THE MAIN GABLE ROOF; REPLACING AN EARLIER SHED ROOFED EXTENSION; LOWER SLOPE PRESERVES THE DOMINANCE OF THE ORIGINAL GABLE ROOF RELOCATED KNEE BRACE (REPLICATE IF BEYOND REPAIR) RELOCATED KNEE BRACE (REPLICATE IF BEYOND REPAIR) BATTERED CORNER PORCH POST : REPLICATE MATERIALS AND DETAILS FOUND ON FRONT PORCH TYPICAL FOR REAR PORCH POSTS: REPLICATE MATERIALS AND FORM FOUND ON FRONT PORCH CONSERVATION MEASURES LEGEND DETAILS OF NEW WOOD WINDOW TO REPLICATE DETAILS OF ORIGINAL WOOD WINDOWS Koehn + Rowley Residence TYPICAL OF 3 NEW WINDOWS: DETAILS OF NEW WOOD WINDOW TO REPLICATE DETAILS OF ORIGINAL WOOD WINDOWS 11406 205th Street, Maple Ridge NEW SECOND FLOOR SHED DORMER WITH ASPHALT SHINGLE ROOFING TO MATCH THE ORIGINAL HOUSE EXISTING ROOFING; DORMER KEPT NARROWER THAN MAIN ROOF IN ORDER TO BE A SUBORDINATE TO THE MAIN ROOF Conservation Elevations COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. ORIGINAL BUILDING FABRIC RETAINED, REFINISHED AS REQUIRED FOR GOOD MAINTENANCE 1106 NEW CONSTRUCTION WITH EXTERIOR TREATMENT TO MATCH EXISTING MATERIALS AND DETAILS ON ORIGINAL HOUSE 15 FEB 12 - NEW CONCRETE FOUNDATION; FINISH TO MATCH EXISTING FOUNDATION FINISH RELOCATED (REPAIRED IF NECESSARY) ORIGINAL WINDOW (REPLICATE IF EXISTING ORIGINAL WINDOW BEYOND REPAIR) 1 WEST ELEVATION - CONSERVATION PLAN 1/4" = 1'-0" NEW WINDOW WITH MATERIALS AND DETAILS REPLICATED FROM ADJACENT EXISTING ORIGINAL WINDOW WHITEHEAD RESIDENCE A-4.4 55 2. 5 . 4 .5 N 42 FI X. E FI EX N. . 43. 43 44 .4 4 EL. 43.41' EXISTING ASPHALT SHINGLE ROOFING publicLAB DESIGN EXISTING EXISTING D102 2 8 W106 68 30 3 HWT 6 8 EXISTING 6:12 W105 30 3 8 E F 6:12 6:12 W/D 12 G 3060 St Catherines St Vancouver, BC V5T 3Z1 Canada F EXISTING W107 2 3 EXISTING 2 D103 2 EXISTING 2438 EXISTING 3850 0 0 66 EXISTING 3038 c 778.386.0352 www.publicLAB.ca EXISTING PAINTED WOOD SHINGLE EXISTING D105 6 8 D/W 2 8 EXISTING D104 EXISTING PAINTED BEVEL WOOD SIDING FIN. 43.04' EX. 43.04' FIN. 43.44' EX. 43.44' 26 66 EXISTING EXISTING W108 2 4 3 W104 8 2 4 3 8 A 7 SOUTH ELEVATION 6:12 F WHITEHEAD COTTAGE 1/4" = 1'-0" B 6:12 EXISTING EXISTING W109 38 1 W103 8 38 5 EXISTING ASPHALT SHINGLE ROOFING EXISTING EXISTING W101 W101 3 8 5 0 3 8 5 0 EXISTING EX FI . N 42 . 4 .3 2. 6 36 Issued for HRA + BP 12 SEP 11 Issued for SOS COPYRIGHT RESERVED: All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission. D101 0 6'- 9" X 4'- 6" VERANDA 2% SLOPE MINIMUM 4 .0 43 04 . 43. EX N. FI C 6:12 D 6:12 EXISTING 2438 FIN. 42.36' EX. 42.36' EL. 42.16' WHITEHEAD COTTAGE NORTH 1/4" = 1'-0" WHITEHEAD COTTAGE NORTH ELEVATION 1/4" = 1'-0" WHITEHEAD COTTAGE 12 12 6 6 EXISTING BOARD AND BATTEN GABLE EXISTING ASPHALT SHINGLE ROOFING 1038 EXISTING 2 106 8 1038 NORTH EXISTING 210 6 8 EXISTING 3038 EXISTING 3850 EXISTING 3850 EXISTING PAINTED WOOD SHINGLE EXISTING PAINTED WOOD SHINGLE FIN. 43.44' EX. 43.44' ROOF PLAN 1 1/4" = 1'-0" Koehn + Rowley Residence FLOOR PLAN 2 11414 205th Street, Maple Ridge EXISTING PAINTED BEVEL WOOD SIDING 6 6 .3 42 36 . 42. EX N. FI '55.24 .NIF '55.24 .XE EX FI . N 42 . 4 .3 2. 2 32 EXISTING PAINTED WOOD SHINGLE Plan + Elevations EXISTING 2032 Reissued for HRA +BP 25 APR 12 Issue + Revision Record 2 10 6 8 EXISTING 3818 17 DEC 12 '55.24 .NIF '55.24 .XE EXISTING PAINTED BEVEL WOOD SIDING EXISTING PAINTED BEVEL WOOD SIDING FIN. 42.36' EX. 42.36' FIN. 43.04' EX. 43.04' 1106 12 NOV 11 - 5 EAST ELEVATION 1/4" = 1'-0" 4 WHITEHEAD COTTAGE WEST ELEVATION 1/4" = 1'-0" 3 WHITEHEAD COTTAGE SECTION 1/4" = 1'-0" WHITEHEAD COTTAGE A-5.0 SCHEDULE “D” CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit. To: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) Re: THE _______________ RESIDENCE _______________ , Maple Ridge, B.C. Address PID_______________, ________________________________________________________ Legal Description The undersigned has retained _____________________________________________ as a coordinating registered professional with experience in heritage conservation to coordinate the design work and field reviews of the registered professionals required 1 for this heritage project. The coordinating registered professional shall coordinate the design work and field reviews of the registered professional required for the project in order to ascertain that the design will substantially comply with the Standards and Guidelines for the Conservation of Historic Places in Canada, the B.C. Building Code, and other applicable enactments respecting safety, not including the construction safety aspects. For this project, field reviews are defined as those reviews of the work: a) at a project site of a development to which a Heritage Alteration Permit relates, and b) at fabrication location where building components are made that will replace deteriorated materials identified as character-defining elements for this project. That a registered professional in his or her professional discretion considers necessary to ascertain whether the work substantially complies in all material respects with the plans and supporting documents prepared by the registered professional and with the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. _______________ -2012, for which the Heritage Alteration Permit is issued. The owner and the coordinating registered professional have read the _______________ Residence Statement of Significance and the Standards and Guidelines for the Conservation of Historic Places in Canada. The owner and the coordinating registered professional each acknowledge their responsibility to notify the addressee of this letter of the date the coordinating registered professional ceases to be retained by the owner before the date that the coordinating registered professional ceases to be retained or, if that is not possible, then as soon as possible. The coordinating registered professional acknowledges the responsibility to notify the addressee of this letter of the date a registered professional ceases to be retained before the date the registered professional ceases to be retained or, if that is not possible, then as soon as possible. The owner and the coordinating registered professional understand that where the coordinating registered professional or a registered professional ceases to be retained at any time during construction, work on the above project will cease until such time as: a) b) a new coordinating registered professional or registered professional, as the case may be, is retained, and a new letter in the form set out in Schedule C in the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. _______________ -2012, is completed by the authority having jurisdiction. The undersigned coordinating registered professional certifies that he or she is a registered professional as defined in the British Columbia Building Code, who also has experience with heritage conservation projects and agrees to coordinate the design work and field reviews of the registered professionals required for the project as outlined in the attached plans and specifications. Coordinating Registered Professional Owner _____________________________________ Name (Please Print) _________________________________________ Name (Please Print) _____________________________________ Address _____________________________________ _________________________________________ Address _________________________________________ _____________________________________ Phone _________________________________________ Name of Agent or Signing Office (if applicable) _________________________________________ Date _________________________________________ Owner’s or Owner’s appointed agent’s signature (if owner is a corporation the signature of a signing officer must be given here. If the signature is that of the agent, a copy of the document that appoints the agent must be attached.) (Professional’s Seal and Signature) _________________________________ Date (if the coordinating registered professional is a member of a firm, please complete the following) I am a member of the firm _________________________________________ and I sign this letter on behalf of the firm. __________________________________________________________________________________ 1 It is the responsibility of the coordinating registered professional to ascertain which registered professionals are required. SCHEDULE “E” CERTIFICATION OF COMPLIANCE This letter must be submitted after substantial completion of the project but prior to final inspection by the authority having jurisdiction. TO: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) RE: _____________________________________________ Discipline (e.g. Architectural, Engineering etc.) (Print) _____________________________________________ Name of Project (Print) _____________________________________________ Address of Project (Print) _____________________________________________ Legal Description of Project (Print) (Each registered professional shall complete the following: Professional’s Seal and Signature ____________________________________________ Name (Print) ____________________________________________ Address (Print) _____________________________________________ ____________________________ Date _____________________________________________ Phone I hereby give assurance that: a) I have fulfilled my obligations for field review as outlined in Section 6 of the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. _______________ 2012 and the attached Schedule C, Confirmation of Commitment by Owner. b) I am a registered professional as defined in the British Columbia Building Code. (if the registered professional is a member of a firm, complete the following:) I am a member of the firm _______________________________________ and I sign this letter on behalf of the firm. SCHEDULE “F” VARIANCES AND SUPPLEMENTS PERMITTED THROUGH HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION AGREEMENT BYLAW NO. 6962-2012 The variances identified in this Schedule “F” to the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 apply only to the Lands identified in the Agreement to which this Schedule is attached as described below, any streets and lanes abutting to the Lands, and any and all buildings, structure, features and other development thereon: Maple Ridge Zoning Bylaw No. 3510 - 1985 1. Part 6 Residential Zones, C. (3) (a) which states: (3) Buildings and Structures for One Family Residential Use in the RS-1, RS-1a, RS-2, RS-3 and SRS Zones (a) shall be limited to one per lot. is hereby varied as follows: In the event the lots legally described as LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180and LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 are consolidated into a single lot (the “Consolidated Lot”) such that the two heritage dwellings subject to this Agreement are both on the same lot, the number of Buildings and Structures, including heritage dwellings, shall be limited to two on the Consolidated Lot. The variance effected by this section shall cease to have effect and Buildings and Structures for One Family Residential Use on the Lands shall be limited to one per lot in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. 2. Part 6 Residential Zones, C. (3) (c) (ii) which states: (3) Buildings and Structures for One Family Residential Use in the RS-1, RS-1a, RS-2, RS-3 and SRS Zones: (c) shall be sited not less than: (ii) a minimum of 1.5 metres from an interior side lot line, but with the sum of the two interior side yards to be not less than 3.5 metres. is hereby varied as follows: The northernmost heritage dwelling shall be sited not less than a minimum of 1.03 metres from the lot line common to the lane. 3. Part 6 Residential Zones, C. (5) (c) (ii) which states: (5) Buildings and Structures for Accessory Residential Use or Accessory Off-Street Parking use (c) shall be sited not less than (ii) 3.0 metres from a front and exterior side lot line except that no building or structure for an accessory off-street parking use shall be sited within the required front yard setback. is hereby varied as follows: The existing garage fronting 205th Street shall be sited not less than 0 metres from the lot line common to 205th Street and the exception shall not apply. Maple Ridge Subdivision and Development Servicing By-law No. 4800 – 1993 1. Schedule “A” Services and Utilities, provides for the following requirements for streets, services and lanes in the RS-1 zone: All parcels within a proposed subdivision or development shall be provided with services in accordance herewith and all highways within, or immediately adjacent to a proposed subdivision or development shall be constructed in accordance herewith. ZONE RS-l ST W SS SD STREETS A C UW BT SERVICES SW SL LANES TB A is hereby varied as follows: The standard for the provision of Curbs and Gutters (C) and a corner truncation immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required but a no build covenant and condition that any vegetation will be removed which in the opinion of the District obstructs the line of sight will be applied to the property. The standard for the provision of Street Lighting (SL), Sidewalks (SW) and Street Tree Planting (ST) immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required, provided securities, including "in-trust" funds, in an amount deemed sufficient by the Approving Officer to cover construction of these works is deposited by the Owner with the Municipality. 2. Schedule “B” provides for the following requirement for lanes: Highway Classification Minimum Width 5. Lane 7.5 m Min. R.O. W. Radius is hereby varied as follows: The standard for the minimum width of the lane immediately adjacent to this proposed development shall be reduced from 7.5 metres to 6.5 metres with a 4.6 metre wide driving surface, provided that the existing curb is replaced by a curb that complies with the standard curb as provided for in Schedule “C” of the Maple Ridge Subdivision and Development Servicing By-law. 3. The variance effected by this section shall cease to have effect and the full standards for streets, services and lanes shall apply in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: MEETING: January 7, 2013 2012--0852012 085-AL C of W Non Farm Use Application 12224 240 Street EXECUTIVE SUMMARY: This non-farm use application is to expand the existing Meadowridge School. The school site is situated on a 6.6 hectare (16.3 acres) site that is 94% within the Agricultural Land Reserve. The proposal is to increase enrollment to 800 students and to construct new buildings on the existing P1 (Park and School) Zoned site. The facility has been limited by a restrictive covenant which caps enrollment at 600 students and establishes a development plan that cannot be altered without the Commission’s consent. If this application is successful, Council will be subsequently requested to consent to amending the covenant in order to allow for this expansion proposal to increase the maximum permitted enrollment to 800 students. This facility has a history of applications and successive growth. Should the application be forwarded to and subsequently approved by the Agricultural Land Commission then the impacts of additional growth need to be determined and addressed. Prior to realizing this expansion proposal, professional assurances from qualified specialists must be provided, such as: • • • A traffic study stormwater management plan agricultural impact assessment In addition, previous conditions established by the Commission, such as the installation and maintenance of an agricultural buffer to their specifications, must be either upheld or amended with the consent of the Commission. With these considerations, the recommendation is to forward the application to the Agricultural Land Commission. RECOMMENDATION: That Application 20122012-085085-AL be forwarded to the Agricultural Land Commission; Commission; and That Agricultural Land Land Commission approval, if any, include a review of the existing Restrictive Covenant including the agricultural buffer requirements. requirements. DISCUSSION: a) Background Context: Applicant: Meadowridge School Society 1104 Owner: Legal Description: Meadowridge School Society Lot 1, Section 22, Township 12, Plan BCP29123 OCP : Existing: 94 % Agricultural & 6% Institutional Existing: P-1 (Park and School) Zoning: Surrounding Uses: North: Use: Zone: Designation South: Use: East: Zone: Designation: Use: Zone: Designation: West Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Farm and Rural Residential RS-3 (One Family Rural Residential) Agricultural, 100 % within the Agricultural Land Reserve Suburban Residential, Rural residential and Public Utility (BC Hydro) RS-3 (One Family Rural Residential) Agricultural 2 properties, rural residential use RS-3 (Rural Residential) Agricultural, 100 % within the Agricultural Land Reserve (Across 240th Street) 6 properties, urban residential use. RS-1b (One Family Urban Residential) Urban Residential. School (ALC approved non-farm use) School 6.6 hectares (16.3 acres) 240th Street Municipal Water and Sewer Previous Applications: The Meadowridge School site has experienced significant incremental growth since it originated and has been the subject of several previous applications for non-farm use to the Agricultural Land Commission. The original school site was approved under application AL/005/89. The school has since made 3 applications for non farm use and consolidation of adjacent properties (also within the Agricultural Land Reserve): • Non-farm use application AL/052/00 was approved by the Commission for school use and site consolidation of 1.6 hectares (4 acres) from portions of the two properties to the south of the original school site. • Application AL/012/05 was also approved by the Commission for non-farm use and consolidation of a 0.8 hectare (2 acre) portion of the property at 24169 Dewdney Trunk Road with the original school site. This application proposed a revised development plan that placed structures where playing fields had been indicated earlier. This plan included a cafeteria, theatre, science labs, 4 classrooms, and administrative offices. The Commission approved the lot consolidation, which allowed the applicant to acquire the 0.8 hectare (2 -2- acre) portion from the property at 24169 Dewdney Trunk Road. However, the Commission did not approve the revised development plan. • Application AL/106/05 proposed a development plan that was consistent with the plan shown in application AL/012/05. Under Resolution #39/2006 the Commission approved Application AL/106/05 subject to the following conditions: - maximum enrollment of 600 students - adherence to submitted development plan - construction of fence and vegetative buffer adjacent to ALR lands based on ALC landscape buffer guidelines - compliance with local authority with respect to zoning and other bylaws To meet local government requirements, the newly acquired 0.8 hectare (2 acre) property was rezoned from RS-3 One Family Rural Residential to P-1 Park and School to allow this use. The conditions of Rezoning Application RZ/106/05 included the following: i) Registration of a Rezoning Development Agreement including the deposit of security as outlined in the Agreement; ii) Registration of a Section 219 Covenant limiting the enrollment to no more than 600 students and adhering to the site plan as approved by the Agricultural Land Commission; iii) Consolidation of the development site; iv) A landscape plan prepared by a Landscape Architect including the security to do the works. The requirement for a landscape buffer was included in the restrictive covenant registered as part of this application. Further discussion of the landscape buffer is included further in this report. b) Project Description: This proposal is to expand the enrollment and the development plan of an existing private school facility. The property is within the Agricultural Land Reserve and has been given a non-farm use approval limited to 600 students with a prescribed development plan. This application is to increase enrollment to 800 students. Additional school buildings are also proposed within the existing development site on portions of the site that currently accommodate parking. If this application is approved by the Commission, the applicant proposes to replace this lost parking by extending parking onto the adjacent site at 12162 240th Street, a property that is owned by the Meadowridge School Society, but is not within the Agricultural Land Reserve. The use of this property would therefore not require Commission approval. However, to meet municipal requirements, the use of the property for parking would require consolidation with the parent parcel, rezoning to an institutional use, and an Official Community Plan amendment to Institutional (this property is currently designated Estate Suburban Residential). This application does not propose further incursions into the Agricultural Land Reserve as part of their development plan. As noted, the previous conditions of approval as set out by the Commission have resulted in the registration of a restrictive covenant on title, naming the District of Maple Ridge as a party. The -3- covenant limits student enrolment to 600 students, and requires the installation of an agricultural buffer in accordance with Commission specifications. Should this application be successful, each aspect of this covenant will require consideration by the Commission and by Council. Expanding enrollment will require an amendment of the existing covenant beyond the current limit of 600 students. In addition, if the Commission reviews and finds the existing landscape provision to be sufficient, then the buffer requirements as set out in the covenant must be amended to reflect this lesser standard. If the Commission finds the existing buffer provisions to be deficient, then the applicant will be responsible for redress, and the existing language of the covenant for the landscape provision will remain intact. c) Planning Analysis: Meadowridge School has been supported in its previous proposals for incremental growth by both the Commission and by Council. However, the staff report in application AL/106/05 stated the following: the applicant should also be given a clear message that future intentions to expand the School beyond the scope of this application, if any, may require more detailed analysis of community impacts, especially with regards to traffic effects and agricultural potential. The referral to the Engineering Department in support of Rezoning Application RZ/106/05 noted the following potential servicing deficiencies: • The development is occurring in an area designated as Agricultural within the Official Community Plan. • An increase in impermeable surface on the subject site could have storm water impacts that would necessitate the construction of an on-site drainage detention system. • The ditch on the east side of 240th Street is noted in the District’s stream inventory information. • A recreational trail is indicated along 240th Street on Figure 5 of the Official Community Plan. It is not clear at this time that the Engineering Requirements established under Rezoning Application RZ/106/05 anticipated further expansion of this school facility. Required Landscape Buffer: Buffer: Figure 1 is an excerpt from the Agricultural Land Commission publication “Landscape Buffer Specifications”. The 3 metre buffer as indicated represents the minimum specifications that would generally be approved by the Commission. -4- Figure 1 Minimum Buffer Requirements Figure 2 indicates the actual landscape treatment that was provided by the applicant. Although a chain link fence has been installed, the low density of this planting does not meet the minimum specifications as indicated in Figure 1. However, correspondence from the Commission to the applicant dated September 10, 2009 suggests that in this context, this reduced planting is acceptable to the Commission. The planting at Meadowridge School is a row of red Maples that are planted about 7 meters apart along the south and east sides of the property. In addition, a chain link fence has been installed on the property line. Figure 2 (Picture taken Nov 8, 2012) If this application is forwarded, the Commission will be given an opportunity to again comment on the buffer planting. If it is acceptable to the Commission, the covenant should be amended accordingly. Development Considerations: Considerations: The incremental nature of the development of this school site within a rural area requires review. This higher density of use, with greater impermeable surfaces is occurring at a site that has not been planned to a standard of full urban services. A rezoning application could provide a legal mechanism for requiring redress of servicing deficiencies through a rezoning servicing agreement. As noted earlier in this report, the revised development plan includes the use of the subject property at 12162 240th Street for parking. In order to allow this use, this property would have to be consolidated with the parent parcel, and rezoned. This process would provide the opportunity for redress of any outstanding servicing requirements. This process is also consistent with the anticipated direction of the Agricultural Land Commission. Typically, the Commission reviews the development proposal and site plan as provided by the applicant. Any approvals are typically made conditional. In this case, it is expected that the Commission will require substantial compliance with the development proposal as submitted. If this is the case, the applicant will be required to undertake a rezoning and lot consolidation as described. However, there is no guarantee that the Commission will set such a condition in any approval. If no such condition is established, it is important to consider that the proposed development plan could possibly be revised to be contained within the existing site, and no rezoning would be -5- necessary. Viewed in this light, any decision to amend the existing covenant (which currently limits development) should be considered in light of the potential implications of an expanded facility. Amending the Covenant: The registration of the covenant was conducted as a condition of rezoning. The amendment process will therefore require a formal request from the applicant, and the request will be processed as a regular application. The first step would be a review at Committee of the Whole, followed by a Council decision to forward to a Public Hearing, and approval at a regular Council meeting. The implications and potential impacts of an expanded facility have been noted in this report. From the District’s perspective, it would be preferable if a request to amend the terms of the restrictive covenant was accompanied by a rezoning application that would provide an opportunity to review and require that deficiencies are addressed. However, as noted, there is potential for an amendment to occur without rezoning, if the applicant is able to adjust the development plan to fit within the boundaries of the existing property. In order to assist Council with their decision, the application for amending the covenant must by supported with reports from qualified professionals. Required reports could include a traffic study, stormwater management assessment, agricultural impact assessment, and environmental assessment report. d) Interdepartmental Implications: Implications: Engineering Department The request to amend the covenant along with pertinent reports will be referred to the Engineering Department for their review, as would a rezoning application. It should be noted that the property north of the school site may be considered as a possible link to an east west connector to improve access to 256 Street. This property is also owned by the Meadowridge School Society. The actual alignment of this required access has not yet been established, but the applicant should be made aware that this location may be considered. Parks and Leisure Services An equestrian trail is indicated along 240th Street in Figure 5 of the Official Community Plan. The impacts of this proposal and other developments should be considered for the future of the 240 corridor as an equestrian trail. A rezoning application could trigger a requirement for additional improvements along this corridor for a boulevard trail, if required. e) Alternatives: The current approach taken with this proposal seems to be desirable, as further incursions into the Agricultural Land Reserve are not requested, and as a legal mechanism for redress of possible servicing deficiencies will be provided through the required rezoning application. Other options Council may wish to consider include: • • Deny forwarding this application to the Agricultural Land Commission, in which case it will be considered denied. Recommend that the applicant revise the proposal to fit within the existing development site. -6- If Council denies this application, it will be considered closed and will not proceed further. If the applicant is required to revise their proposal to remain within the existing development site, the opportunity for redress of servicing deficiencies will be more limited. CONCLUSION: CONCLUSION: This non-farm use application for Meadow Ridge School pertains to a proposal to expand the existing facility from a current maximum of 600 students to 800, and the construction of additional buildings on the existing school site. No further incursions into the Agricultural Land Reserve are proposed at this time. The implications of this application, if successful, are that Council will be asked to amend the covenant that has been registered in support of the Commission’s earlier conditions of approval. The physical capability of the site and surrounding infrastructure will need further review to determine whether the proposed expansion is supportable. In addition, a property fronting 240 Street is proposed to be used for parking, which would requirement consolidation with the parent parcel, rezoning, and an Official Community Plan amendment. Based on these considerations, the recommendation is to forward this application to the Commission. “Original signed by Diana Hall” ___________________________________________ Prepared by: by: Diana Hall Planner “Original signed by Chuck Goddard” for ______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng Eng GM: Public Works & Development Development Services “Original signed by Jim Rule” ______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Approved Development Plan (2005) Appendix C - Proposed Development Plan Appendix D - Excerpts from Restrictive Covenant. -7- APPENDIX A SUB JECT P ROP E RTY S CA LE 1:3, 000 Distric t of M ission ´ City of Pitt Meadow s ^ Distric t of Langley 12224 240 S TREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE P L A N NIN G D E P A RT M E N T FR AS ER R. DATE: Aug 14, 2012 FILE: 2012-085-AL BY: PC District of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: January 7, 2013 RZ/028/10 C of W Rezoning – First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue, and11312 206 Street EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit future construction of an apartment building with 36 units, under the RM-2 (Medium Density Apartment Residential) zone. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). Consequently, with the Second Reading, a site-specific Official Community Plan amendment was required to Policy 3-18(2), to support the apartment form and zone proposed. Council granted Third Reading to both the bylaws on January 24, 2012. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/028/10 and that the following conditions be addressed prior to consideration of Final Reading: a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; c. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. -1- 1105 DISCUSSION: a) Background Context: Applicant: Owner: Wayne Bissky of Bissky Architect Inc. Melissa R Zanna Legal Description: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 OCP: Existing: Proposed: Urban Residential (Neighbourhood Residential) Urban Residential (Major Corridor Residential) Existing: Proposed: RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) Zoning: 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: Consolidated lot size: Access: Servicing: Companion Applications: Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential and Vacant Multi-Family Residential (apartments) 0.49 acres (2016 m2) 206th Street Full Urban Standard DP/028/10 The proposal is to rezone the subject property from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The following dates outline Council’s consideration of the application and Bylaws 6882-2011 and 6738-2010: First Reading for Zone Amending Bylaw No. 6738-2010 was granted May 25, 2012; -2- First Reading for Official Community Plan Amending Bylaw No. 6882-2011 and Second Reading for Zone Amending Bylaw No. 6738-2010 was granted December 13, 2011; Public Hearing for both the bylaws was held January 17, 2012; Third Reading for both the bylaws was granted January 24, 2012. Application Progress: The applicant and his team have been actively working to meet Council’s terms and conditions for Final Reading of both the bylaws. The applicant is working on finalizing the off-site servicing drawings. All the required covenants have been finalized. The major outstanding items are a Rezoning Servicing Agreement Restrictive Covenant, survey plan for road dedication and consolidation of the site and demolition of the existing older house at 20615 113 th Avenue. However, it is anticipated that these will be met in the next few months. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months, consideration for Final Reading approval will be applied for. “original signed by Rasika Acharya”__________________ Prepared by: Rasika Acharya, B-Arch, M-Tech, LEED® AP, MCIP, RPP Planner “original signed by Charles R. Goddard”_____________ Approved by: Christine Carter, M.PL, MCIP Director of Planning “original signed by Frank Quinn”____________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services ‘original signed by Paul Gill’_________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Second Reading Report -3- APPENDIX A * 700 20674/84 20660/64 699 20656 20623 20591 *PP044 719 716 715 * Scale: 1:1,500 20676 20624 20616 11278 1042 11266 761 Rem N 90' 768 & 769 11273 11272 S 1/2S 1/2 764 765 RP 7316A SK 1840 11258 B 11261 11230 ^ District of Langley N 1/2 790 11243/5 C P 10059 S 1/2 790 P 12165 1114 11151 S 30' 778 S 1/2 786 & 787 11240 P 114 BCP 7202 P 64192 5 20615/23-113 Ave 11312-206 Ave 11233/9 District of Mission P 74209 1 1113 11252 ORD ST. 20636 795 98 206 ST. 20591/93 PcL B 20581 City of Pitt Meadows 11240 1 11284 BATTLE AVE. P 88024 P 30 767 770 771 S P 114 774 & N 1/2 764 & 765 20631 756 20623 1043 P 43556 11271 05 RP 5103 ´ 11295 11277 20583 20591 20575 20565 20561 49 7 N 1/2 * 763 & 766 758 759 762 S 1/2 P 114 763 & 766 *PP044 Pcl A 60 20606 20582 20574 20556 P 114 P P 8654 749 752 753 LMP 469 *PP044 113 AVE. 11289 LMS 1419 A P 2180 LMP 12217 751 754 755 E 21' of 11250 748 1 720 P 114 Rem 712 711 1123 Re 1122 P 48437 723 20615 724 20670 11310 20631 727 20583 20561 728 714 713 710 B Subject Properties 11334 11311 11312 LMS 629 A LMP 1857 11329 P 114 20675 722 721 P 114 A 20665 726 P 4008 725 20622 20614 20606 20586/90 20582 20574 20554 20564 P 2180 733 730 729 * 11339 20680 *PP044 LORNE AVE. 734 702 20683 686 P 114 697 698 701 * 20675 20621/23 693 694 696 20665 689 690 695 20641 688 20657 691 692 P 114 DARTFORD ST. SK 492 20631 11376 /88 11352 /70 20603/11 20617/25 P 55931 20622 * P 55777 PARK 20606/12 20618/20 WARESELY ST. 687 Pcl. B 11391 P 6366 *PP044 114 AVE. 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/10 FRAS ER R. BY: PC APPENDIX B District of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: December 12, 2011 FILE NO: RZ/028/10 MEETING: C of W First & Second Reading Maple Ridge OCP Amending Bylaw No.6882-2011 Second Reading Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue; 11312 206 Street EXECUTIVE SUMMARY: On May 25, 2010, Council granted First Reading to this proposal and in accordance with the Development Procedural Bylaw, the applicant proceeded to the Advisory Design Panel and conducted a Development Information Meeting. The applicant now seeks Second Reading and wishes to proceed to a Public Hearing. The proposal is to rezone the subject property from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). In order to proceed with this project, a site-specific Official Community Plan amendment is required to Policy 3-18(2). RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6882-2011 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan. 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.68822011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be given First and Second Readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6738-2010 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; c. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Wayne Bissky of Bissky Architect Inc. Melissa R Zanna Legal Description: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 OCP: Existing: Proposed: Urban Residential (Neighbourhood Residential) Urban Residential (Major Corridor Residential) Existing: Proposed: RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) Zoning: -2- 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: Consolidated lot size: Access: Servicing: Companion Applications: Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Single Family Residential Multi-Family Residential (apartments) 0.49 acres (2016 m2) 206th Street Full Urban DP/028/10 b) Project Description: The subject site totaling 2,016 m2 consists of 3 lots on the north-east corner of 113th Avenue and 206th Street in the Hammond area of Maple Ridge. Currently two of the lots are vacant and an older single family house exists at 20615 113th Avenue. Removal of this house and consolidation of the 3 lots is required. The subject site is not in the flood plain and slopes gradually from the north-east corner to the south-west corner at 206th Street and 113th Avenue. A four storey apartment building with 36 units (3,116.4 m2 gross floor area) is proposed, with an under-ground parkade. Access via the 7.0 m wide ramp to the under-ground parkade is from the north-west corner of the site (206th Street). Pedestrian access to the building foyer is from 113 th Avenue. Seven unit types are proposed with unit sizes ranging from 53.4 m2 to 74.5 m2 in area. Specific details of the materials used and building design will be provided in the subsequent Development Permit report. Common Usable Open Space is proposed within the northern and eastern yards and the Common Activity Area is proposed near the main foyer facing 113th Avenue. -3- c) Planning Analysis: Official Community Plan: The Official Community Plan designation for the subject site is “Urban Residential” within the Neighbourhood Residential category. General characteristics within this designation include predominantly single family residential dwellings with limited infill development, if in compliance with the compatibility policies housed in the Official Community Plan. The proposed zone and apartment form is not permitted under the current designation hence an OCP amendment is required. In accordance with Council direction, the proposal is proceeding to Second Reading and Public Hearing, but with a site-specific OCP amendment. A site-specific Official Community Plan amendment to Policy 3-18 (2) Major Corridor ResidentialGeneral Characteristics, is proposed by the addition of the new item c) as stated below, shown in bold print. 2) Major Corridor Residential- General Characteristics: a) Major Corridor Residential is characterized by the following: i) has frontage on an existing Major Road Corridor as identified on Figure 4Proposed Major Corridor Network Plan, or has frontage on a road built in whole or part to a collector, arterial, TransLink Major Road, or Provincial Highway standard; ii) may be adjacent to Community Commercial Node, or designated commercial centre. b) includes ground oriented housing forms such as single detached dwellings, garden suites, duplex, triplex, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal description as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 After consolidation of the three lots, prior to Council granting Final Reading, a new legal description will replace the above description. Prior to Final Reading, the Bylaw will need to be amended to reflect the new legal description. -4- Zoning Bylaw: The current application proposes to rezone the properties located at 20623 and 20615 113 Avenue and 11312 206 Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of 36 apartment units. The proposed RM-2 (Medium Density Apartment Residential) zone allows a medium density apartment use and specifies a maximum Floor Space Ratio of 1.8. The applicant has proposed a four storey wood frame building with a Floor Space Ratio of 1.23. The RM-2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 36% (726 m2). The zone also requires a Common Activity Area of 36m2 which has been included within the Common Activity Area (Appendix C). The proposed building complies with the density and height requirements of the zone but some minor setback variances may be requested. These variances will need Council approval before the Development Permit is approved. This will be the subject of a future Council report. Maple Ridge Off-Street Parking & Loading Bylaw #4350-1990: The proposed RM-2 (Medium Density Apartment Residential) zone requires a ratio of 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitor parking. A total of 54 residential spaces and 8 visitor parking spaces have been proposed, as required. This includes 1 handicapped parking space. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development permit is required to regulate the form and character of the proposed development, to ensure the current proposal enhances existing neighbourhoods and minimizes potential conflicts with neighbouring land uses. This will be the subject of a future Council report. Advisory Design Panel: On October 11, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops. They further resolved that revisions to the plans be submitted to Planning staff for follow up and further that Planning staff forward the revisions to the Advisory Design Panel for information. Consider deletion of the southwest parkade stairs in lieu of a corner feature Provide a secondary overhead gate and enter phone at the bottom of ramp Provide direct access from visitor parking stalls to elevator lobby Provide window and glazed doors at parkade lobbies Consider expanding common outdoor activity area along the west side of the building and allowing resident access to northeast lawn area Consider dropping main floor concrete slab on southwest and west portions of site -5- to reduce or eliminate retaining walls. If not possible add stone facing on planter walls to match building Consider revisiting the two arch ways at the south elevation Consider providing trees on east and west elevation of building at blank walls Coordinate slope landscaping with patio ramps Consider extending entry paving to municipal sidewalk Relocate fire door at corridor main floor Consider enlarging ground floor patios where possible Consider additional stone along base of building Consider aligning main entry lobby with elevator Re-label side elevations Consider additional treatment of parkade retaining walls Consider possible set back relaxation along 113th to allow building to shift south to allow additional landscape buffer on north property line. The project architect has incorporated some revisions which are being considered by the panel. This will be discussed in the Development Permit report that will be considered by Council at a future date. Development Information Meeting: The applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. On December 1, 2011, the applicant held a Development Information Meeting at the Hammond Elementary School, from 7:00 to 9:00 pm. This was an informal open house type of meeting and included information such as complete sets of architectural and landscape drawings of the building, comments sheets and frequently Asked Questions sheets. It was attended by 8 residents and neighbours of the community and while no written comments were submitted, the attendees were encouraged to write to the Planning Department directly. There were a variety of reactions to the proposal as summarized below: d) Most attendees agreed that the Hammond area needed improved safety, security and traffic control; maybe speed bumps in this area could help. Most attendees also expressed concern about vacant lots in this area and the derelict conditions of some existing houses. Some expressed concerns about the future of Hammond Mill and its property. Most felt that this area should remain single family, except for one who wanted something similar on his property. Some felt that the proposed development will devalue the area and there was general concern about augmenting crime and parking problems. Generally a comprehensive plan could help better development in the Lower Hammond Area. Citizen/Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. -6- e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: Road dedication of 0.85 metres along 113th Avenue frontage; a corner truncation of 3X3 metres at the intersection of 113th Avenue and 206th Street to make them 20.0 metres wide collector standard roads, will be required; Road upgrades along both the frontages of subject sites including curb, gutter, sidewalk, street lighting (on the north side of 113th Avenue and east side of 206th Street only) and street trees (on the north side of 113th Avenue and east side of 206th Street only) and examining the existing manholes/catch basins, will be required; Sanitary sewer capacity of the existing sewer to support the proposed density has to be confirmed by the engineer of record and any upgrades if required need to be addressed in the off-site civil design; Capacity of the existing water main to support the proposed density and to ensure sufficient pressure for both fire-fighting and domestic use has to be confirmed by the engineer of record or the municipality has a process in place whereby the municipal water model can be used through the firm of Kerr Wood Leidel, with all costs borne by the applicant. Any upgrades if required need to be addressed in the off-site civil design; All utility services (hydro, telephone and cable) servicing the site must be underground. Overhead lines on the Street will remain but the aerial connections to the lots will be removed along with disconnecting all services prior to demolition of the existing single family houses on site. Parks & Leisure Services Department: The Parks & Leisure Services Department are in support of the proposed bike-way right-of-way registration on title to facilitate an east-west bikeway and requires this bikeway to be open for public use at all times. They have identified that after the development permit is approved they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be additional trees which is based on the landscaping plan attached (Appendix E). The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $125.00. Fire Department: The Fire Department has reviewed the proposal and has the following comments: Include all the locations and specifications of fire department connections in the Building Permit drawings. -7- Fire Department access from underground to the outside needs to be easy and quick during an emergency evacuation. Securing areas outside the building and installing a magnetic lock to code is are examples of a way to achieve this. Ensure address is visible from the street at all times. Once the current house is vacant, it is to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as it is totally demolished, following a Demolition Permit. Building Department: Building Department has reviewed the proposal and their comments have been sent to the project architect. Most of the concerns will be addressed through the Building Permit drawings. For areas where excavation encroaches beyond property lines, encroachment agreements from neighbouring property owners must be in place prior to Building Permit issuance. f) School District Comments: A referral was sent to the School District Office and there was no response. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (amendment to Policy 3-18 (2) Major Corridor Residential, as explained in this report), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. h) Alternatives: Council can choose one of three options, stated below: a) b) c) Defer Zone Amending Bylaw No. 6738-2010 and OCP Amending Bylaw No. 6882-2011; Grant Second Reading and forwarded it to the Public Hearing, or Defeat Zone Amending Bylaw 6738-2010 and OCP Amending Bylaw No. 6882-2011. -8- CONCLUSION: The proposed level of density and a four-storey apartment form in the RM-2 (Medium Density Apartment Residential) zone conflicts with the neighbouring single family houses and is not supported by the Official Community Plan designation i.e. Neighbourhood Residential, as outlined in this report. Some concerns have already been expressed by the public at the Development Information Meeting. Residents will have another opportunity to voice their concerns at the Public Hearing. A site-specific Official Community Plan amendment is required to Policy 3-18 (2) to permit the proposed apartment form and zone, as described in the report. _______________________________________________ Prepared by: Rasika Acharya, B-Arch, M-Tech, LEED® AP, MCIP Planner _______________________________________________ Approved by: Christine Carter, M.Pl, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6738-2010 Appendix C -- OCP Amending Bylaw 6882-2011 Appendix D – Site Plan Appendix E – Building Elevations & Sections Appendix F – Landscape Plans -9- 700 20674/84 20660/64 20623 20591 *PP044 719 716 715 * Scale: 1:1,500 20676 20624 20616 11278 1042 11266 761 Rem N 90' 768 & 769 11273 11272 S 1/2S 1/2 764 765 RP 7316A SK 1840 11258 B 11261 11230 ^ District of Langley N 1/2 790 11243/5 C P 10059 S 1/2 790 20683 P 12165 1114 11151 S 30' 778 S 1/2 786 & 787 11240 P 114 BCP 7202 P 64192 5 20615/23-113 Ave 11312-206 Ave 11233/9 District of Mission P 74209 1 1113 11252 ORD ST. 20636 795 98 206 ST. 20591/93 PcL B 20581 City of Pitt Meadows 11240 1 11284 BATTLE AVE. P 88024 P 30 767 770 771 S P 114 774 & N 1/2 764 & 765 20631 756 20623 1043 P 43556 11271 05 RP 5103 ´ 11295 11277 20583 20591 20575 20565 20561 49 7 N 1/2 * 763 & 766 758 759 762 S 1/2 P 114 763 & 766 *PP044 Pcl A 60 20606 20582 20574 20556 P 114 P P 8654 749 752 753 LMP 469 *PP044 113 AVE. 11289 LMS 1419 A P 2180 LMP 12217 751 754 755 E 21' of 11250 748 1 720 P 114 Rem 712 711 1123 Re 1122 P 48437 723 20615 724 20670 11310 20631 727 20583 20561 728 714 713 710 B Subject Properties 11334 11311 11312 LMS 629 A LMP 1857 11329 P 114 20675 722 721 P 114 A 20665 726 P 4008 725 20622 20614 20606 20586/90 20582 20574 20554 20564 P 2180 733 730 729 * 11339 20680 *PP044 LORNE AVE. 734 702 20675 * 699 20656 P 114 697 698 701 * 20665 686 20641 20621/23 693 694 696 20657 689 690 695 DARTFORD ST. 691 692 P 114 688 20603/11 20617/25 P 55931 11376 /88 11352 /70 SK 492 20631 * P 55777 PARK 11391 20622 Pcl. B 20606/12 20618/20 WARESELY ST. 687 P 6366 *PP044 114 AVE. 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/10 FRAS ER R. BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6738-2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6738-2010." 2. Those parcels or tracts of land and premises known and described as: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1;PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 and outlined in heavy black line on Map No. 1485, a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of May, A.D. 2010. PUBLIC HEARING held the 17th day of January, A.D. 2012. READ a second time the 13th day of December, A.D. 2011. READ a third time the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the _____________________________ PRESIDING MEMBER day of , A.D. 20 . ____________________________ CORPORATE OFFICER 20704 20733 20721 11384 702 705 1 11261 1186 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 6738-2010 1485 RS-1 (One Family Urban Residential) To: RM-2 (Medium Density Apartment Residential) 20685 A B LMP 1131 11264 11260 P 11457 2 1 11246 179 207 ST. 20732 20711 20710 P 9549 4 11280 11253 RW 71974 P 23319 207 ST. 20683 P 51275 P 51277 20680 20675 *PP044 20673 11208 20661 A MAP LE C R. 3 11288 11267 111511249 S 30' 778 11239 S 1/2 2 786 & 787 11240 P 114 BCP 7202 3 P 64192 1 11235 5 P 114 * Rem 781 780 11232 A/24B P 12703 2 11296 11252 DARTFORD ST. 789 E 1/2 20645 /39 SK B 2062 7 Rem 797 206 3398 17 P 74209 1 20636 11230 N 1/2 790 C 11243/5 P 10059 S 1/2 790 11233/9 1114 1 20732 RP 7316A SK 1840 11258 B 11312 11236 180 11230 Rem 1 11226 B EP 4672 11202 P 8318 S 1/2S 1/2 764 765 1113 *LMP 16828 2 EP 26083 11272 1 11304 20676 Rem N 90' 768 & 769 11273 20643 206 0 RW 52217 641 19 795 5 RW 71976 RP 11240 206 0 206 ST. P 88024 11329 11315 11281 P 48437 N 1/2 764 & 765 20631 P 43556 11266 20623 20583 20591 1042 761 11339 1 RW 51276 11284 2 2 P 3034A A 11291/93 767 770 771 S 1/2 P 114 774 & 775 11295 P 10601 20705 11365 13 P 10601 20720 *PP044 N 1/2 * 763 & 766 20720 14 B11381 P 36414 700 11391 20683 20665 20670 719 716 20665 715 * 20631 20623 20624 20616 20606 20582 99 0 P 4008 20622 20614 20615 20591 20583 20561 20606 20586/90 20582 20574 20575 1043 SK 2405 RP 5103 R AI LW AY 71 2 * A P 114 Rem 712 711 1123 Rem 1122 11310 BATTLE AVE. 20591/93 PA C IF IC Pcl A RW 11334 11277 11278 P 114 714 713 710 B 758 759 762 S 1/2 P 114 763 & 766 *PP044 PcL B Rem 2 R P R 76 W P 60 6 0 64 49 4 9 5 7 8 11329 113 AVE. 756 0 CA N AD IA N 11339 A 11311 723 720 724 11271 RW 88025 LMP 469 P 8654 749 752 753 20581 E 21' of 11250 748 1 20561 746 11312 727 113 AVE. 20574 11224 722 721 P 114 725 11289 LMS 1419 A P 2180 LMP 12217 751 754 755 20556 7 49 60 Rem 745 P 114 P RW 72041 * 726 728 *PP044 20565 20531 20564 20554 20540 20530 11302 736 11407 *PP044 P 2180 733 730 729 LMS 629 A LMP 1857 11315 20540 44 P0 *P RP 84831 Pcl. A 739 734 P 6366 20674/84 20660/64 699 P 114 697 698 701 * LORNE AVE. P 2180 741 738 737 P 80557 1 847 20675 P 114 20675 * 696 20657 20641 693 694 20631 20621/23 689 690 20656 691 692 695 P 114 DARTFORD ST. 11391 SK 492 20622 688 686 *PP044 20512 20520 * 11376 /88 11352 /70 20603/11 20617/25 P 55931 20606/12 20618/20 PARK 20541 20531 20523 20515 670 673 674 P 2180 11410 11417 846 P 41103 EP 47222 20657 20641 * 618 617 20682 20674 20664 20630 20631 20623 20615 20607 621 20665 206 ST. 20624 20614 20606 20590 20591 20583 20575 * 687 P 55777 669 11314 P 114 630 629 626 625 622 P 70943 RW 70942 * 615 612 *PP044 Pcl. B WARESELY ST. 20540 20536 20524 20512 666 20507 668 671 672 675 743 P 114 620 619 616 * 628 627 624 623 631 114 AVE. 667 742 635 632 P 12165 *PP044 11386 20582 20574 20564 20557 20531 20523 639 636 P 114 P 114 641 638 637 634 633 646 645 642 P 2180 11406 20540 644 643 20541 650 649 640 20565 11414 20530 20522 20514 20506 P 2180 651 648 647 SK. 1503 ´ SCALE 1:2,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6882-2011 A Bylaw to amend the Official Community Plan _______________________________________ WHEREAS the Local Government Act empowers a local government to adopt or amend an Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. 2. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011”. That Policy 3-18(2) Major Corridor Residential- General Characteristics, be amended by adding the following after 2b) c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal desctiption as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526 254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526 254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1,Except Plan East 7 FT. PID: 011-526-297 3. Maple Ridge Official Community Plan Bylaw No. 6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the 13th day of December, A.D. 2011 . READ A SECOND TIME the 13th day of December, A.D. 2011. PUBLIC HEARING HELD the 17th day of January, A.D. 2012. READ A THIRD TIME the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the ______________________________ PRESIDING MEMBER day of , A.D. 201 . ______________________________ CORPORATE OFFICER District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: January 7, 2013 2011-037-RZ C of W Rezoning – First Extension Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. The purpose of the application is to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to allow for future subdivision into 4 lots. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-037-RZ and that the following conditions be addressed prior to consideration of Final Reading: i. Road dedication as required; ii. Removal of existing deck on proposed Lot 1; iii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Pasquale De Luca Pasquale and Celeste De Luca -1- 1106 Legal Description: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 OCP: Existing: Estate Suburban Residential Existing: Proposed: RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) Zoning: 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: Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS-3 (One Family Rural Residential) Agricultural Single Family Residential RS-2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential Single Family Residential 1.62 ha (4 acres) 124 Avenue Rural This application is to permit future subdivision into four lots no smaller than 0.4 hectares each. The following dates outline Council’s consideration of the application and Bylaw 6817-2011: First Reading was granted May 10, 2011 Second Reading was granted November 8, 2011 Public Hearing was held December 13, 2011 Third Reading was granted December 13, 2011 Application Progress: The applicant is in the process of completing most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding items are road dedication, removal of the existing deck on proposed Lot 1, and a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. -2- Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next year consideration for Final Reading approval will be applied for. “original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician “original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “original by signed Jim Rule” _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Second Reading Report -3- APPENDIX A SUBJECT PROPERTIES Scale: 1:2,500 ^ District of Langley District of Mission ´ City of Pitt Meadows 24311/61 124 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 17, 2012 FILE: 2011-037-RZ FRAS ER R. BY: PC APPENDIX B District Of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: November 7, 2011 2011-037-RZ C of W Second Reading Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential). This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6817-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: i. ii. iii. iv. Road dedication as required; Removal of existing deck on proposed Lot 1. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Pasquale De Luca Pasquale and Celeste De Luca Legal Description: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 OCP: Existing: Estate Suburban Residential Existing: Proposed: RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) Zoning: 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: Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS-3 (One Family Rural Residential) Agricultural Single Family Residential RS-2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential Single Family Residential 1.62 ha (4 acres) 124 Avenue Rural b) Project Description: The applicant proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), in support of a future subdivision into four lots no smaller than 0.4 hectares each. The existing homes are proposed to be maintained; although the deck of one of the homes will need to be removed to meet zoning requirements. c) Planning Analysis: Official Community Plan: The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject properties’ designation as Estate Suburban Residential in the Official Community Plan (OCP). Zoning Bylaw: The current application proposes to rezone the properties located at 24311 and 24361 124 Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit the future subdivision into four one acre lots. The applicant has requested a relaxation to the side yard setback for proposed Lot 1. The proposed variance will be the subject of a future report to Council. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing -2- agreement is required. The Engineering Department has further determined that road dedication is required along the subject site frontage. Parks & Leisure Services Department: The Parks Department has reviewed the application and has noted that a road shoulder equestrian trail exists on 124 Avenue that will need to be considered in the development servicing plans for this application. e) Environmental Implications: The subject properties are located adjacent to land within the Agricultural Land Reserve, and the applicant has completed an Agricultural Impact Assessment and a Groundwater Impact Assessment in support of the proposed development. CONCLUSION: This application is in compliance with the Official Community Plan. Therefore, it is recommended that Zone Amending Bylaw No. 6817 - 2010 be given Second Reading and be forwarded to Public Hearing. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Charles Goddard, BA, MA Acting Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6817-2011 Appendix C – Subdivision Plan -3- CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6817-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No.6817-2011." 2. Those parcels or tracts of land and premises known and described as: Lot 49, Section 22, Township 12, New Westminster District Plan 43885 Lot 50, Section 22, Township 12, New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1519 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 10th day of May, A.D. 2011. READ a second time the 8th day of November, A.D. 2011. PUBLIC HEARING held the 13th day of December, A.D. 2011. READ a third time the 13th day of December, A.D. 2011. RECONSIDERED AND FINALLY ADOPTED, the _____________________________ PRESIDING MEMBER day of , A.D. 20 . ____________________________ CORPORATE OFFICER P 70798 1 12530 P 43885 76 125 AVE. 54 1 P 43885 P 70674 EP 54608 24308 24280 24240 55 24358 125 AVE. 56 2 24365 12525 EPP 1414 2 24307 24265 1 53 2 12497 12490 1 12475 12460 2 12447 LMP 12744 50 24361 24311 24271 24221 24205 2 12440 ANSELL ST. 49 P 71164 48 2 1 P 43885 24421 LMP 12745 1 75 24383 Rem 64 1 24325 LMP 123 24209 ANSELL ST. 12552 P 43885 78 12420 21 P 3118 12384 N 190' 12 12370 12375 20 P 24328 124 AVE. LMP 34711 12355 11 244 ST. Rem 12 12342 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 6817-2011 1519 RS-3 (One Family Rural Residential) To: RS-2 (One Family Suburban Residential) ´ SCALE 1:2,500 District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: January 7, 2013 2011-008-DVP CoW Development Variance Permit 12640 and 12610 Ansell Street EXECUTIVE SUMMARY: Development Variance Permit application 2011-008-DVP has been received in conjunction with applications for rezoning and subdivision for a four lot RS-2 (One Family Suburban Residential) subdivision for two properties located at 12640 and 12610 Ansell Street. The requested variances are to: reduce the road right-of-way on Ansell Street from 20 to 18.3 metres and the road carriageway from 7 to 6 metres in width; and to reduce the principle building’s rear setback for Lot 2 from 7.5 to 3.32 metres, the accessory residential use rear setback from 1.5 to 1.25. It is recommended that Development Variance Permit 2011-008-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-008-DVP respecting property located at 12640 and 12610 Ansell Street. DISCUSSION: a) Background Context: Applicant: Owners: Dennis Dickson Dennis and Darlene Dickson James and Frances Shull Legal Description: Lot 72 and Lot 73, Section 22, Township 12, NWD Plan 43885 OCP: Suburban Residential Estate Suburban Residential Existing: Proposed: Zoning: Existing: Proposed: RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) Surrounding Uses: North: South: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS-3 (One Family Rural Residential) Suburban Residential Single Family Residential RS-2 (One Family Suburban Residential) Suburban Residential 1107 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Properties: Proposed Use of Properties: Site Area: Access: Servicing Requirement: Concurrent Applications: Vacant RS-3 (One Family Rural Residential) Agricultural Single Family Residential RS-2 (One Family Suburban Residential) Suburban Residential Single Family Residential Single Family Residential 1.67 ha (4.1 acres) Ansell Street Rural Standard 2011-008-RZ, 2011-008-SD b) Requested Variances: 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule B, to reduce the Ansell Street road right-of-way from 20 to 18.3 metres; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road; 3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C.3.c)iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres; 4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C. 5.c)i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres; and, c) Project Description: The applicant proposes to rezone and subdivide the subject properties from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) and subdivide into four lots. Panhandles are proposed to access each of the two new lots, as the steep slopes on the north end of the property are a geotechnical constraints hindering the northern property from subdividing and providing an acceptable buildable area on its own. Proposed Lot 3 will have a width of 44.2 metres and a depth of 93.03 metres. Proposed Lot 4 will have a width of 38.16 metres and a depth of 113.75 metres. The subject properties are adjacent to agricultural lands to the east and single family residential properties to the north, west, and south. d) Planning Analysis: Official Community Plan: The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject properties’ current designation as Suburban Residential in the Official Community Plan. There is a current OCP amending bylaw application in process that will re-designate these properties as Estate Suburban Residential, and the RS-2 (One Family Suburban Residential) zone is also in compliance with this designation. Zoning Bylaw: The accompanying rezoning application 2011-008-RZ proposes to rezone the properties located at 12640 and 12610 Ansell Street from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into four lots under application 2011-008-SD. The applicant has requested several variances to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: -2- 1. Part 6, Section 601, C.3.c) iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres. This variance will allow the existing single-family house on Lot 2 to be maintained in its existing location. 2. Part 6, Section 601, C. 5.c) i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres. This variance will allow the existing pool on Lot 2 to be maintained in its existing location. e) Interdepartmental Implications: The Engineering Department has reviewed the requested Subdivision and Development Servicing Bylaw variances and the following rationale for support has been provided: 1. Schedule B, to reduce the Ansell Street road right-of-way from 20 to 18.3 metres. The Engineering Department has advised that the required services can be accommodated within the existing road right-of-way, and therefore no additional road dedication is required. 2. Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road. The Engineering Department has determined that Ansell Street currently has adequate capacity and width for the additional number of lots CONCLUSION: The requested variances are supported by the Engineering and Planning Departments and considered to be minor. Therefore, it is recommended that Development Variance Permit 2011-008DVP be approved. “original signed by Amelia Bowden”__________ Prepared by: Amelia Bowden Planning Technician “original signed by Chuck Goddard”_________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning “original signed by Frank Quinn”_____________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “original signed by J.L. (Jim) Rule”___________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision Plan Appendix C – Plan Showing Existing Building -3- $33(1',;$ SUBJECT PROPERTIES Scale: 1:2,500 ^ District of Langley District of Mission ´ City of Pitt Meadows 12610/40 ANSELL STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 FILE: 2011-008-RZ FRAS ER R. BY: PC APPENDIX B APPENDIX C District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer FROM: SUBJECT: MEETING DATE: FILE NO: MEETING: January 7, 2013 2012-026-DVP CoW Development Variance Permit 23930 and 23950 130 Avenue EXECUTIVE SUMMARY: A Development Variance Permit application 2012-026-DVP has been received in conjunction with a subdivision application for two RS-2 (One Family Suburban Residential) lots. The purpose of the subdivision application is to adjust existing lot lines. The requested variances are to: reduce the road carriageway and frontage standards from a 7 metre asphalt road to the existing gravel width; and to reduce the lot width for Lot A from 36 to 27.8 metres. It is recommended that Development Variance Permit 2012-026-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-026-DVP respecting property located at 23930 and 23950 130 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Nancy Gomerich Nancy Gomerich Legal Description: Lot: 2, Section: 28, Township: 12, Plan: 7794 Lot: 3, Section: 28, Township: 12, Plan: 7794 OCP : Existing: Proposed: Low Density Residential Low Density Residential Existing: Proposed: RS-2 (One Family Suburban Residential) RS-2 (One Family Suburban Residential) Zoning: Surrounding Uses: North: South: East: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Two-Family Residential RT-1 (Two-Family Urban Residential) Low Density Urban Single-Family Residential RS-2 (One Family Suburban Residential) Low Density Urban Single-Family Residential RS-2 (One Family Suburban Residential) Low Density Urban, Conservation 1108 West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Lot Size: Concurrent Applications: Single-Family Residential RS-2 (One Family Suburban Residential) Low Density Urban, Conservation Single-Family Residential, Vacant Single-Family Residential 0.607 ha (1.5 acres) 130 Avenue Rural Standard Lot A: 0.202 ha (0.5 acres), Lot B: 0.404 ha (1 acre) 2012-026-SD, 2012-026-DP b) Requested Variances: 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule A, “Services and Utilities”, to waive the frontage requirement for asphalt and boulevard treatment; and, 3. Maple Ridge Zoning Bylaw No 3510 -1985, Schedule D–RS-2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. c) Project Description: The home owner has applied to subdivide the subject site into two lots under application 2012-026SD. The purpose of this application is to reconfigure the current property lines to correct the existing home from encroaching into the eastern property. The requested variances are intended to move the property located at 23930 130 Avenue towards compliance with the RS-2 (One Family Suburban Residential) zone. The westerly property (23950 130 Avenue) is currently accessed from an unopened and unpaved 130 Avenue road right-of-way, while 23930 130 Avenue fronts a steep portion of the unopened right-of-way and gains accessed from a driveway across 23950 130 Avenue. Millionaire Creek is located across both subject properties, and this project is therefore required to complete a Watercourse Protection Development Permit. A conservation covenant will be registered to protect the environmentally sensitive areas on the site. d) Planning Analysis: The subject site is located in the Silver Valley Area Plan and designated Low Density Urban and Conservation in the Official Community Plan. The properties are zoned RS-2 (One Family Suburban Residential), however the property located at 23930 130 Avenue is legally non-conforming and does not meet the minimum width or area requirements of the zone. The existing lot frontage for this property is 21.34 metres and the lot area is 0.202 hectares (0.5 acres). The applicant has requested one variance to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: 1. Schedule D–RS-2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. This variance will move the lot width towards compliance with the RS-2 (One Family Suburban Residential) zone. Section 406 of the Maple Ridge Zoning Bylaw allows the Approving Officer to consider lot and area adjustment to existing non-conforming lots where changes will improve the non-conformance situation. -2- e) Interdepartmental Implications: The Engineering and Fire Departments have reviewed the two requested Subdivision and Development Servicing Bylaw variances and have provided the following response: 1. Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road; and, 2. Schedule A, “Services and Utilities”, to waive the frontage requirement for asphalt and boulevard treatment. As this application is not for rezoning, and a Building Permit typically does not trigger off-site works, legislation service requirements cannot be required beyond the property frontages. The subdivision could trigger some street upgrades to the site if the Approving Officer considered them necessary. The District’s Approving Officer has consulted with the Engineering and Fire Departments and has determined the existing condition is adequate given that no additional lots are being created and vegetation has been cleared from the access road to the lots. CONCLUSION: The Development Variance Permit application will reduce the amount of non-conformance on the subject site. It is therefore recommended that Development Variance Permit 2012-026-DVP be approved. "Original signed by Amelia Bowden" ________________________________________ Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision Plan -3- 6 BCP 7889 130 29 PARK 130 13 130 09 Subject P roperties E 1/2 2 25 239 92 239 70 130 05 239 30 BC S 4 198 239 26 239 21 239 15 238 90 239 01 . *LMP 22960 239 05 238 65 238 79 P 7417 4 3 2 130 37 130 21 4 3 24 0 S T. BCP 42732 P 64261 2 1 A 7 5 238 82 5 4 3 129 54 24 P 7794 P 7794 P 25056 B (P 7417) 129 33 9 238 5 1 238 7 C (P 7417) P 10335 P 10335 7 46 6 1 238 9 11 5 87 4/ 12 9 90 58 23 90 17 5 23 P 63118 Sca le: 1:1,5 00 5 92 4 9 23 23 District of Mis sion City of Pitt Meadows 91 P 26297 ´ P 63118 45 91 26 23 VE $33(1',;$ 130 45 ^ District of Langley 23930/50-130th Ave CORPORATION OF THE DISTRICT OF MAPLE RIDGE P L A N NIN G D E P A RT M E N T DATE: D ec 19, 2012 2012-026-VP FR AS ER R. BY: J V APPENDIX B District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council DATE: January 7, 2013 Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended November 30, 2012 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the “disbursements as listed below for the month ended November 30, 2012 now be approved”. GENERAL PAYROLL PURCHASE CARD $ $ $ $ 6,529,936 2,490,880 133,556 9,154,372 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution Capilano Highway Services – 126 Avenue watermain replacement G.V. Water District – water consumption Aug 1-28/12 Tag Construction Ltd – Abernethy Way intersection improvements Wilco Civil Inc – Deer Fern Park & Cedar Park construction $ $ $ $ 207,805 802,288 510,168 178,151 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended November 30, 2012 have been reviewed and are in order. ______________________________________________ Prepared by: G’Ann Rygg Accounting Clerk II _______________________________________________ Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning _______________________________________________ Approved by: Paul Gill, BBA, CGA GM – Corporate & Financial Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - NOVEMBER 2012 VENDOR NAME 655287 BC Ltd Accent Glass Ltd Aecom Canada Ltd Aplin & Martin Consultants Ltd BC Hydro BC SPCA BFI Canada Vancouver Bloom Holdings Ltd Boileau Electric & Pole Ltd CUPE Local 622 Canada Pipe Company Ltd Capilano Highway Services Chelsea Park Holdings Ltd Chevron Canada Ltd Coast Water Systems Inc Columbia Bitulithic Ltd Creative Transportation Fitness Edge Flynn Canada Ltd Frazer Excavation Ltd Fuseforward International Inc Garmar Holdings Ltd Greater Vanc Water District DESCRIPTION OF PAYMENT Security refund Leisure Centre energy saving window blinds Glass services: Fire Department - homeowner costs Leisure Centre Municipal Hall Randy Herman Building South Bonson Community Centre Whonnock Lake Community Centre National benchmarking initiative River Road railway review Multi-use pathway design along 122 Avenue Electricity Contract payment Nov Waste disposal Sep & Oct Security refund Maintenance: 224th Street pump station 228th & 119th junction box 232nd & 132nd transformer switch & genset 256th Street water tower 3rd floor Tower Albion Sports Park Banners Cliff Avenue Street Lights Hammond Community Centre Haney House Leisure Centre Memorial Park Merkley Park Municipal Hall PLC cabinets Randy Herman Building RCMP Rock Ridge water tower South Bonson Community Centre Street lights Westend entrance sign Dues - pay periods 12/22 & 12/23 124 Ave watermain replacement 126 Ave watermain replacement Security refund Gasoline & Diesel fuel Sewer flowmeter chamber - landfill Duraphalt Traffic count program Fitness classes & programs RCMP roof replacement Development deficiencies funded from developer securities Ditch cleaning See-It annual subscription Security refund Water consumption Aug 1-28/12 AMOUNT 674,838 14,110 1,261 302 231 81 505 203 20,160 1,680 165 174 4,787 17,964 378 90 445 10,080 2,130 539 848 215 207 720 765 648 217 1,283 204 1,583 437 31,290 10,125 16,693 21,840 34,059 102,005 27,527 17,269 30,000 43,880 23,300 22,993 207,805 100,000 83,649 18,241 35,432 16,856 37,669 68,904 41,415 17,920 16,140 802,288 Greater Vancouver Regional Dis Imperial Paving Inprotect Systems Inc Interprovincial Traffic Serv Jacks Automotive & Welding Manulife Financial Maple Ridge & PM Arts Council McEachern Harris & Watkins Medical Services Plan Microserve Municipal Insurance Assoc Municipal Pension Plan BC Newlands Lawn & Garden Mainten Pacific Ace Sports Surfaces Pacific Parklands Foundation Paul Bunyan Tree Services Popular Landscaping & Gardenin Rainbow Paving Ltd Raincity Janitorial Serv Ltd Receiver General For Canada Remdal Painting & Restoration RG Arenas (Maple Ridge) Ltd Ridge Meadows Recycling Society RJ Construction Ross Systems School Community Connections Scottish Line Painting Ltd Strohmaiers Excavating Ltd Sun Life Assurance Company T & T Demolition Ltd Tag Construction Ltd Targa Contracting Ltd 2012 grant in lieu Mosquito control program Water sample analysis 2012 Paving Program Roadworks Cycling transportation signage Abernethy Way Ph2 intersections Fire Dept equipment repairs Employee benefits premiums Arts Centre contract payment Nov Program revenue Oct Theatre rental & catering Security refund Employee medical & health premiums Fibre connectors Phones & Licences Server management interface Wireless access points Insurance deductibles Employee benefits premiums Grass cutting Asphalt replacement at various parks Kanaka Creek Watershed Stewardship Centre Roadside overhead brushing Tree removal at various locations Landscaping services for Silver Valley 224 Street road & sidewalk improvements Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Employer/Employee remit PP12/22 & PP12/23 Painting: Hammond Community Centre Leisure Centre Maple Ridge Park Ice rental Oct Curling rink operating expenses Sept Monthly contract for recycling Nov Weekly recycling Litter pick-up contract 3rd floor offices Rental property fencing Annual maintenance fees Community gardens project funding Road painting Ansell Street sanitary sewer local area service Property tax refund Building foundation demolition at 21428 Dewdney Trunk Road House demolition at 23448 105 Street Abernethy Way intersection improvements 119 Avenue road & drainage improvements 13,971 470 2,240 78,530 13,466 48,007 2,785 3,038 5,813 7,681 15,373 5,708 8,470 12,734 6,637 6,423 3,130 3,151 4,638 3,320 3,527 198 40,964 179 61,364 3,188 104,180 487 3,601 16,333 980 5,706 15,423 16,681 91,996 22,341 103,656 20,886 135,316 53,830 268,164 32,880 34,575 17,634 376,511 21,885 41,826 30,000 21,204 15,702 29,030 30,825 536,688 41,342 64,552 108,268 17,313 79,393 22,500 29,533 17,763 42,720 21,129 510,168 20,106 Total Energy Systems Ltd Total Power Inc Urban Systems Warrington PCI Management Wilco Civil Inc Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements November 2012 Maintenance: Leisure Centre Library Maple Ridge Museum Municipal Hall Operations Pitt Meadows Heritage Hall South Bonson Community Centre Randy Herman Building RCMP Whonnock Community Centre Maintenance: Firehalls Library Municipal Hall Operations Pitt Meadows Family Rec. Centre Pump Stations RCMP Tamarack Lane Trails Edge Whonnock Community Centre Traffic calming Transportation plan update Advance for Tower common costs Deer Fern Park construction Cedar Park construction Professional fees Oct PP12/22, PP12/23 & PP12/24 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2012\[Monthly_Council_Report_2012.xlsx]NOV'12 263 585 276 7,690 1,634 829 2,601 56,006 24,859 437 504 168 168 1,774 168 11784.25 168 698 702 168 3,499 17,628 103,631 74,520 95,180 16,303 21,127 60,000 178,151 40,373 5,748,277 781,658 6,529,936 2,490,880 133,556 9,154,372