Se ~A ABBOTSFORD COUNCIL REPORT. Report No. PDS November 7, 2016 File No: 3011/PRJ16-121

Transcription

1 Se ~A ABBOTSFORD COUNCIL REPORT Report No. PDS Executive Committee November 7, 2016 File No: 3011/PRJ To: From: Subject: Mayor and Council Christine Batchelar, Planner Rezoning application of a portion of the property, located at Marshall Road (Owners: Mid-Valley Investments Ltd. Directors: K. Reddicopp and L. Reddicopp) RECOMMENDATIONS 1. THAT Bylaw No , cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 112", which rezones a portion of the property, located at Marshall Road, from Agricultural One Zone (A1) to General Industrial Zone (12), be given first and second readings at the next Regular Meeting of Council and be advanced to an upcoming Public Hearing; 2. THAT prior to adoption of Bylaw No , cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 112", the following rezoning conditions be satisfied: (a) entering into a Development Agreement with the City to secure all required road and utility upgrades and extensions, in accordance with Development Bylaw No ; (b) providing an Agricultural Enhancement Endowment Fund contribution in the amount of $108, for those lands proposed to be rezoned, in accordance with the requirements of Official Community Plan Bylaw, 2016; (c) providing the required Local Service Tax based on the City's current developable area calculation, in accordance with the Clearbrook City in the Country Plan Local Area Road Service Bylaw, 2010, Clearbrook City in the Country Plan Drainage Service Establishment Bylaw, 2010, Clearbrook City in the Country Plan Sanitary Sewer Service Establishment Bylaw, 2010 and Clearbrook City in the Country Plan Water Service Establishment Bylaw, 201 O; (d) issuance of Protection of Agriculture Development Permit; (e) registering a Stormwater Management Covenant and plans, in accordance with the Storm Water Source Control Bylaw No ; and (f) resolving all issues of funding for items not budgeted by the City; and 3. THAT the Mayor and Corporate Officer be authorized to execute all documents relating to this matter. L:\PRJ 16\PRJ \Council\PDS docx

2 Report No. PDS Page 2 of 6 SUMMARY OF THE ISSUE The applicant proposes to rezone a second portion of the subject property from Agricultural One Zone (A1) to General Industrial Zone (12) (see Figures 4 and 5) to accommodate future industrial uses. The applicant recently completed an application (PRJ ) which rezoned a portion of the subject property to A 1. BACKGROUND Applicant/Owners: Legal Description OCP Designation Existing Zoning: Proposed Zoning: Site Area: Site Description: Mid-Valley Investments Ltd. North East Quarter of the South West Quarter Section 18 Township 16 New Westminster District Except Plans 30993, 37041, 39254, 48487, 57728, BCP49203 and BCP50193 General Industrial Agricultural One Zone (A 1) and General Industrial (12) General Industrial (12) 11.1 ha (27.4 acres) The subject property is located on the west side of Foy Street and along the south side of Marshall Road. The property contains a single family house along Marshall Road. The previous barns and mobile home have been removed. A portion of the subject property is within the Agricultural Land Reserve (ALR), this portion is located in the south west corner of the subject property (See Figure 2). Surrounding Uses: N: Marshall Road and single family residential (under LUC 49) beyond; S: Agricultural properties (zoned A 1) designated general industrial in the OCP, industrial properties (zoned 12) beyond; E: W: Foy Street and industrial property (zoned 12) beyond; and Agricultural prope.rties (zoned A 1) within the Agricultural Land Reserve (ALR). DISCUSSION Context 1. The subject property is located on the southeast corner of Marshall Road and Foy Street. The general location is strategically positioned just west of the Clearbrook Road and Highway 1 interchange. Lands to the west are within the ALR as is portion of the subject site; the remainder of the subject property has been conditionally excluded by the Agricultural Land Commission (ALC). The applicant recently completed a rezoning (PRJ ) from A 1 to 12 on the subject property (see Figure 2). 2. Three industrial rezoning applications have been approved by Council recently along Foy Street (see Figure 2), including the property on the east side of Foy

3 Report No. PDS Page 3 of 6 Street which was rezoned last year to permit a truck maintenance and logistics centre for Challenger Transportation. Official Community Plan (OCP) 3. On June 2ih, 2016 Council adopted the 2016 OCP. The 2016 OCP designates the subject property as General Industrial and Agriculture {see Figure 3). The General Industrial designation permits industrial buildings and structures generally one to two stories in height with buildings oriented around primarily onsite circulation, surface parking and storage. The Agriculture designation permits large lots with rural character and active agricultural activity. The proposal is consistent with the OCP as the proposed 12 zoning aligns with the ALR boundary and the Agriculture and General Industrial designation. Rezoning 4. The subject property is zoned Agricultural One Zone {A 1) and General Industrial Zone {12). The applicant is proposing to rezone a second portion of the site to General Industrial Zone {12) to permit for future industrial uses consistent with the 12 Zone. 5. The applicant is currently pursuing a phased approach to the rezoning of the subject property {see Figure 4) as the subject property is large and phasing the rezoning helps spread out some of the costs associated with rezoning the conditionally excluded land. 6. The applicant currently has recreational trailers parked on the subject lands under the proposed rezoning. Staff have advised the applicant to remove the vehicles as the current A 1 zoning does not permit the storage of vehicles. The applicant has advised that it would be difficult to move the vehicles and is hoping to complete the rezoning process in a timely manner. The proposed 12 zone would permit the storage of recreational vehicles. Agricultural Enhancement Endowment Fund 7. The subject property is currently within the Agricultural Land Reserve {ALR) that has had portions conditionally excluded by the Agricultural Land Commission (ALC). At time of rezoning to permit industrial land uses, the applicant is required to provide a "Net Benefit Contribution" to the Abbotsford Agricultural Enhancement Endowment Fund ("Agricultural Trust"). This financial contribution is a condition of rezoning approval, in accordance with the OCP, Part 6 Enhance Agriculture Section The objectives of this fund are to encourage agricultural innovation, increase agricultural productivity, building agricultural capacity and promote sustainable agricultural practices in the City. According to the OCP, Section 6.2, the "Net Benefit for Agriculture" contribution requirement was established at $20,000 per acre as of January 1, This rate is subject to change at the discretion of Council." As the applicant is proposing to rezone 2.2 ha {5.44 acres) of the subject site, staff recommends that applicant provide $108, to the Agricultural Trust.

4 Report No. PDS Page 4 of 6 Protection of Agriculture Development Permit 9. Industrial Lands adjacent to the Agricultural Land Reserve are required to obtain a Protection of Agriculture Development Permit (DP) in accordance with Appendix B5 of the OCP. Included in the Development Permit requirements are buffering strategies to ensure that agricultural uses are not negatively impacted by adjacent industrial uses. The Protection of Agriculture DP guidelines require along the subject properties north and east lot line a moderate buffer which entails a landscape buffer between 7.5m to 15m wide ( 1 Om wide has typically been applied in similar situations) with trespass inhibiting shrubs, two row of trees and a minimum 1.0m high page wire or chain link fence. Staff recommends that a Protection of Agriculture DP be issued prior to adoption of the rezoning bylaw as the proposed rezoning would allow for industrial uses which may not require a building permit which in turn would trigger the Protection of Agriculture DP. Recognizing that no variances are involved with this Development Permit, the DP will be considered for approval by the Director, Development Planning in accordance with the Delegation of Council Authority Bylaw No Form and Character Development Permit 10. If the proposed rezoning is approved by Council, any proposed buildings and structures will be subject to the Industrial Form and Character Development Permit (DP) guidelines contained within the OCP. The objectives of these guidelines are to encourage the construction of attractive, safe and high quality employment lands with a particular focus on the function and economic viability of industrial development. The applicant is currently not proposing a development that will trigger a Form and Character DP. Stormwater Source Control Requirements 11. A Storm Water Source Control Covenant is recommended as specified in the appended Works and Services Comments (see Attachment B) and in accordance with Storm Water Source Control Bylaw, Staff recommends the covenant be required as a condition of rezoning to ensure the owners of the subject property install the required storm water management devices prior to the use of the subject property. The required storm water management devices provide pollution protection for groundwater within the aquifer located beneath the subject property. Storm water management devices are also to be located within the proposed landscaping. The detailed plans and drawings will be reviewed in conjunction with any Development and or Building Permit applications. Watercourses 11. The City's Environmental Coordinator reviewed this application and has provided confirmation that the watercourses located on the subject property drain existing wetted areas and drain to ground. As these watercourses do not connect to other downstream watercourses the City's Streamside Protection Bylaw or the Provincial Water Act does not apply.

5 Report No. PDS Page 5 of 6 Other Departmental and Agency Reviews & Site Development Considerations 12. The developer is responsible to adhere to all other legislation, which may apply to the land, including: (a) complying with all applicable City bylaws, such as Official Community Plan, 2005, Development Bylaw, 2011, Tree Protection Bylaw, 2010, Building Bylaw, 2003, Sign Bylaw, 2001, Erosion and Sediment Control Bylaw, 2010, and Development Cost Charges Imposition Bylaw, 2010 administered by the City; and (b) obtaining all other necessary approvals and permits on such terms as they may be issued, including but not limited to a development permit, tree removal permit, subdivision approval, building permit, soil removal/deposit permit, Ministry of Health permit, Ministry of Transportation and lnfr;;istructure approval and Ministry of Environment approval. Communication Plan If the zoning amendment bylaw is supported by Council, Bylaw No , cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 112" will proceed to a Regular Meeting of Council, where it will be considered for first and second readings. The City will notify in writing the owners and occupiers of land within a 500 meter radius of the property and provide Council with copies of any feedback that is received. The City received confirmation on October 24, 2016, that the applicant installed the required Development Notification Signs in accordance with the Development Application Procedures Bylaw, which required the sign to be in place a minimum of 3 weeks in advance of Council's consideration of the application. FINANCIAL PLAN IMPLICATION No financial plan implications are anticipated. Any capital works implications arising from this application will be addressed through the rezoning process. IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION The proposal is consistent with the 2016 Official Community Plan and has no impact on the four cornerstones of Council's Strategic Plan.

6 Report No. PDS Page 6 of 6 SUBSTANTIATION OF RECOMMENDATION Staff recommends support for the proposed rezoning of portions of the property from A 1 to 12 as it is consistent with the land uses and broad objectives within the Official Community Plan. Prepared by: Christine Batchelar Planner Department Head Approval: Siri Bertelsen General Manager, Planning and Development Services Reviewed by: Darren Braun Director, Development Planning Attachments: City Context Map Figure 1: Location Figure 2: Context Figure 3: Existing OCP Figure 4: Zoning Attachment "A": Rezoning Bylaw No , Amendment Bylaw No. ag Attachment "B": Rezoning Works and Services Comments (date: June 15, 2016)

7 City Context Plan File: PDS Location: Marshall Road,' 0- I L

8 Os ~ ABBOTSFORD Planning and Development Services Marshall Road Figure 1 - Location Plan File No.: PRJ s.~~lii ~ t111"-l!oa~~---~~m~9~iiiiiiiiii~i Meters 1so N A Date 10/31 /2016

9 ~ Urban Development Boundary -- Creeks and Streams Lake.. Marsh L, Bus Stops Bus Routes ---- Right of Way Agricultural Land ReseNe ~ Approved for Exclusion from ALR - _:::::::::::::::::::::_:::::::-j_~~~-.~~,,.~~~;la;.ra4-s44l'z~ -r.,-- r "' ~ -!. ca ~A ABBOTSFORD Planning and Development Services Marshall Road Figure 2 - Context Plan File No.: PRJ ~ -- - A so 0 1so N ~ Meters ~~- Date 11/1/2016

10 LOMBARD AVE MONARCH CT Subject Property General Industrial Land Use & Agriculture Land Use Special Study Area B - ---~-! I l ' -., j c::j Urban Development Boundary r L J Special Study Areas - Urban 1 - Midrise Urban 3 - Infill Urban 4 - Detached ~ General industrial I Institutional Agriculture KING RD - Open Space I Os ~A ABBOTSFORD Planning and Development Services Marshall Road Figure 3 - Official Community Plan File No. : PRJ o 150 N Date ~P\Ell"ISZ a4~~~!siiiiiiiiiiiii'3 1 j, 10/31 /201 Meters ~

11 I I, I Q::,... "' w 1- z w Q. Q:: ~ 0, t en I "' "' _z MARS ALLRD LOMBJ C]A1CJ1s C]P3 D C1 D N19 D RH1 4i D 11 D P1 D RS1 :e ARCH er 0 "'-f'1 CJ 12 CJ P2 CJ RS3 Area to be rezoned 12 Subject Property... en Area recently rezoned 12 under PRJ r_j KING RD ca ~A ABBOTSFORD Planning and Developme nt Services Marshall Road Figure 4 - Zoning File No.: PRJ Date 11/2/2016

12 CITY OF ABBOTSFORD ATTACHMENT A ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 112 Bylaw No PRJ The Council of the City of Abbotsford, in open meeting assembled, ENACTS AS FOLLOWS: 1. CITATION Bylaw No may be cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 112". 2. AMENDS ZONING MAPS Abbotsford Zoning Bylaw, 2014, Schedule "D", Urban Area Zoning, as amended, is further amended by changing the zoning of portions of: P.1.D.: North East Quarter of the South West Quarter Section 18 Township 16 New Westminster District Except Plans 30993, 37041, 39254, 48487, 57728, BCP49203 and BCP50193 Located at Marshall Road From: Agricultural One Zone (A 1) To: General Industrial Zone (12), per the attached Appendix "A". READ A FIRST TIME th is READ A SECOND TIME this PUBLIC HEARING HELD this READ A THIRD TIME this ADOPTED this day of day of day of day of day of t 2016 ' 2016 t 2016 '2016 t 2016 I hereby certify this to be a true copy of the original bylaw Henry Braun Mayor Sherry Davis Deputy City Clerk (Legal Services) William Flitton Corporate Officer Final Draft - Novernber 8, 2016

13 CITY OF ABBOTSFORD ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 112 Bylaw No Page 2 APPENDIX "A" SCHEDULE BYLAW NO BEING ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 112 FROM: Agricultural One Zone (A1) TO: General Industrial Zone (12),, I: 0! j ' "' ~ dl'u Jfl ~'p.. ~.. M I :m:ie......, ,..,., A I l ei~ I,. ~ I ~ I!" ~ c w I ~ ' I "' '" '" '""''.tl\li)97 """".....,,,..., '"'EM 3 ~s i ; i I I 1 4;:~:> ' ' I o t,q,. ; 1 ~ IJ. ~ ~ ~ P. ~ I R I "' J ' I ' I 1 I i t I..., I 790 4et1 ' t: J J:: I ~ ~ i! ii ;: 2 ~ ~, ~ I :no 1 I t; i I 1 ~ t6 I R 16 I ;i ~ I ~ ~ e ~ e, I ;'MONAOCHCT ~ '1 i ". ~ ~ ,=1=::- - w; M "'' ' "' If I ~ f :i:. ~ t ~i ~ I s l! I ~ I '/!' 1 ''",.. ~3 I' ll!~ 1 I >ll ' ' I m 3 n : ~ I ii XI>!ii "' "" a I "' I n.11 I 396 ", f<i t I ' ~ I ~! ii I "' 397 I, '.,, ~ I ~ I ~ ~ I E I p;'io<; I,, "'. "' '" "' '" "''" '" MMSHALLltO I IJ'- 1 ~~ I I :~ i...,. ~ ~l1:i,. ~ "''"' Text " """' A E4? N A 0.,,. Final Draft -!\Jovember 8, 2016

14 Os ~.6 ABB OTSFORD DEVELOPMENT ENGINEERING DIVISIG." ATTACHMENT B REZONING WORKS AND SERVICES REQUIREMENTS File No: PRJ Planner: Christine Batchelar, Planner Prepared By: Patrick Siem ns, Development Technologist 2 Approved By: _,_.~_ ~--~}-~ )-2P anager, DevJlopn\ent Engineering Date: October 19, 2016 Applicant: Development Property: Mid-Valley Investments Ltd Marshall Road Lot NE~ of SW~ Section 18 Township 16 Plan SW1/4 The Local Government Act authorizes local governments to require development to meet current works and services standards as set out in the City's Development Bylaw and Policies. This report includes the Works & Services Requirements to meet the applicable bylaws and policies and Future Considerations that may apply to the next phase of development. Please have your consulting engineer call Patrick Siemens, Development Technologist 2 at in regard to this report and any other servicing matters relating to this application. Page 1of7 PRJ16-121

15 Os ~.h ABBOTS FO RD REQUIREMENTS DE\/ELOPMEl\IT ENGINEERING DIVIS ION Sewage Collection and Disposal A covenant shall be registered on title as follows: That the developer shall not permit industrial use of the Lands that requires average and peak sanitary flows in excess of 28, 700 and 98, 700 liters per hectare per day, respectively, without first applying for written approval for same from the City. Further, the developer acknowledges that the City may elect to not grant such written approval without first requiring that the developer commit to upgrading the downstream sanitary system currently servicing the Lands, as necessary. Drainage Collection and Disposal Register a Stormwater Source Control Covenant Statutory Right-of-Way. Engineering Charges Due to changes in net developable area, pay outstanding additional CICP Clearbrook Local Area Improvement Charges prorated to area under rezoning application. FUTURE CONSIDERATIONS (BUILDING PERMIT) The portion of proposed surface works that front neighbouring properties require detailed design to ensure their integration with the existing infrastructure. Additional dedications, SRWs, works, features or limits of construction may be needed as identified through the design and construction phases. On-Site Servicing Requirements The developer shall enter into the City's standard form of Servicing Agreement and provide the associated payments. securities, fees, dedications and rights-of-way and administration and inspection fee payments to provide for the design, construction and installation of works and services to each proposed lot as required in the Development Bylaw 201 1, Bylaw No , including; Each Urban existing parcel or proposed lot shall be provided with separate City services including; water connection and appropriate meter and chamber storm sewer connection and inspection manhole sanitary sewer connection and inspection manhole driveway Highways- Dedications and Rights-of-Ways - n/a Urban Roadways - Construction On Marshall Road, remove the section of asphalt curb and sidewalk and install standard barrier curb & gutter and concrete sidewalk. Page 2 of 7 PRJ16-121

16 Os ~~ ABBOTSFORD DEVELOPMENT ENGINEERING DIVISION Across the Marshall Road frontage, install a 1.5m tree strip behind the existing sidewalk. The above noted works are not eligible for Latecomer Charges. ( ) Drainage Collection and Disposal As the Lands are situated above the Abbotsford-Sumas Aquifer, ground water protection is vital; therefore, provide a storm water management plan showing how drainage on the Lands will be accommodated onsite. All works and services required by the storm water management plan shall be designed and constructed in accordance with the Storm Water Source Control Bylaw and amendments thereto. This plan shall include the following: A portion of the Lands are too low to drain to the existing community infiltration facility, therefore construct infiltration facilities below the seasonal frost level and at least 1.2m above maximum seasonal ground water level, capable of retaining the 100 year, 24 hour rainfall event including sediment and erosion control devices which shall be maintained throughout the entire construction phase; pre-treatment source controls, such as rain-gardens, bio-filtration swales, or an approved alternative designed to accommodate the runoff for the 6 month, 24 hour event from all paved areas in order to protect the underlying aquifer. An approved alternative such as Filterra Bioretention Systems is acceptable; 300mm of absorbent soils placed on all landscaped and lawn areas; defined major flow paths; and an Operation and Maintenance protocol. Provision in the storm water management plan shall be made for future industrial development on the remaining portion of the Lands. All storm water works and services identified on the storm water management plan shall be designed and constructed prior to any occupancy of any building or structure erected or placed on the Lands. The slab elevation of all buildings shall be 150mm above the 100-year storm hydraulic grade line for storm sewers, roadways or failsafe conveyance routes, whichever is higher. Prior to any development on the Lands, provide an onsite spill containment plan prepared by a professional Hydrogeologist. Registration of Stormwater Source Control Covenant Statutory Right-of-Way is required. The above noted works are not eligible for the City's Latecomer policy. ( ) Sewage Collection and Disposal The property shall be serviced to the new sewer main fronting the site on Foy Street. The developer shall install a standard 1200mm diameter manhole on the service connection, at the property line, for future wastewater sampling purposes. The above noted works are not eligible for Latecomer Charges. ( ) Page 3 of 7 PRJ16-121

17 Os ~h ABBOTSFORD DEVELOPMENT ENGINEERING DIVISIOl\I Water Distribution Domestic and Fire Fighting With future development along Marshall Rd, the 18mm water service located off of Marshall Rd adjacent to Marten Road will need to be removed. The other service located off of Foy Street just south of Marshall Rd will need to be replaced if it is to remain in service. All domestic and fire flow demand calculations must be submitted for review and approval as part of the servicing agreement review process to determine the required service and meter location(s) and sizes(s); The above noted works are not eligible for Latecomer Charges. ( ) Power/Telecommunications Service Connection: Provide underground power and telecommunications services from the distribution system to the proposed building(s). Power/Telecommunications Distribution System: Pay the Streetscape Contribution Levy, as per the City of Abbotsford Development Bylaw 2011, Bylaw No Schedule "D". Lot Grading A Lot Grading Plan is required. Final lot grading shall conform to City's Lot Grading Policy and Guidelines. Any retaining walls that are necessary to effectively grade the Lands to prevent negative impacts on finished neighbouring Lands, either existing or proposed, shall be constructed by the Developer. The standard "Lot Grading Covenant shall be registered against title to all proposed lots. Lot grading shall also provide for the collection of surface runoff and other drainage that will discharge to the City Drainage system. Lot grading may be designed to allow for surface sheet flows or collected in swales and directed to lawn basins as necessary to the satisfaction of the General Manager, Engineering. Any collection of surface flows. to a concentrated point discharge location shall include provision for easements or rights-of-way across impacted Lands as necessary. All lot grading shall be designed to take care of surface flows emanating from onsite grading. Detention/Infiltration/Retention facilities to be shown on the Lot Grading Plan and the building envelope to be adjusted to accommodate. Geotechnical Requirements Geotechnical reports are required; Prior to construction - outlining parameters and details of all cuts and fills in excess of 1.5 m in depth, stabilization practices and in-place testing requirements to be implemented during all stages of earthwork, retaining wa ll design, suitability of existing soil conditions and remedial measures to be employed by contractors and builders. Page 4 of 7 PRJ16-121

18 On ~_,...; ABB o TS FORD DEV E L 0 P 1\/1 E 1\1 T E f\i G I N EE RI 1\1 G DI\/ IS I 0 N following construction and prior to release of building permits - certifying that construction practices. methods, procedures noted in the original reports were followed, identifying fills or cuts within proposed building envelope areas, confirming and certifying suitability and stability for building construction and providing guidelines for post-construction slope maintenance. Following construction and prior to release of building permits - certifying that construction practices, methods, procedures required for infrastructure servicing were followed. Erosion and Sediment Control All works shall be performed in substantial conformance with the City's Development By-law, the Provincial 'Land Development Guidelines' and the City's Erosion and Sediment Control Bylaw, in the control and prevention of erosion and sediment during all phases of construction. No release of silt, sediment laden waters or deleterious substances is permitted into any existing City storm or drainage system during any phase of development of the Lands. The ESC Plan requires 4 drawings, each indicating the ESC methods for that stage of construction; site preparation site servicing building construction warranty period Covenants, Easements and Rights-of-way Some of the following may be required: Servicing Easement with Section 219 Covenant (PL-100b) Infiltration and/or Detention rights-of-way (PL-201} On-site fire hydrant and mains rights-of-way (PL-202) Access-n/a Works & Services Security & Warranty Deposit Provide as Security Deposit, the estimated construction cost plus 10% for engineering (min $25,000) and 5% for as-constructed drawings (minimum $15,000} in cash or letter of credit. Administration & Inspection Fee Pay 5% of the first $300, % of the remainder of the estimated construction cost for administration and inspections. City Services Fees Tie-in inspection fee ($50 per inspection) for water, sanitary, and storm sewer services. Water meters supplied, delivered, and installed by the City's Water Operations Department (per Waterworks Rates and Regulations Bylaw, 2011} Regular Service Meters: - Up to and including 1 Bmm (3/4'J meter $ Page 5 of 7 PRJ16-121

19 Os ~~ ABBOTSFORD DE\/E LOP lv1 El\IT El\IG 11\1 EER I NG Dl\/1510 r\j - 25 mm (1 ") meter - 38 mm (1 ~") meter - 50 mm (2') meter Mag Meter for Fire Services: - 75 mm (3") meter mm (4') meter mm (6') meter mm (8') meter $ $ $ $3, $4, $7, $8, Water and sewer main connections and wet taps are supervised and/or performed by City crews at the developer's expense and payable upon invoice. Street and traffic signs are supplied and installed by the City at the developer's expense and payable upon invoice. Pay to energize street lights at $50 per street light. Development Cost Charges Development Cost Charges (DCCs) shall be paid in accordance with the DCC Bylaws applicable to this file prior to final subdivision approval or at time of Building Permit. Miscellaneous Requirements All works shall be performed in substantial conformance with the City's Development By-law, the Provincial 'Land Development Guidelines' and the City's Erosion and Sediment Control Bylaw, in the control and prevention of erosion and sediment during all phases of construction. No release of silt, sediment laden waters or deleterious substances is permitted into any existing City storm or drainage system during any phase of development of the Lands. Page 6 of 7 PRJ16-121

20 Os ~h ABBOTSFORD DE\/E LO Pl\11 E l\!t E r\ig I f\l EE RI l\f G DIVISIOr\I ADDITIONAL FUTURE CONSIDERATIONS Upon further development an additional works and services review will apply related to that application. Listed below are some items to consider. Bylaws the applicant is to be familiar with the Development Bylaw to ensure an understanding of possible future Works and services that may impact the development the applicant is to review the Works and Services identified in the Development Agreement and how they may impact the building. road dedications. statutory rights-of-way and easements to accommodate the works and lot grading may require adjustments to the placement or size of the building. Service Connections water, sanitary and storm connections may have specific tie in locations. Review and confirm locations prior to design. Fire Department review may result in geometric changes to onsite roadways, additional fire hydrants, emergency access and building placement. Page 7 of 7 PRJ16-121