HomeMy WebLinkAbout2015-02-02 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge
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 Ron McNutt, Canadians for Safe Technology
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2014-104-RZ, 23050 136 Avenue, R-1 and R-3 to R-2
Staff report dated February 2, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7124-2014 to rezone from R-1 (Residential District) and
R-3 (Special Amenity Residential District) to R-2 (Urban Residential District) to
permit future subdivision into approximately 18 lots be given first reading and
that the applicant provide further information as described on Schedules A, B,
F and G of the Development Procedure Bylaw No. 5879-1999, along with a
Subdivision application.
COMMITTEE OF THE WHOLE
AGENDA
February 2, 2015
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. The meeting is
recorded by the City of Maple Ridge.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
February 2, 2015
Page 2 of 3
1102 2014-110-RZ, 11716 Burnett Street, RS-1 to R-1
Staff report dated February 2, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7123-2014 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit subdivision into 3 lots be
given first reading and that the applicant provide further information as
described on Schedule B of the Development Procedure Bylaw No. 5879-
1999, along with the information required for a Subdivision application.
1103 2014-037-RZ, 21447 121 Avenue, RS-1 to R-1
Staff report dated February 2, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7095-2014 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit future subdivision into
approximately 2 lots be given second reading and be forwarded to Public
Hearing.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 New Building Canada Fund – Small Communities Fund Program
Staff report dated February 2, 2015 recommending that an application be
made to the New Building Canada Fund – Small Communities Fund Program
for the Downtown Core Road and Utility Rehabilitation Project – Phase 4; and
that the City fund its share of project costs.
1132 2015 Property Assessment Review
Staff report dated February 2, 2015 providing a review of the preliminary
2015 property assessments.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. CORRESPONDENCE
1171
Committee of the Whole Agenda
February 2, 2015
Page 3 of 3
6. OTHER ISSUES
1181
7. ADJOURNMENT
8. COMMUNITY FORUM
Checked by:________________
Date: ________________
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 clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 2, 2015
and Members of Council FILE NO: 2014-104-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7124-2014
23050 136 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property (Appendix A) from R-1
(Residential District) and R-3 (Special Amenity Residential District) to R-2 (Urban Residential District)
to permit a future subdivision into approximately 18 lots. To proceed further with this application
additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.School District Boards, greater boards and improvements district boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7124-2014 be given first reading; and
That the applicant provide further information as described on Schedules A, B, F and G of the
Development Procedures Bylaw No. 5879–1999 and a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Aplin Martin Consultants (David Laird)
Owner: Rajinder S Chhina
1101
- 2 -
Legal Description: Lot 2, Section 29, Township 12, NWD Plan 5116, except Plans
BCP42569 and BCP48907
OCP:
Existing: Eco Clusters, Conservation
Proposed: Eco Clusters, Conservation
Zoning:
Existing: R-1 (Residential District), R-3 (Special Amenity Residential
District)
Proposed: R-2 (Urban Residential District)
Surrounding Uses:
North: Use: Single Family Residential, Park
Zone: RS-1b (One Family Urban (Medium Density), A-2 (Upland
Agricultural)
Designation: Low/Medium Density Residential, Conservation
South: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Rural Residential, currently under application 2013-085-RZ for
Single Family Residential and Park
Zone: RS-3 (One Family Rural Residential), currently under application
2013-085-RZ for R-2 (Urban Residential District)
Designation: Eco Clusters, Conservation
West: Use: Single Family Residential, Street Townhouse, Park
Zone: R-1 (Residential District), R-3 (Special Amenity Residential
District), RST (Street Townhouse Residential), RS-3 (One Family
Rural Residential)
Designation: Eco Clusters, Conservation
Existing Use of Property: Rural Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.711 hectares (4.23 acres)
Access: 136 Avenue, 230 A Street, 134 Loop
Servicing requirement: Urban Standard
Previous Applications: RZ/093/06
b) Site Characteristics:
The subject property is located on the south side of 136 Avenue and east of the Hampstead
development on 230A Street. The property slopes down from north to south and most of the property
is forested except the north end where an older house fronts onto 136 Avenue. A tributary of Cattell
Brook is located on the property to the east (23060 136 Avenue) and the 30 metre setback to the
watercourse encroaches slightly onto the northeast corner of this property.
- 3 -
c) Project Description:
The property was included in application RZ/093/06 along with the Hampstead site to the west
(Appendix B) which rezoned this property to R-1 (Residential District), R-3 (Special Amenity
Residential District) and RS-1b (One Family Urban (Medium Density) Residential) for a future
subdivision of approximately 16 lots (Appendix C). A parcel of land at the south end of the site was
dedicated as park at that time. The application received final approval from Council on July 26,
2011. The owner did not proceed with the subsequent subdivision of the land, but opted to wait
until the Hampstead development had completed the new roads (230A Street and 134 Loop) which
provide access to this site.
Since that time the new R-2 (Urban Residential District) zone has been adopted. The owner is
proposing to rezone a portion of the R-1 zoned area and the R-3 zoned area to the R-2 zone and
revise the subdivision plan for a total of 18 lots, an increase of 2 lots, and approximately 500m² of
additional park area (Appendix D and Appendix E). The applicant is not proposing to change the
zoning for proposed Lot 1 (RS-1b) or Lots 2, 3 and 9 – 11 (R-1).
On the property to the east (Robinson site, 23154 136 Avenue) development application 2013-085-
RZ has been received to rezone the site to R-2 (Urban Residential District) for approximately 27 lots.
That application received first reading on October 22, 2013, and is expected to proceed to second
reading in the next few weeks.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located south of the Blaney Hamlet in the Silver Valley Area Plan. The site,
as a whole, is currently designated Eco-Clusters, Conservation and Low/Medium Density Residential.
The area to be rezoned with this application is designated Eco-Clusters which has a density range of
5-15 units per hectare (upha) and development can include a variety of housing types. The
previously proposed subdivision would have had a density of 9.4 upha, and the revised subdivision
proposal (18 lots on the 1.7ha site) will have a density of 10.5 upha, which is in the middle of the
density range for Eco-Clusters development.
In addition, the applicant is proposing that approximately 500m² of additional park land be
dedicated for protection of the natural environment. This will provide additional green space
between the groups of lots. An OCP amendment will be required to re-designate the park from Eco-
Clusters to Conservation. The land use boundaries for the rest of the site will not change from those
approved with the previous rezoning application (RZ/093/06).
- 4 -
Zoning Bylaw:
The current application proposes to rezone a portion of the property from R-1 (Residential District)
and R-3 (Special Amenity Residential District) to R-2 (Urban Residential District) (Appendix F). This
would permit a future subdivision of approximately 18 lots.
The minimum lot size for the R-1 zone is 371m² and for the R-3 zone is 213m². The minimum lot
size for the proposed R-2 zoned lots is 315m². Any variations from the requirements of the
proposed zone will require a Development Variance Permit application.
Development Permit:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Development Information Meeting:
A Development Information Meeting is not required for this application as fewer than 25 lots are
proposed.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District; and
f) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
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.
f) 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 no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g) 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:
- 5 -
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B);
3. A Watercourse Protection Development Permit Application (Schedule F);
4. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the policies of the OCP. Justification has been
provided to support an OCP amendment to redesignate a small portion of the site from Eco-Clusters
to Conservation. It is, therefore, recommended that Council grant First Reading subject to additional
information being provided and assessed prior to Second Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
___________________________________________________
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 – Previous rezoning application (RZ/093/06)
Appendix C – Previous Subdivision proposal for 16 lots
Appendix D – Areas to be zoned R-2 and Park dedication
Appendix E – Proposed 18 lot Subdivision Plan
Appendix F – Zone Amending Bylaw No. 7124-2014
DATE: Jan 27, 2015 FILE: 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
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SUBJECT PROPERTY
APPENDIX A
DATE: Jan 27, 2015 FILE: 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
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2014-104-RZ
RZ/093/06
APPENDIX B
APPENDIX C
DATE: Jan 28, 2015 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
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0
0
11
.
0
03 0 .0 0
5
.
2
7
a=
5
.
1
8
a=
4
.
0
4
a=
5
.
7
5
´
Scale: 1:2,500
23050 136 AVENUELegend
Current Zoning
OCP and Zoning Changes
ECO Cluster to Conservation
R-1 to R-2
R-3 to R-2
APPENDIX D
APPENDIX E
CITY OF MAPLE RIDGE
BYLAW NO. 7124-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7124-2014."
2.That parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans
BCP42569 and BCP48907
and outlined in heavy black line on Map No. 1632 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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX F
13625 229571 3 5 6 3
22956
229661 3 5 5 6
1
3
4
7
2
2299023002
1 3 5 5 5
13589
13439
13449
13547
13385
13516
13637
229452296322969229751 3 4 9 5
1346513590135782298622
995
13516
23
00723013
13461
134932295122962
2296922982229811 3 5 4 2
13492
13508
23012 23
025 231032314113407
13527
134122291813531
1 3 5 3 7
1 3 5 1 1
1 3 5 0 3
134751
3
4
7
8
1 3 5 3 6
1 3 5 4 5
13575 230502306013546
13426
13631
229521 3 5 5 7
1 3 5 2 522976 13610
13572
13486
1 3 5 3 7
13477
13485
13493
1 3 5 2 1
23
02823031 2318313517
13602 (PUMP STATIO N)
13616
13442/58
1 3 5 4 5 13579229751
3
4
6
8
1 3 5 6 2
1 3 5 5 0
2299613565
23
020
13501
13517
1 3 5 2 9
23
036 2310623140134291353022930135692296013485
1 3 5 1 913585 135822299022
987 23
001
1 3 5 2 8
13490
1357322966
229722297813568
13500
23
019
13509 2315413381
13586230A ST.232 ST.1 34 LO O P
1 3 6 A V E .232 ST.229 LOOP135B AVE.1 3 6 A V E .230A ST.BC P 27 8 85
20
21
13
BCP 51 5 04
BCP 49303
BC P 49 3 03
68
8
35
3
46
18
2
19
17
25
24
64
11
2
66
57
30
39
PARK
41
2
51
17
P 43567
A
Rem 1
P 8175
P 8175
5
19
27
BCP 48906
14
35
BCP 4930374
67
7
PARK
52BCP 49303BCP 515041
48
44
PARK
P 43567
RP 11765
P 11173
4
Rem A
16
15
36
21
22
27
29
4
70
34BCP 4930371
43
PARK
EPP 44846PARK
B
3
6
20
22
72
65
59
BCP 51 5 04
31BCP 4930333
32
50
EP 15824
P 19056
B
D
Rem A
62
18
34 BCP 33861E P P 3 21 6 6
62
26
23
75BC P 27 8 85
63
28
1
56
6
54 53
40
45
EPP 44846
LM P 9042 P 7855
P 11173
A
A
61
20
60 58
9
55
5
69
37
72BCP 5150473
Rem . 2
P 21219
Rem 6
77
18
18
PARK
19
23
12
73
10
38
36
PARK
49
47
42
BCP 48906
BCP 48907
PARK
P 5116
19
*PP154
E
7
´
SCALE 1:3 ,0 00
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)R-3 (Special Amenity Residential District))R-2 (Urban Residential District)
7124-20141632
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 2, 2015
and Members of Council FILE NO: 2014-110-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7123-2014
11716 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11716 Burnett Street,
from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision
into three (3) lots. To proceed further with this application additional information is required as
outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7123-2014 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedure Bylaw No. 5879-1999, along with the information required for a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Dhaliwal Developers Ltd., (Inc.No. BC1013455)
Owner: Dhaliwal Developers Ltd., (Inc.No. BC1013455)
Legal Description: South half Lot 5, except part in plan LMP2415, Section 17,
Township 12, New Westminder District Plan 8881
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) (in Rezoning process to R-1)
Designation: Urban Residential
1102
- 2 -
South: Use: Single Family residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.149 HA. (0.37 acres)
Access: 117 Ave
Servicing requirement: Urban Standard
b) Background:
This site was the subject of a Rezoning and Subdivision application in 2010 (RZ/074/10 and
SD/074/10) which was never completed because it expired. The proposal is identical to the earlier
application.
c) Site Characteristics:
The subject property is approximately 0.149 ha (0.37 acres) in size, is generally flat, and is bound by
single family residential properties to the north, east and south, and a commercial property to the
west (Pioneer Motor Group, Mr. Quick Lube) (see Appendix A).
d) Project Description:
The current application proposes to rezone the subject property from RS-1 (One-Family Urban
Residential) to R-1 (Residential District), to permit future subdivision into three (3) single family
residential lots. Access is proposed to be off 117th Avenue.
At this time, the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
e) Planning Analysis:
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit future subdivision into three (3) lots with a
minimum of 446 m2.
- 3 -
The adjacent properties are zoned RS-1 (One Family Urban Residential) and CS-1 (Service Commer-
cial). The property to the north (11736 Burnett Street) is in the process of rezoning to R-1
Residential District), plus the block of houses to the east on 117th Ave are all R-1 (Residential
District) zoned, making the proposed zone consistent with the surrounding neighbourhood.
The minimum lot size for the proposed R-1 (Residential District) zone is 371 m2. Proposed lot sizes
for the application are respectively 446.4 m2, 471.6 m2 and 472.3 m2.
The proposed building envelopes are in compliance with the setbacks for this zone. Any variations
from the requirements of the proposed zone will require a Development Variance Permit application.
Official Community Plan (OCP)
The development site is currently designated Urban Residential-Neighbourhood Residential. The
Neighbourhood Residential designation allows for single detached dwellings and other housing
forms, subject to the Neighbourhood Residential Infill policies. The rezoning and subdivision of this
property into three Single Family lots and use of the R-1 (Residential District) zone is in compliance
with the OCP.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project.
Therefore, this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is less than 25 dwelling units.
f) 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) Licenses, Permits & Bylaws; and
e) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
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.
- 4 -
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP and consistent with the earlier application,
therefore, it is recommended that Council grant first reading subject to additional information being
provided and assessed prior to second reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
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 – Zone Amending Bylaw No. 7123-2014
Appendix C – Proposed Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 20, 2014 FILE: 2014-110-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
L
O
U
G
H
E
E
D
H
W
Y
117 AVEBURNETT STRITCHIE
A
V
E
CLIFF AVE
GILLEY AVE229 STGILLEY AVE
´
Scale: 1:2,000
11716 BURNETT STREET228 STAPPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7123-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7123-2014."
2.That parcel or tract of land and premises known and described as:
South Half Lot 5, Except Part in Plan LMP2415, Section 17 Township 12 New
Westminster District Plan 8881
and outlined in heavy black line on Map No. 1631 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
11669
2279811633
11775
11781
11644
11750
11816
11809
1 1 6 6 32290511739 229102293522945229642297822780/9011761
11716
11780
11817
11 67 5
11788
11818
229282293011791
22950229602290011747
11791
1 1 6 6 7 2292911778
11 68 0
2293011781
11811
11770
11780
2297611681
11661
11648-54
11749
11764
11790
11810
22952229622278811678
11690
11736
2290422927229372294211771
11801
229612296311810
22970229752299411695
11646
11670
11655
11779
1 1 6 5 9
11768
11798
229362294011761 11760
11800
22983229842297522799228382282422856228582285511765
11671
11 68 6 22939229422294522953229502297011632 2280511797
11808
2289022920229512297111790
LOUGHEED HWY.
GILLEY AVE.
11 7 AVE.GILLEY AVE.228 ST.CLIFF AVE.229 ST.LMS 2390LP 76566
P 12197
2 ERem
P 42061
Rem. A
243
P 70383
84
P 59400P 25 6 77
246
6
1
P 72307
Rem 1
P 51052
P 6
1
5
2
0
2
Rem
106
P 41319
240
228P 57530P 40889P 65 1 41
83
1 B
175
40 P 495812
B
N 1/2 5
1
Rem
103
67
108
105
82
1 3P 71517 4
174 LMP 34066P 59097
13 RW 805288
P 121971
P 12316
10
N 1/2 1
A
227
68
104
2
P 8881
86
87
P 4378888
127
125
123
39
2
P 45 3 55
132
4
1830
*PP089
LMP 7787LOT 1
P 87494P 81957P 8312LMP 11048
Rem.60'
Rem.
54
238
239
81
241 184
171 172
244
128
126
1P 59097P 43788133
2
P 13497Rem. 5
RP 8464LOT 2
P 12197
LP 82566
S 1/2 1
11
P 16011
P 12588
S 1/2 5
R
P 3
1
6
1
A
1
P 88811
85 P 407492
124
182 180
134
5
4
NW
EP 12951 P 22876P 8871
RW 799396
E
P 59452
242
245
A 2 3
129
130
3
9
1
A
P 12588
1
P 41319
53
2
183
173
181
176
131
41
B C P 3 5 6 6 9
LMP 49850
R W 87495E
P 45357
LMP 49848
RW 79939 RW N'ly 20 Feet LMP 49849EP 42071LMP 2415E P 4 5 3 5 6
R W 73424LM P 7789LMP 2619LMP 7788EP 82567LMP 2414RW 4825 7BURNETT ST.´
SCALE 1:2 ,0 00
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7123-20141631
APPENDIX C
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 2, 2015
and Members of Council FILE NO: 2014-037-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7095-2014
21447 121 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21447 121 Avenue, from
RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit future subdivision into
approximately two lots. Council granted first reading to Zone Amending Bylaw No. 7095-2014 on
July 8, 2014. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is
668m², and the minimum lot size for the proposed R-1 (Residential District) zone is 371m².
This application is in compliance with the Official Community Plan (OCP).
RECOMMENDATIONS:
1)That Maple Ridge Zone Amending Bylaw No. 7095-2014 be given second reading, and be
forwarded to Public Hearing;
2)That the following terms and conditions be met prior to final reading:
i)Approval from the Ministry of Transportation and Infrastructure;
ii)Road dedication, as required;
iii)Removal of the existing building;
iv)In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1)Background Context:
Applicant: Derek Bakstad
Owner: Derek Bakstad
Legal Description: Lot “D” District Lot 245 Group 1 New Westminster District Plan
19628
1103
- 2 -
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential); and proposed R-1
(Residential District) 2014-023-RZ at third reading
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 987 m² (0.24 acres)
Access: 121 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2014-037-SD/VP
2) Project Description:
The subject property is located on the north side of 121 Avenue, and is approximately 987 m² (0.24
acres) in size. The subject property is currently vacant and is bound by single family residential
properties to the north, west, east and south (see Appendix A). The subject property is flat with some
vegetation around the perimeter of the rear yard. The applicant proposes to rezone the subject
property from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit future
subdivision into two single family residential lots.
3) Planning Analysis:
i) Official Community Plan:
The OCP designates the property Urban Residential, and is subject to the Major Corridor
infill policies of the OCP. These policies require that development be compatible with the
surrounding neighbourhood, with particular attention given to site design setbacks and lot
configuration with the existing pattern of development in the area. The proposed rezoning
to R-1 (Residential District) is in conformance with the Urban Residential designation and
infill policies.
- 3 -
ii) Zoning Bylaw:
The applicant proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) (see Appendix B) to permit future subdivision into
approximately two lots (see Appendix C). The minimum lot size for the current RS-1 (One
Family Urban Residential) zone is 668 m², and the minimum lot size for the proposed R-1
(Residential District) zone is 371 m².
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following variances:
1. Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993,
Schedule “B”: To reduce the road right-of-way width for a Collector Street standard
from 20 metres to 18 metres.
2. Maple Ridge Zone Amending Bylaw No. 3510-1985, Part 6, C, 11 (b): Height
increase from 9.0 metres to 11.0 metres
The requested variances will be the subject of a future report to Council.
iv) Development Permits:
A Form and Character Development Permit is not required for this single family residential
development.
v) Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application
does not need to be reviewed by the Advisory Design Panel.
vi) Development Information Meeting:
A Development Information Meeting was not required for this development as it did not
require an OCP amendment and there is less than 25 dwelling units proposed, as per
Council Policy 6.20 for Development Information Meetings.
4) Environmental Implications:
The subject property is located within the Fraser River Escarpment area, where stormwater must be
directed to Municipal storm sewer, as per Council Policy 6.23 - Control of Surficial and Groundwater
Discharge in the Area Bounded by 207 Street, 124 Avenue, 224 Street and the Crest of the Fraser
River Escarpment. The applicant should retain as many of the existing trees as possible on the rear
yard perimeter of the subject property.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure, and granted Preliminary Approval on
September 15, 2014, for one year, pursuant to section 52(3)(a) of the Transportation Act.
- 4 -
6) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement is not required for this rezoning application, as there are no works
or services required for the rezoning. All deficient services will be provided through a Subdivision
Servicing Agreement at the time of subdivision.
CONCLUSION:
As this application is in compliance with the OCP, it is recommended that second reading be given to
Maple Ridge Zone Amending Bylaw No. 7095-2014, and that application 2014-037-RZ be forwarded
to Public Hearing.
“Original signed by Adam Rieu”
____________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
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 – Zone Amending Bylaw No. 7095-2014
Appendix C – Proposed Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 13, 2014 2014-037-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T214061218921451214602145321463 21486214912148121483214052142021474214722148721488213822139521454214822141121444214472144921471214772141012188
2143421449214802140521432214162142921452214842150021430CAMPBELL AVE.
121 AVE.
7 2828
P 19628
21
H 230
27
P 21731P 7499
17
20
D
23
REM P 7499P 7499E 1/2P 149738
14
P65760 P
REMP 9922P 25193P 21461
F
15
22P
1
4
9
7
3
65'
227E 60' 6
4
18 16
P 14973
25
25
2
10P 1497319
12
24
72546
1
11
24
P 9922
C
13
229
25
26
W 1/2G
E E
63237
Subject Property
´
Scale: 1:1,000
21447-121 Ave
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7095-2014
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
enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7095-2014."
2.That parcel or tract of land and premises known and described as:
Lot “D” District Lot 245 Group 1 New Westminster District Plan 19628
and outlined in heavy black line on Map No. 1621 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 8th day of July, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
12 15 2
12 18 0
213852143221460214842148621483215002150512 15 3
21 41 0 2140612188
214442147421477214822150112 10 6
12 116
12 20 3
21453214632148012 08 3
12 09 4 21382214052141012189
214882151512 09 5 2136912 15 7
12 19 2
2141621454214522148721500215042138012191
12209
214202143421449214492147221491215112151012 16 8
21387213952140521411214292145121471214812151812 16 7
12 20 4
2143021447AV E .214 ST.GL EN W O OD
1 2 1 AVE .
CAMPBELL AVE.
4 P 2519328H 229
24
25 70'E R EM
28 29
Rem 6P 9 9226
40
P 7 499
54
23
R EM
725 46
E
632 37
9
4 W 1/228
17
G
D
P 1 920 2
11
P 7 499
7
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SCALE 1:1 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-1 (One Fa mily Urban Residential)
R-1 (Res ide ntial D is trict)
709 5-20 141621
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 2, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: New Building Canada Fund – Small Communities Fund Program
EXECUTIVE SUMMARY:
The Province of British Columbia, in partnership with the Federal Government, launched the first
intake for the New Building Canada Fund – Small Communities Fund (NBCF-SCF) Program on
October 22, 2014, and the deadline is February 18, 2015.
To be eligible for funding, a project must be endorsed by Council, to indicate support for the project
and to demonstrate that their share of funding has been, or is being secured, and must identify the
source of the applicant’s share of the project costs.
This report recommends the City make application on behalf of the Downtown Core Road and Utility
Rehabilitation Project. With the first three phases having been completed over the past number of
years, Phase 4 is the final component. This report also outlines the considerations supporting the
recommendation for this project, as well as the funding details.
RECOMMENDATION:
1.That the City make application to the New Building Canada Fund–Small Communities Fund for
the Downtown Core Road and Utility Rehabilitation Project - Phase 4; and further,
2.That the City will fund its share of eligible project costs, and all ineligible project costs, for the
Downtown Core Road and Utility Rehabilitation Project - Phase 4. The sources of funding are:
the Sewer Capital Fund ($600,000), a potential contribution from TransLink (estimated at
$200,000) and the remainder from General Revenue Fund surplus (up to $600,000).
BACKGROUND:
Senior governments grant monies to local governments and their partners on a periodic basis, but
they resist committing those funds on an ongoing basis. Where this is most problematic is in relation
to municipal infrastructure. Local governments have been working through the Federation of
Canadian Municipalities (FCM) for some time. FCM explains the problem this way:
Public infrastructure is the backbone of our economy and quality of life… Municipalities own
over 60% of the country's infrastructure but collect just eight cents of every tax dollar paid in
Canada, with the other 92 cents going to federal, provincial and territorial governments.
1 1131
On their own, municipalities don't have the revenue tools to rebuild infrastructure, especially
while they are expected to meet growing needs for policing, housing, the environment and
immigrant settlement, including many responsibilities downloaded from other governments.
The Small Communities Fund grant program (NBCF-SCF), part of the New Building Canada Plan,
opened for applications on October 22, 2014, and the deadline is February 18, 2015. The City of
Maple Ridge may submit one application. In selecting a project for application, the following criteria
have been taken into account:
• the grant program criteria and how strongly the project aligns with senior government
objectives, which contributes to the likelihood of a successful application. Typically these
programs are oversubscribed, meaning there are more applications than there is funding
available. In fact, the Province of BC website states “It is anticipated that there will be
significant demand for limited funds.”
• maximizing value to Maple Ridge taxpayers. A priority is placed on projects funded by general
taxes, over those that are funded by development. This also strengthens the application with
the Province, the deciding body for the Small Communities Fund.
• funding gaps. There are projects in the capital program that cannot proceed without
additional funding.
• the ongoing cost of the resulting asset. Costs to operate and maintain the asset should be
within the existing financial place, and consideration and/or funding given to its future
replacement. If a project will create a new financial burden for taxpayers, the impact to future
tax rates must be clearly communicated, and the financial plan amended accordingly.
The “Downtown Core Road and Utility Rehabilitation Project - Phase 4” is recommended, as it
strongly aligns with the program criteria and the above considerations.
The City has made significant investment in the downtown over recent years, and created a
downtown core that is a vibrant social gathering place for festivals and events. Even more
importantly, Maple Ridge’s population is expected to grow significantly in coming years, and in order
to accommodate this growth in a sustainable manner, planned densification has been occurring and
is ongoing.
The City has been laying the groundwork to support this population growth for a number of years,
more recently with the completion of an expanded transit hub, a Town Centre Area Plan, a park,
streetscapes and underground infrastructure. We are preparing now for residential density and jobs.
The fibre optic network will support high value jobs in the commercial sector and will allow for high
tech business and the development of Intelligent Transportation Systems (ITS). The civil
infrastructure works will replace aging infrastructure, while expanding capacity to support future
density in both residential and commercial sectors. The densification of the downtown continues to
attract new businesses such as Thrifty’s, Chances Gaming Centre, and Club 16, new restaurants, as
well as retaining financial and other institutions in a sustainable, compact, pedestrian-friendly
manner.
Phase 4 is the final phase of the Downtown Core Road and Utility Rehabilitation Project. The City has
a significant investment in valuable infrastructure, and it needs to be renewed, both to serve existing
2
and future population, and also to prevent much higher costs later in remedial work if the renewal
work isn’t done in a timely manner. Phase 1 involved Memorial Peace Park and the portion of 224
Street in front of the park; Phase 2 involved Lougheed Highway from 222 Street to 224 Street, plus
224 Street from Lougheed Highway north to 119 Avenue and from McIntosh Avenue to Dewdney
Trunk Road; and, Phase 3 involved Lougheed Highway from 226 Street to 228 Street. Phase 4 will
allow the continued rehabilitation and capacity enhancement work on Lougheed Highway from 224
Street to 226 Street, filling the gap in Lougheed Highway improvements to complete the 222 Street
to 228 Street segment.
The previous senior government infrastructure grant program supported earlier phases of this
project with about $3.7 million in funding. Phase 4 is estimated to cost $3.5 million. The current
annual capital program doesn’t have the capacity to fund these works, and as a result, the Financial
Plan includes a draw upon the City’s limited accumulated surplus. If the grant application is
successful, the program will potentially provide $2.3 million toward this project, and very little
accumulated surplus will be required. This will free up funding capacity that may assist in dealing
with other Council priorities.
Appendix 1 provides a diagram intended to provide additional context to the Small Communities
Fund within the overall New Building Canada Plan. Appendix 2 and 3 provide excerpts from the Small
Communities Fund Program Guide. The full guide can be found by searching for “Small Communities
Fund Program Guide” at: http://www2.gov.bc.ca/
a) Desired Outcome:
To build, rehabilitate, and replace required community infrastructure at a reduced cost to the
community. Phase 4 is the final component to the Downtown Core Road and Utility Rehabilitation
Project, and would provide connectivity with the second and third phases of the project, and
provide for the ongoing densification of the downtown core.
b) Strategic Alignment:
Revitalization of the downtown core into a vibrant space has been an ongoing focus of the City
through the first three phases of the Downtown Core Road and Utility Rehabilitation Project. This
final phase allows for the completion of this project. The City qualifies to submit one application
to the NBCF-SCF. In selecting a project, criteria mentioned earlier in the report were taken into
account to ensure an alignment with existing goals and objectives, and seeks to maximize value
to Maple Ridge citizens.
c) Citizen/Customer Implications:
If the grant application is successful, the City can substantially reduce the need to use
accumulated surplus to fund this project. Those savings can be used to advance other priorities.
d) Interdepartmental Implications:
The grant application process can be onerous and will require staff resources from the
proponent departments in order to fulfill the February 18, 2015 deadline.
3
e) Business Plan/Financial Implications:
The Downtown Core Road and Utility Rehabilitation Project-Phase 4, totals $3.5 million. The
City’s one-third share is $1,166,667 million, of which $200,000 is expected to come from
TransLink; $600,000 is identified in the Financial Plan as coming from the Sewer Capital Fund
with the remainder coming from the General Revenue Fund accumulated surplus. A potential
grant of $2.3 million would offset the General Revenue component.
f) Alternatives:
If Council chooses not to adopt the resolutions, the application cannot proceed. If Council wishes
to support a different project, serious consideration must be given not only to program criteria
but also to the February 18, 2015 deadline, and to whether all of the supporting documents,
business case, drawings/maps and funding could be pulled together in time.
CONCLUSIONS:
The Province of British Columbia, in partnership with the Federal Government, launched the New
Building Canada Fund – Small Communities Fund (NBCF-SCF) Program with the first intake for this
funding now open to receive applications. This report recommends that Phase 4 of the Downtown
Core Road and Utility Rehabilitation be submitted for funding assistance.
“Original signed by Laura Benson” “Original signed by David Pollock, for”
Prepared
by:
Laura Benson, CPA, CMA
Manager of Sustainability
and Corporation Planning
Approved
by:
Frank Quinn, MBA, P.Eng
General Manager: Public Works and
Development Services
“Original signed by Paul Gill, for”
Concurrence
by:
J.L. (Jim) Rule
Chief Administrative Officer
Attachment:
Appendix 1 – Diagram of New Building Canada Plan
4
Appendix 1
This diagram was prepared in-house and is intended to provide context to the Small Communities
Fund within the overall New Building Canada Plan.
5
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 02, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: 2015 Property Assessment Review
EXECUTIVE SUMMARY:
Property assessment information for 2015 was received from BC Assessment on January 02, 2015.
This information is preliminary as property owners have the opportunity to appeal their assessments
until February 02, 2015 and appeals will be heard until March 13, 2015. The purpose of this report
is to give Council a sense of the 2015 assessments based on the information currently available.
RECOMMENDATION:
No resolution required; receive for information only.
DISCUSSION:
2015 Property Assessments
For the purpose of valuation, BC Assessment bases 2015 property assessments on market
conditions as at July 1, 2014.
The changes in the assessment roll are generally comprised of two components:
1.Market value fluctuations
2.Real growth due to new construction
For taxation purposes, properties in Maple Ridge are classified into seven classifications which are
Residential, Utilities, Major Industry, Light Industry, Business and Other, Recreational/Non-Profit, and
Farm Land. Where the term Commercial is used in this report it refers to a combination of Light
Industry, Business and Other. The majority (91.09%) of Maple Ridge’s taxable assessed value is in
the Residential Class.
For 2014, market values in the Residential and Commercial Classes decreased by an average of
about 1%. In 2015, the average Residential Class market increase is about 2% and the average
Commercial Classes increase is around 6%.
Decisions concerning the municipal budget are made independent of market value fluctuations. As
in past years, municipal tax rates will be:
i)adjusted to offset average market value increases/decreases in each class
ii)increased based on the tax increase included in the approved financial plan
1132
As a result, properties that experience market value changes above the average for their class will
experience higher than average tax increases and properties that experience value changes below
the average will experience lower than average tax increases. It is therefore important for property
owners to keep in mind that their own tax experience will vary based on the assessment change for
their property in relation to the overall averages for their property class. Local governments do not
have the legislative authority to smooth tax increases among properties.
To demonstrate this variability from property to property, we have been tracking the taxes assessed
against a sample of properties for a number of years and the data from that analysis is attached in
Appendix “A”. The data is illustrative in nature as we do not yet know what the tax rates will be from
the other agencies. In this example, we have assumed a 1% increase for School taxes and a 3%
increase for all other agencies.
While the impact to the average home amounts to an overall municipal tax increase of around 3%,
there is significant variation around this average. The sample property in the Whonnock area
(Sample 3) will see a municipal tax decrease of around 1.8% whereas the sample property in Upper
Hammond (Sample 8), which saw an increase in assessed value of 15% in 2015, will experience a
municipal tax increase closer to 16%. This variation in tax impact is the direct result of the
assessment changes experienced by each individual property.
This is why it is important that property owners review their assessment notices closely and refer any
questions or concerns to BC Assessment. Property owners who believe their assessments to be
incorrect have until February 02 to appeal to BC Assessment for a review. Property taxes are based
on final assessed values and cannot be appealed.
The second major component of the change in the assessment roll is due to new construction.
Overall new construction is approximately 1.3% which, once adjusted for our incentive program,
comes in at the anticipated budgeted amount of 1%. As the information is preliminary, we will
monitor this area to see if further modifications are required to the financial plan.
NEIGHBOURHOOD ANALYSIS
The following is a brief look at the effects of growth on the assessments of various neighbourhoods
throughout the City to give Council a sense of how these changes impact individual areas.
Residential Properties:
Of the total assessment base in Maple Ridge, approximately 91% is attributable to the residential
class. While the total growth factor in the Residential Class is 1.3%, specific neighbourhoods
continue to contribute to the bulk of that increase.
Page 2 of 8
Residential Properties (continued)
Neighbourhood Growth Contribution
to Assessment Base
% of
Total Growth
Cottonwood/Albion $ 35,862,600 25%
Silver Valley/Fern Cres $ 30,065,737 21%
Kanaka Creek $ 24,619,600 17%
Laity – 207(Rvr-DTR) $ 11,733,400 8%
Strata Units $ 36,707,136 25%
All other neighbourhoods $ 7,212,800 4%
Though the average market value in the Residential Class increased by about 2% the change, in
assessed value for specific areas, varies.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 36% 32% 21% 11%
Average
2015
The following information provides a sense of the impact of assessment changes experienced in
specific neighbourhoods.
Haney Residential
Boundaries: S – Lougheed; W – Burnett and 224; N – 124A, 125, 128; E – 234 and 235
This area is comprised of mostly single family homes which are 30 years or older. New construction
in this area is limited. The neighbourhood represents 10% of the City’s overall residential inventory.
The average home in this area, valued at $435,262 in 2014 and paying $1,942 in municipal taxes,
has seen an increase in value of about 6.5%, which is substantially higher than the city average of
2%, and will experience a general purposes tax increase of around 7.5%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 2% 23% 65% 10%
Average
2015
Cottonwood/Albion
Boundaries: S - Kanaka Way and 128; W - Cottonwood Dr; N – DTR; E – 240
This area now makes up approximately 6% of the City’s overall residential inventory and was the
biggest growth contributor in 2014 at 25% of overall growth. It is comprised of mostly single family
homes.
Page 3 of 8
Cottonwood/Albion (continued)
The average home here, valued at $470,191 in 2014 and paying $2,098 in municipal taxes, has
increased in value by slightly more than 1% and the municipal tax increase will be around 2%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 16% 78% 3% 3%
Average
2015
Kanaka Creek
Boundaries: S, SW – Lougheed; N – Kanaka Way and 128; E – 248
This area, comprised mostly of single family homes, continues to develop and contributed 17% to the
overall residential growth. It represents approximately 8% of the City’s overall residential inventory.
The average home in this area, valued at $500,600 in 2014 and paying $2,234 in municipal taxes,
has decreased in value by just under 1% and as a result will experience a minimal general purpose
tax increase.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 64% 30% 6% 0%
Average
2015
Silver Valley and Fern Cres.
Boundaries: S – 128; N – Silver Valley Rd; W – Marc Rd. & 224; E – 264
This area now makes up approximately 8% of the City’s overall residential inventory and, at 21% of
the overall growth, continues to be one of the biggest growth contributors. It is comprised of mostly
single family homes some of which are on large lots and acreages.
The average home here, valued at $752,645 in 2014 and paying $3,360 in municipal taxes, has
increased in value by slightly less than 1% and the municipal tax increase will be around 2%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 12% 84% 3% 1%
Average
2015
Page 4 of 8
Whonnock and Ruskin
Boundaries: S – Lougheed; N – 132; W – 248; E – 287
This established rural neighbourhood is made up of large residential lots and acreages of which 2%
still enjoy farm status.
The average home in this area was valued at $576,700 in 2014 and paid $2,574 in municipal
taxes, is now assessed at $586,874, an increase of just over 1%. It will likely experience a general
purposes tax increase of approximately 2%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 70% 15% 10% 5%
Average
2015
Strata Townhouses
There are currently 3,843 properties in Maple Ridge which are classed as residential strata
townhouses and 120 of those are new this year. Market value for these types of properties
experienced an average decrease of 1.4%.
The average townhouse assessed in 2014 at $294,000 and paying $1,312 in municipal taxes now
has an average assessment of $290,000 and will experience a nominal tax increase.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 66% 32% 2% 0%
Average
2015
Strata Apartments
The number of Strata Apartments grew by 50 in 2014 to a total of 3,026 as a result of the TCIIP. The
average market value for these types of units decreased by 2% in 2014.
The average apartment, which was assessed in 2014 at $197,000 and paid $879 in municipal
taxes, is now assessed at $193,000 and will likely see a slight decrease in municipal taxes.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 91% 8% 1% 0%
Average
2015
Page 5 of 8
Business Class and Light Industry Class
Of the almost 30,000 properties which make up Maple Ridge, 4% of properties fall into the
Business and Light Industry Classes. Combined growth in these two classes is around 1% after
adjusting for incentive program and they contribute approximately 7% of the total growth in the
assessment base.
The commercial sector growth contribution to the assessment base is approximately $14M.
The biggest contributors are two properties owned by South Coast BC Transportation, previously
exempt from taxation but now fully taxable on a value of $3.3M. The ongoing warehouse
development at 113 Avenue & Kingston Street, which contributed $1.5M last year, this year
contributed an additional $1.7M to the commercial assessment base. A property on 272 Street,
previously used for worship and exempt from taxes, has been converted to office space and is now
fully taxable adding $1.6M to the commercial assessment base. Enhancements to the office building
at 11965 Fraser Street provide an additional $2.6M. This last project qualified for our incentive
program.
The average market value increase in the Business and Light Industry Classes is just over 6%.
Business Class
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 24% 37% 14% 16% 9%
Average
2015
Light Industrial Class
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 20% 48% 12% 11% 9%
Average
2015
The following information is intended to give an idea of what is occurring in some of the more
concentrated areas for these classes.
Maple Meadows Industrial Park
This area represents 20% of Business Class properties. These are mostly commercial strata units
and some warehousing facilities. Of the 312 commercial properties in the park, 112 are classed
Light Industry. These 112 properties account for 56% of all Light Industry properties in Maple Ridge
and represent 50% of the Light Industry assessment base. Overall market change in the park is
close to the City average and tax increases for most properties here will therefore also be close to
the City average.
Page 6 of 8
Maple Meadows Industrial Park (continued)
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 8% 80% 4% 5% 3%
Average
2015
Albion Industrial
This area represents 4% of Business Class folios and 16% of Light Industry Class folios and accounts
for approximately 10% of the taxable commercial assessment base. A few properties in this area
saw significant market value increases, causing the average assessment increase for the area to
come in higher than the City average at 13%. Most properties (75%) experienced assessment value
changes of less than 10%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 31% 23% 21% 14% 11%
Average
2015
Lougheed and Dewdney Trunk Commercial, West of 207 Street
These two commercial corridors represent only 5% of Business Class folios in number but account
for 23% of total Business Class assessments. There were significant market value increases in this
area as well with 31% of properties seeing increases higher than 20%. The average market increase
in this area is 9% which is above the City average and will result in a higher than average tax
increase.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 15% 21% 18% 15% 31%
Average
2015
Kanaka & Webster’s Corner Business Parks
These two business parks started development in 2010 and represent 8% of Commercial folios and
account for 4% of the combined Business and Light Industry assessment base. Overall market
change in these two areas is close to the City average and tax increases for most properties here will
therefore also be close to the City average.
Page 7 of 8
Kanaka & Webster’s Corner Business Parks (continued)
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 1% 47% 29% 23% nil
Average
2015
CONCLUSIONS:
Though the assessment information is preliminary, it does give an indication of how assessments
have changed since the last valuation. While the average assessment changes for Residential and
Commercial Classes are 2% and 6% respectively, there is some variability around this average. As a
result, the property tax impact to individual properties will vary, depending on how their experience
relates to the average for their property class.
Property owners with concerns have until February 02 to contact BC Assessment about those
concerns and appeals are being held until March 13. A revised roll incorporating any changes due to
appeals or corrections will be made available to us in early April.
“Original signed by Silvia Rutledge”_______________
Prepared by: Silvia Rutledge
Manager of Revenue & Collections
“Original signed by Paul Gill”_____________________
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
“Original signed by J.L. (Jim) Rule”_________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendix is attached hereto:
Appendix A – Sample Tax Properties
Page 8 of 8
Appendix A - Sample Tax Properties (History of Assessed Values and Taxation)
% Change in Assessed Values
Location 2010 2011 2012 2013 2014 2015
1 Silver Valley -6.1%1.9%-4.3%-0.7%-3.2%1.7%
2 Albion/Kanaka -5.2%11.2%0.0%-6.8%-0.6%0.2%
3 Whonnock -8.5%6.4%2.7%0.0%0.6%-2.7%
4 Central MR -0.8%8.9%0.5%-3.1%-2.8%11.1%
5 Central MR- strata -9.9%2.7%-5.8%-3.1%0.0%-3.7%
6 West MR 3.0%5.4%-2.1%0.0%7.0%2.3%
7 Lower Hammond -6.4%-2.3%0.1%-9.8%8.6%13.1%
8 Upper Hammond -7.6%5.9%-4.7%0.0%2.3%15.3%
Total -4.9%5.3%-1.8%-2.2%0.9%3.9%
% Change in Taxation (General Purpose, Fire, Drainage & Parks Levy)
Location 2010 2011 2012 2013 2014 2015
1 Silver Valley 3.0%1.5%0.3%4.0%0.9%2.6%
2 Albion/Kanaka 3.9%10.9%4.8%-2.3%3.5%1.2%
3 Whonnock 0.3%6.0%7.6%4.9%4.8%-1.8%
4 Central MR 8.7%8.5%5.3%1.6%1.3%12.1%
5 Central MR- strata -1.3%2.4%-1.2%1.6%4.2%-2.8%
6 West MR 12.9%5.0%2.6%4.8%11.5%3.3%
7 Lower Hammond 2.7%-2.7%4.9%-5.5%13.1%14.2%
8 Upper Hammond 1.3%5.5%-0.1%4.8%6.6%16.3%
Total 4.2%4.9%3.0%2.5%5.1%4.9%