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2010-07-05 Workshop Meeting Agenda and Reports.pdf
District of Maple Ridge COUNCIL WORKSHOP AGENDA July 5, 2010 10:00 a.m. Blaney Room, 1st Floor, Municipal Hall PLEASE NOTE CHANGE IN TIME The purpose of the Council Workshop is to review and discuss policies and other items of interest to Council. Although resolutions may be passed at this meeting, the intent is to make a consensus decision to send an item to Council for debate and vote or refer the item back to staff for more information or clarification. REMINDERS July 5. 2010 Closed Council 9:00 a.m. Committee of the Whole Meeting 1:00 P.M. 1. ADOPTION OF THE AGENDA 2. MINUTES -June 21, 2010 3. PRESENTATIONS AT THE REQUEST OF COUNCIL 4. UNFINISHED AND NEW BUSINESS 4.1 Albion Dyking District and Maple Ridge Road 13 Dyking District Staff report dated June 29, 2010 recommending that the Province be requested to undertake full assessment of the dykes, pump stations and associated assets and that copies of the report be forwarded to other local governments affected by the request to transfer responsibility of dyking from the Province. 4.2 Silver Valley - Larch Avenue and 236 Street Upgrades Staff report dated June 25, 2010 recommending that an interim asphalt pathway along 236 Street be included in the 2011 Business Plan and that staff work with appropriate property owners to advance construction of Larch Avenue and bring forward funding implications to the District for inclusion in the 2011 Business Plan. Council Workshop July 5, 2010 Page 2 of 3 4.3 Maintenance of Landscaped Public Areas, Silvery Valley Staff report dated June 29, 2010 recommending that a Local Area Servicing plan for maintenance of enhanced landscaped areas in Silver Valley be prepared for discussion with residents. 4.4 Business Class Property Taxation Staff report dated June 28, 2010 providing information on the District of Maple Ridge's Business Class 6 tax rate. 4.5 Solar Hot Water Ready Regulation Staff report dated June 28, 2010 recommending that the District of Maple Ridge request to be included in the British Columbia Solar Hot Water Ready Regulation. 5. CORRESPONDENCE 5.1 The following correspondence has been received and requires a response. Staff is seeking direction from Council on each item. Options that Council may consider include: a) Acknowledge receipt of correspondence and advise that no further action will be taken. b) Direct staff to prepare a report and recommendation regarding the subject matter. c) Forward the correspondence to a regular Council meeting for further discussion. d) Other. Once direction is given the appropriate response will be sent. Recommendation: 6. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL 7. MATTERS DEEMED EXPEDIENT �1�1�1�1:7►�1u1�►��I Checked b : Date: 9? Council Workshop July 5, 2010 Page 3of3 Rules for Holding a Closed Meeting A part of a council meeting may be closed to the public if the subject matter being considered relates to one or more of the following: (a) personal information about an identifiable individual who holds or is being considered fora pgsition as an officer, employee or agent of the municipality or another position appointed by the municipality; (b) personal information about an identifiable individual who is being considered for a_municioal award or honour, or who has offered to provide a gift to the municipality on condition of anonymity; (c) labour relations or employee negotiations; (d) the security of propee of the municipality; (e) the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure might reasonably be expected to harm the interests of the municipality; (f) law enforcement, if the council considers that disclosure might reasonably be expected to harm the conduct of an investigation under or enforcement of an enactment; (g) litigation or potential litigation affecting the municipality; (h) an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality, other than a hearing to be conducted by the council or a delegate of council (i) the receiving of advice that is subject to solicitor-client.privilggQ, including communications necessary for that purpose; 0) information that is prohibited or information that if it were presented in a document would be prohibited from disclosure 1 of the Freedom of Information and Protection of PrivacyAct: (k) negotiations and related discussions respecting the proposed provision of a munirdMl service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public; (1) discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an arinual repQrt under section 98 [annual municipal report] (m) a matter that, under another eria=ent is such that the public may be excluded from the meeting; (n) the consideration of whether a council meeting should be closed under a provision of this subsection of subsection (2) (o) the consideration of whether the authority under section 91 (other persons attending closed meetings) should be exercised in relation to a council meeting. (p) information relating to local government participation in provincial negotiations with First Nations, where an agreement provides that the information is to be kept confidential. Deep Roots 6'reater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: June 29, 2010 FILE NO: E05-010-047 ATTN: Council Workshop Albion Dyking District and Maple Ridge Road 13 Dyking District EXECUTIVE SUMMARY: At the October 27, 2009 Council meeting, Council considered a report on the request of the Province for the District of Maple Ridge to accept the transfer of responsibility for the Albion Dyking District (ADD) and Maple Ridge Road 13 Dyking District (MRRDD). A copy of report is attached as Appendix A. Council directed that a letter be sent to the Province requesting that a mutually agreeable program for funding of improvements to bring the dykes to current flood protection standards and for ongoing annual maintenance costs and enabling legislation to provide for legal access to the portions of the Albion Dyke be put in place before the District agreed to the transfer. The response of the Ministry of Environment encourages the District to accept the transfer and outlines the programs already in place by the Province to provide funding for improvements through grants. The response also outlines the legislative tools contained in the Community Charter, Local Government Act and Expropriation Act to acquire the necessary access rights and/or statutory rights of way. A copy of the response is attached as Appendix B. RECOMMENDATIONS: 1. That the Province be requested to undertake a full assessment of the Dykes, pump stations and associated assets to determine the most appropriate delivery of flood protection to property owners. 2. That staff send copies of this report to other local governments, which are affected by the request to transfer responsibility of Dyking from the Province, to discuss a common approach for negotiations with the Province. DISCUSSION: a) Background Context: Other municipalities are affected by this request and, in addition, 5 Dyking Districts not located in Maple Ridge are faced with the repeal of the Drainage, Ditch and Dyke Act est 1892. b) Desired Outcome: An acceptable level of flood protection that serves the interests of the local property owners and the District as a whole is required for these Dyking Districts. The District must ensure there is enough information to establish that this can be accomplished within its fiscal abilities. The District of Maple Ridge, with other local governments, engages the Province in negotiations for the transfer of dyking assets and funding to achieve the best interests of the property owners. l of 2 4.1 c) Citizen/Customer Implications: Property owners within the boundaries of the Dyking Districts are required to pay for all works on their dyking systems. Property owners may face increased tax assessments to bring the dykes up to current engineering standards. d) Interdepartmental Implications: The District of Maple Ridge has been appointed as the receiver by `Order in Council' for the Albion Dyking District. The District of Maple Ridge has assumed operation of the Maple Ridge Road 13 Dyking District at the request of the former trustees and the Provincial Government. The District of Maple Ridge is tending to the ongoing maintenance issues of the Albion Dyking District and Maple Ridge Road 13 Dyking District, but if the District accepts responsibility for the dykes there would be additional responsibilities in terms of upgrading the current flood protection. e) Business Plan/Financial Implications: No funds have been allocated in the Capital Works budget for these dykes. All works must be funded through the Dyking Districts. Provincial grants can be applied for but these generally require that the recipient pay 33% of all costs. By taking on responsibility for the dykes in their current condition, the District will also be assuming significant liability. f) Alternatives: Council could also consider the following options: 1. The District could agree to accept the transfer of responsibility for the Provincial Improvement Areas and pass the resolution recommended by the Province. This is not recommended as the dykes require significant improvements that neither the Dyking Districts nor the District of Maple Ridge has funding for. i 2. The District could/fefuse to accept the transfer of responsibility for the Provincial Improvement Areas. This is of reco ed as the Province could simply pass an Order in Council transferr r on AbAty with no pportunity to discuss funding of the required improvements. Prepared by: W ss Carmichael, AScT, Eng.L Director of Engineering Operations Prepared by: Ceri Marlo, CIVIC Manager of Legislative Services 1 Approved by: Frank Quinn, M6 ng ,neral ana r Pub c Works and Development Services L Concurrence:' J.L. (Jim) Rule Chief Administrative Officer 2 of 2 Appendix A District of Maple Ridge Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: October 4, 2009 and Members of Council FILE NO: E05-010-047 FROM: Chief Administrative Officer ATTN: Committee of Whole SUBJECT: Albion Dyking District and Maple Ridge Road 13 Dyking District EXECUTIVE SUMMARY: The District of Maple Ridge has three Improvement Areas within its boundaries; the Trethewey-Edge Dyking District (TDD), the Albion Dyking District (ADD) and the Maple Ridge Road 13 Dyking District. (MRRDD) The TDD was established in 1963, has an elected Board of Trustees and has not approached the District of Maple Ridge for administrative or financial assistance. Since J-992 the District of Maple Ridge has been serving as the interim receiver of the ADD and since 2005 has served as the unofficial receiver of MRRDD. As a result, the Ministry of Community Services is seeking to transfer responsibility for both the ADD and MRRDD to the District. Both dykes require significant improvements to bring there up to current standards of flood protection. There are insufficient funds available from those Dyking Districts to make those improvements and no funds are budgeted by the District of Maple Ridge. The Province is offering funding for the administrative costs of transferring responsibility but has offered no funding forthe improvements. RECOMMENDATIONS: That staff be directed to send a letter to the Ministry of Community Services requesting that the Ministry put in place a mutually agreeable program that addresses the following: 1. funding for all necessary improvements required to the Albion Dyking District and Maple Ridge Road 13 Dyking District to bring them to current flood protection standards 2. funding for ongoing annual maintenance costs to protect these improvements 3. enabling legislation that will provide legal access for construction and maintenance to those portions of the Albion Dyke currently located on private property and all to be established with the Province before the District agrees to the transfer of responsibility of these Provincial Improvement Areas. DISCUSSION: a) Background Context: Flood events cause significant social, economic and environmental impacts on a community. Dyking systems have been developed in low lying areas of the Fraser River to provide some protection from flooding events. Dykes require ongoing supervision and maintenance to provide optimal protection. 1 of 5 The minimum flood design standard set by the Province for the Lower Fraser River is for a flood with a magnitude of the 1894 flood of record. Three Dyking Districts have been established by the Provincial Government in response to requests from local private interests. The attached map identifies these 3 improvement areas. Trethewey-Edge Dyking District The most recently established improvement area, the Trethewey-Edge Dyking District (TDD)' is located between the North Alouette River and the Alouette River. In 1963 the TDD was incorporated as a Provincial improvement district under the Waters Act to provide for the dyking and drainage of land and the construction, acquisition, maintenance, and operation of works for those purposes. it is administered through an elected board of trustees and has functioned well through its history. The board of trustees has not requested financial or administrative assistance from Maple Ridge. The remaining two dyking districts, the Albion Dyking District (ADD) and Maple Ridge Road 13 Dyking District (MRRDD) are located between 232 Street and 240 Street adjacent to the Lougheed Highway and within the Fraser River floodplain. Since the resignation of the boards of trustees for both these improvement areas, the District of Maple Ridge, through the Engineering. Department and the Operations Department, establishes annual work plans and budgets for ADD and MRRDD. The Clerk's Department manages their finances. A levy is included on the tax bill for property owners within these areas to cover the costs of maintaining the dykes. Municipal staff or contractors complete any necessary work. Albion Dyking District HistofY The ADD was established by the Province of British Columbia under the Water Act in 1957 after the Fraser Valley Dyking board determined that dyking the area was uneconomic. The land owners of that time submitted a petition to the Province for the incorporation of an improvement district in order to finance and collect for the construction of their own dyke. The ADD covers the area south of Lougheed Highway between the Haney Bypass and 236 Street. Until late 1991 the ADD was managed by a Board of Trustees. When no one stood for election to the Board that year, the Province approached the District to act as receiver: The District was initially unwilling to assume this responsibility but when a further Call for Nominations in March 1992 went unanswered, the District agreed to act as an interim receiver. On April 15, 1992 the Province passed Order in Council No. 617 appointing the District of Maple Ridge as receiver for the ADD. That Order remains in effect to this day and the District is authorized, as receiver, to impose taxes on the lands and improvements in the area. Current Condition of Dyke The Albion Dyke is approximately 2500 metres long and protects 80 hectares of industrial, commercial, residential and park land. In 2007, in anticipation of a possible flood from the annual freshet, over $2 million dollars in improvements were made to approximately 1570 meters of the dyke from Kanaka Creek Regional Park east to McKay Avenue. This project also involved the construction of 3 and 4 block high Lock -Block walls, concrete gravity structures with steel plate forms and steel plate welded onto steel structures along a 350 metre portion of the dyke east of McKay Avenue. This project strengthened and widened the dyke but did not bring the dyke crest elevation up to the current provincial standard. Further improvements, at an estimated cost of $6.95M, are required to widen the dyke, raise the dyke crest elevation approximately one meter and extend the dike east to 240 Street. 2of5 The District has recently been notified that an Infrastructure Stimulus Fund application for Phase 2 of the Albion Dike Extension has been approved. This project involves increasing the Albion Dyke crest elevation from 6.5 to 7.5 metres geodetic for a 1500m portion of the dyke through Kanaka Creek Regional Park. The estimated cost for the project is $525,000 and includes $350,000 Provincial/Federal funds and $175,000 Albion Dyking District funds. Financial Status of Dyke An annual tax is imposed by bylaw on lands within the boundaries of the ADD for the purposes of dyke maintenance and improvements and equipment repair and maintenance. In 2009 taxes were levied at a rate of $2.2648 per $1,000 of assessment of land and improvements in all categories. The ADD has current bank balance of $305,855. Maple Ridge Road 13 Dyking District History MRRDD was incorporated as an improvement district on June 18, 1948 under the Water Act. MRRDD covers an area north of Lougheed Highway between Tamarack Lane and 104 Avenue. In October 2003, the trustees requested that the District assume responsibility for the administration and operation of MRRDD citing the change in the demographics from that of a farming community to a residential area as one of their reasons for making this request. In February 2005 all the trustees resigned as they felt the operation of the improvement district was too complex for untrained volunteers. No further trustees could be obtained. The District of Maple Ridge assumed operation of this service at the request of the former trustees and the Provincial Government. The District of Maple Ridge has not been appointed as a receiver by the Province and no formal conversion and transfer of responsibilities has taken place. Current Condition of Dyke In 2007 temporary lock blocks were placed on Tamarack Lane as an emergency measure to provide protection from possible flooding during the annual freshet. The intersection at Lougheed Highway and Tamarack Lane and approximately 230 m of Tamarack Lane need to be raised approximately 1 m to provide appropriate flood protection. As well, the pump station constructed 50 years ago needs to be replaced. Its construction does not conform to present day standards and the electrical work is outdated. In August 2008 the District submitted an application for a $2.OM grant from Emergency Management BC for these improvements but that grant application was declined. Financial Status of Dyke An annual tax is imposed by bylaw on lands within the boundaries of the MRRDD for the purposes of dyke maintenance and improvements and equipment repair and maintenance. In 2009 taxes were levied at a rate of $0.3738 per $1,000 of assessment of land and improvements in all categories and a rate of $12.00 per acre of land with a minimum charge of $5.00. MRDD has a current bank balance of $341,195. Current Status of Im rovement Districts The Provincial Government no longer incorporates improvement districts unless there are exceptional circumstances. The number of improvement districts in the province has been steadily declining as the Provincial Government transfers responsibility for those services to local government. The Province has requested that the ADD and MRRDD be dissolved and transferred to the District. The District could either incorporate all of their financial assets and liabilities into its overall budget, or it can keep them separate by creating a local area service. If the District is amenable to this, a resolution of Council in favour of transferring responsibility for the MRRDD and ADD to the municipality and requesting that Cabinet exempt the service area establishment from elector assent would be sent to the Province. The exemption is available to us as the Trustees requested this be 3of5 done. Once Cabinet approval is obtained, the municipality will receive a grant for each improvement district under the Restructure Implementation Grant Program, to assist with administrative costs related to the transfer. A local area service bylaw would then be adopted by Council for each Dyking District. Although the Province could choose to pass an Order to Council to transfer responsibility without the District's cooperation, their preference appears to be to dissolve and transfer both dyking districts in a cooperative manner. The Province is also dissolving dyking districts in Surrey and Coquitlam that were created under the Drainage, Ditch and Dike Act and transferring their assets, operation and maintenance responsibilities to local government. Surrey is seeking an extension of their transfer until after 2012. They intend to study potential operating partnerships or cooperatives with each of their Dyking Districts with a view to determining the most appropriate approach to provide dyking services after they are dissolved and looking at how to continue in the short term if any of the Dyking Districts are unable to fulfill their obligations. Coquitlam is seeking an extension until a mutually agreeable strategy for continued flood protection is established for the dyking district. As has been the case with the District of Maple Ridge, neither of these local governments has a particular desire to accept the downloading of responsibility for flood protection by the Province. b) Desired Outcome: An acceptable level of flood protection that services the interests of the local property owners and the District as a whole is required for these Dyking Districts. The District must accomplish this within its fiscal abilities. c) Citizen/Customer Implications: Property owners within the boundaries of the Dyking Districts are required to pay for all works on their dyking systems. Property owners may face increased tax assessments to bring the dykes up to standards. d) Interdepartmental Implications: Staff are already acting in an unofficial capacity and tending to the ongoing maintenance issues of ADD and MRRDD. However, if the District accepts responsibility for the dykes there would be additional responsibilities in terms of upgradingthe currentflood protection. e) Business Plan/Financial Implications: No funds have been allocated in the Capital Works budget for these dykes. All works must be funded through the Dyking Districts. Provincial grants can be applied for but these generally require that the recipient pay 33% of all costs. By taking on responsibility for the dykes in their current condition, the District will also be assuming significant liability. f) Alternatives: Council could also consider the following options: 1. The District could agree to accept the transfer of responsibility for the Provincial Improvement Areas and pass the resolution recommended by the Province. This is not recommended as the dykes require significant improvements that neither the Dyking Districts nor the District of, Maple Ridge has funding for. 4 of 5 2. The District could refuse to accept the transfer of responsibility for the Provincial Improvement Areas. This is not recommended as the Province could simply pass an Order in Council transferring responsibility with no opportunity to discuss funding of the required improvements. Prepared by: / Wry Frye rporate & Development Engineering r� Prepared by: Ceri Marlo Manager of Legislative Services Approved b Pall Gill, BSA, CGA General Manager, pqporate & Financial Services J.L. (Jim) Rule Chief Administrative Officer 5 of 5 Appendix B BRITISH COLUMBIA The Best Place on Earth Reference: 115631 JAN262010 Ceri Marlo Manager, Legislative Services District of Maple Ridge 11995 Haney PI Maple Ridge BC V2X 6A9 Dear Ceri Marlo: On behalf of the Honourable Barry Penner, Minister of Environment, thank you for your letter of November 1, 2009, addressed to the Honourable Bill Bennett, Minister of Community and Rural Development, regarding the transfer of the Albion and Maple Ridge Road 13 Diking Districts to the District of Maple Ridge. I am pleased to have this opportunity to respond and apologize for the delay. The conversion and transfer of the assets and responsibilities from these two improvement districts to the municipality is of interest to three provincial ministries: the Ministry of Environment, with respect to dike safety; the Ministry of Community and Rural Development, with respect to the conversion of improvement districts; and the Ministry of Public Safety and Solicitor General, with respect to flood protection funding. Please accept this response on behalf of the ministries mentioned above. As background, I understand that the Albion Diking District consists of a 2.6 kilometre long dike along the Fraser River and a single pump station. In 1992, the municipality was appointed Receiver for the Diking District. While this was originally intended as a temporary solution, the property Owners Have not re-C Sla17i3 i1iC'CL a board of trustees. Tilt' Mapit. Ridge MOmad 13 D11_.n2 District is in close proximity to the Albion dike and consists of a 0.3 kilometre long dike plus one pump station. The municipality has operated this improvement district since the trustees resigned in 2005. The transfer of the two improvement districts to the municipality would help resolve a number of management and legal issues with the overall objective being to improve the reliability of the flood protection. As stated in your letter, the District of Maple Ridge is requesting that the British Columbia (BC) Government address the following issues before the District agrees to accept formal responsibility for the Albion and Maple Ridge Road 13 Diking Districts: ...2 Ministry of Environment Office of the Deputy Minister Mailing Address: Telephone: 250 387-5429 PO Box 9339 Stn Prov Govt Facsimile: 250 387-6003 Victoria BC V8W 9M1 Website: www.gov.bc.ca/env IPM 1. Funding for all necessary improvements required to the Albion Diking District and Maple Ridge Road 13 Diking District to bring them to current flood protection standards; 2. Funding for ongoing annual maintenance costs to protect these improvements; and 3. Enabling legislation that will provide legal access for construction and maintenance to those portions of the Albion dike currently located on private property. Funding for Capital Improvements Both the Albion and the Road 13 dikes provide protection from Fraser River flooding during the spring freshet; however, most of the dike sections do not fully meet provincial standards. These dikes were not upgraded under the federaiiprovincial Fraser Diver Fiood Control Program (iudi; to 1995) because the benefits did not justify the costs at that time. Nevertheless, the BC Government has recognized that these dikes provide significant flood protection benefits and, accordingly, has provided funds to the District of Maple Ridge (as Receiver on behalf of the Albion Diking District) for Albion dike improvements. For example, $2.1 million was provided to the District of Maple Ridge under the 2007 Freshet Urgent Mitigation Flood Works program to reconstruct much of the Albion dike. In 2009, an additional $350,000 was committed under the Flood Protection Program to cost share the raising of the western section of the Albion dike. However, the eastern section of the Albion dike remains below the design elevation and that finther dike upgrading projects are required. As the Receiver on behalf of the Albion Diking District or as the diking authority (following a transfer), the District of Maple Ridge will continue to be eligible to apply for Flood Protection Funding in future years for additional projects. Approval of project funding will be dependent on the project selection process administered by the Ministry of Public Safety and Solicitor General. However, a project that upgraded works and supported the transfer of ownership from an improvement district to a municipality would likely be looked on more favourably by project selection committees than projects that did not involve such transfers. Funding for Maintenance In BC, local diking authorities are responsible for the ongoing management, maintenance, inspection and operation of individual diking systems as directed by the Inspector of Dikes, under the authority of the Dike Maintenance Act. Municipal diking authorities can either budget for dike maintenance out of general revenue, through taxation of a local service area comprised of the properties receiving the flood protection benefits or through a combination of these two revenue sources. ...3 -3- Upon a resolution of Maple Ridge Council in favour of the improvement districts' conversion, a provincial Order in Council would dissolve the diking districts and transfer the assets and responsibilities to the municipality. Maple Ridge could choose to incorporate all of the former improvement districts' financial assets and liabilities into its overall budget, it could keep them separate, through establishment of a local service area(s), or it could maintain the flood protection service from a combination of the two revenue sources. Staff from the Ministry of Community and Rural Development can provide more details on the conversion process and can assist in setting up the financial arrangements in a way that is best suited to Maple Ridge. Legal Access for Construction and Maintenance of the Albion Dike To nneet provincial dike safety standards, a diking authnrity rmist have the legal rights to access and maintain the entire diking system. Through the Community Charter, Local Government Act and Expropriation Act, municipalities have the legislative tools to acquire the necessary access rights and/or statutory rights of way to construct and maintain public services such as roads, utilities and dikes. Your letter noted that portions of the eastern sections of the Albion dike are located on private land. For the 2007 dike improvement project, Maple Ridge exercised specific powers provided by the Community Charter to establish a flood protection service and to enter onto private land to undertake the work on the Albion dike. Maple Ridge could continue with this approach, or could acquire more formal rights, such as statutory rights of way. With respect to funding, the costs of engineering and legal surveys are eligible costs as part of approved Flood Protection Program projects; however, the costs of acquisition of land and/or rights of way are ineligible. In closing, and on behalf of the three ministries involved, I would like to express appreciation to the District of Maple Ridge for providing management expertise and support for the affected property owners when the two improvement districts could not manage on their own. While some challenges remain, I strongly encourage Maple Ridge Council to accept the transfer of both the Albion and Maple Ridge Road 13 Diking Districts. This will eliminate a level of governance that no longer seems to be supported by the property owners in those areas. In addition, municipalities have broader powers to deal with the issues of land acquisition, management and cost recovery. These changes will facilitate the effective management needed to realize the public safety benefits provided by the dikes. If you require clarification of the above, please contact the following provincial staff. • Mr. Neil Peters, inspector of Dikes, Ministry of Environment (604 582-5260); • Mr. Glen Brown, Executive Director, Local Government Infrastructure and Finance, Ministry of Community and Rural Development (250 387-4067); or • Mr. Dwayne Meredith, A/Director, Strategic Mitigation Programs, Ministry of Public Safety and Solicitor General (250 953-4003). ...4 M Thank you again for writing. Yours truly, Doug Konkin Deputy Minister pc: Honourable Bill Bennett, Minister of Community and Rural Development Honourable Kash Heed, Minister of Public Safety and Solicitor General Honourable Barry Penner, Minister of Errvironment Marc Dalton, MLA, Maple Ridge -Mission His Worship Mayor Ernie Daykin, District of Maple Ridge Glen Brown, Executive Director, Local Government Infrastructure and Finance, Ministry of Community and Rural Development Dwayne Meredith, A/Director, Strategic Mitigation Programs, Ministry of Public Safety and Solicitor General Neil Peters, Inspector of Dikes, Ministry of Environment MAPLE RIDGE Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: June 25, 2010 FILE NO: E02-010-160 ATTN: Workshop Silver Valley - Larch Avenue and 236 Street Upgrades EXECUTIVE SUMMARY: At the Council Workshop of April 12, 2010, the planned transportation improvements for Silver Valley were presented. Included in the presentation were the planned improvements on 236 Street and the construction of Larch Avenue. While these improvements are expected to occur over time through development, Council asked that the potential acceleration of these improvements be examined. Of particular interest are improvements for pedestrians travelling to and from the park area at the south end of 236 Street. Larch Avenue is the planned major transportation link that will reduce vehicular traffic on 236 Street. It will also provide for an east west pedestrian link. Over the past weeks DK Bowins and Associates have been engaged to complete the detailed design of Larch Avenue, part of which is under District ownership. District staff and adjoining property owners are currently in discussions that could see the construction of Larch Avenue accelerated. While the construction of Larch Avenue will reduce the vehicular traffic on 236 Street and provide a safe east -west pedestrian corridor, the playing fields and new adventure park to the south will continue to be a pedestrian destination. As such the timing of improvements on 236 Street should be accelerated to the near term and an interim pedestrian pathway should be considered in advance of the future developments along the street. This report seeks Council's approval to include the construction of an interim asphalt walkway on 236 Street for consideration in the 2011 Business Plan. This report also seeks Council's support for working with the appropriate property owners to advance the completion of Larch Avenue. RECOMMENDATION: THAT an interim asphalt pathway along 236 Street be brought forward for inclusion in the 2011 Business Plan; and THAT staff continue to work with the appropriate property owners to advance the construction of Larch Avenue and that any funding implications to the District pertaining to Larch Avenue be brought forward for inclusion in the 2011 Business Plan. 4.2 DISCUSSION: a) Background Context: The Silver Valley Area Plan, adopted in 2002, includes a Transportation Section that identifies proposed transportation linkages both within Silver Valley and to and from Silver Valley. Earlier this year, following public feedback related to a proposed development, the planned transportation improvements were presented to Council. Included in the presentation were discussions on planned improvements on 236 Street and the construction of Larch Avenue. While these improvements are expected to occur over time through development, Council asked that the potential acceleration of these improvements be examined. With continued development in the Silver Valley Area, existing transportation corridors are periodically reviewed to ensure mobility and safety for all users. Over the past month, District staff have looked at improving pedestrian mobility and safety between existing developments emerging around the River Village and Municipal Park. Pedestrian and traffic counts were taken on two different days in May to assess the current transportation demand. Appendix 1 to this report shows existing pathways and the proposed improvements for Larch Avenue and 236 Street. Larch Avenue Larch Avenue is identified as an integral linkage between the Forest Hamlet, River Village and the intermediate neighborhoods within the OCP and Silver Valley Area Plan. This road linkage will transfer considerable traffic off of 236 Street. District staff are currently working with the adjacent developers to develop a detailed design to construct the road. DK Bowins and Associates, a local consultant, has been hired to complete the design. Under the Silver Valley Area Plan, Larch Avenue is to be constructed to a Local Collector Standard which requires a full 20m road dedication. Currently the Larch Avenue ROW varies in width from 10 to 20 meters; additional road dedication is required from properties which front onto Larch Avenue from the north. Two of the three northern properties currently have subdivision applications with the District at various stages. Through the two development processes (in progress) the full road dedication for Larch Avenue will be acquired for all but 45m. The remaining 45m section of Larch Avenue provides for the connection through to Balsam Street. Of the remaining 45m section, a 10m right-of-way is in the ownership of the District. Further negotiations are required with a single property owner to provide for the necessary right -of+ way to complete the road. The owners have been away for several weeks. Discussions are expected to continue upon their return in July. Part of the Larch Avenue right-of-way between 236 Street and Balsam Street is presently used as a horse trail. A recent pedestrian count indicates that approximately 10-20 people use this facility on an average weekday. However, under the OCP, the horse trail will be relocated to an alternative route. Larch Avenue once completed will include sidewalks for east -west pedestrian movements. Until Larch Avenue is completed, this trail will be maintained. Appendix 2 to this report identifies the preliminary concept for Larch Avenue. Based on current discussions, it is anticipated that Larch Avenue could be constructed in 2011. This may require a funding contribution from the District for part of the 45m section just east of 235 Street. Once the design is completed, it is anticipated that the cost distribution to all parties will be defined with any funding implications to the District being identified as part of the 2011 Business Plan deliberations. 236 Street 236 Street provides internal connections to the proposed Larch Avenue, Fern Crescent and access to the playing fields and the proposed commercial adventure site. Currently, 236 Street provides the main north -south connection to the intermediate neighborhoods south of the Forest Hamlet from Fern Crescent, the longer alternative being 239B Street to 130 Avenue. There are currently no pedestrian facilities along 236 Street between the playing fields and Larch Avenue. Under the Silver Valley Area Plan, 236 Street will be upgraded to Local Residential Road standard and the work will be performed as development occurs. Two properties on the west side of 236 Street have development applications at different stages. While part of the sidewalk will be constructed through these developments, the timing of the overall completion of 236 Street will be within 5 to 10 years. Approximately 15-30 people use this corridor on an average weekday. With the construction of the new adventure park, pedestrian usage of 236 Street is anticipated to increase, particular during the summer months and weekends. To improve pedestrian safety, infilling the 236 Street ditch along the east shoulder and constructing an asphalt pathway from Larch Avenue to Fern Crescent would provide an interim solution until the road is fully constructed through development. Most of the work can be utilized by the future development and the estimate cost is approximately $170,000, It is recommended that these funds be considered as part of the 2011 Business Plan deliberations. 132 Avenue Upgrade Another east -west pedestrian corridor is an existing gravel trail along the 132 Avenue alignment that winds its way down from 236 Street to the River Village Commercial District and Maple Ridge Park. Approximately 5-15 people use this facility on an average weekday. Upgrades to the existing trail could be completed by constructing a 3m asphalt recreational pathway. The pathway can be constructed for about $70,000 and would be a permanent solution for providing another accessible pathway between 236 Street, River Village Commercial District and Maple Ridge Park. Based on the analysis and proposed improvements in this report, staff are recommending that the work be examined in medium term Business Plans. b) Strategic Alignment: The Corporate Strategic Plan directs that the District maintain and enhance a multi -modal transportation network within Maple Ridge. The improvements outlined in this report provide for safety of pedestrians and cyclists as well as extends the connectivity of the current transportation networks. c) Citizen/Customer Implications: The improvements recommended in this report improves the safety of pedestrians and cyclists in the area. d) Interdepartmental Implications: The work will be coordinated with the various departments involved, including the Parks, Operations and Finance Departments. e) Business Plan/Financial Implications: The work is currently not in the 2010 Business Plan, but can be examined in the 2011 Business Plan. f) Policy Implications: This approach is consistent with on -going evaluation of road user needs. g) Alternatives: One alternative that Council could choose is to defer the improvements on 236 Street until they are constructed as part of the development of properties that front the street. CONCLUSIONS: This report seeks Council's approval to include the construction of an interim asphalt walkway on 236 Street in the 2011 Business Plan and direction to continue to work with the property owners to accelerate and advance the completion of Larch Avenue. Prepared by: Ste en Judd, PEng. M 1 ger of Infrastructure Development Reviewed by: w Wood, PhD., PEng. un-cipal Engineer Approved by: Frank Quinn, MBA, PEng..- Gen Manager: Public Wor &Development Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer SJ:mi APPENDIX 1 - Larch Ave Upgrade _i =�- Upgrade to Collectory y Pedestrian Use= 10-20/day Existing pathway to be maintained until completion 13i AV6 of Larch Ave Upgrade • _AW • - 236 St Upgrade - — River Village Install Asphalt Sidewalk h Commercial Zone Pedestrian Use = 15-30/day ,Ilk AVE Vehicle Volume = 2500-2800/day 132 Ave Upgrade Upgrade Multiuse Pathway Pedestrian Use = 5-15/day ! � .......... Adventure Park , ,•N, �__�. ` — - ".ti ..,..•. _ .. •, ` • ` Parking Lot I I _ Playing Field 1 i�r:. • 1 I I I -- 1 -130 AVE - -- DOGWG(X AVE APPENDIX 2 A _4 rim CA 9'KF; QT RCE. oz 0 0 z C) STREET PON A7m FIM 47W District of Maple Ridge Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: June 29, 2010 and Members of Council FILE NO: OPS100309 FROM: Chief Administrative Officer ATTN: Council Workshop SUBJECT: Maintenance of Landscaped Public Areas, Silver Valley EXECUTIVE SUMMARY: Development of low impact residential developments in Silver Valley is creating a legacy of Green Infrastructure from landscaped boulevards to open natural forest, innovative storm water facilities, integrated trail networks, pocket parks and open areas. The Parks Recreation and Culture Master Plan contemplates the Silver Valley area specifically. Local Area Servicing Plans have been established in several areas including the Maple Crest area. As development completes and residents move into the area, maintenance of these facilities reverts from the Developer to the municipality. Costs have been monitored in initial phases of the Silver Ridge Subdivision and comparisons have been made to the funded base level of maintenance provided throughout Maple Ridge. Calls have been received from residents of this area requesting enhanced maintenance and we are ready to discuss these additional maintenance costs. RECOMMENDATION: That staff be directed to prepare a Local Area Servicing Plan for the maintenance of enhanced landscaped areas in Silver Valley, for discussions with the residents, that would consider a Local Area Levy for additional maintenance costs above the base level. DISCUSSION: a) Background Context: Residents of Maple Ridge are proud of their neighbourhoods and take great pride in the appearance. In many cases the residents are maintaining areas beyond the immediate frontage of their homes. The Maple Crest Local Area Service Bylaw offers an approach which provides for enhanced maintenance of boulevards, trails and common areas. Residents voted in favour of this approach and funds collected are applied to enhanced maintenance of the area. b) Maintenance Options: Three Maintenance Options are being prepared to present to the area residents; 4.3 1. Basic maintenance are services currently provided and include safety items such as sight line, drainage water flow and trip hazard removal. This would not allow for maintenance of developer installed landscape foliage or boulevard grass. Areas would be allowed to naturalize to a rural standard. 2. Enhanced Landscape Maintenance of all public eco swale storm facilities, green belt, open areas, trail networks, landscaped medians, enhanced entry points and pocket parks. This would also include lawn care on specified boulevard locations and specified trail maintenance. The estimated costs to each property to provide this level of service would depend on the number of properties defined in the Local Area Service. 3. Combination of Resident and Municipal enhanced landscape maintenance by implementing a Boulevard Maintenance Bylaw (District wide) that would obligate residents to maintain boulevards adjacent to their homes to a predetermined standard. With a Boulevard Maintenance Bylaw in place, a local area plan would provide additional maintenance for areas not adjacent to people's homes. This would include Landscape Maintenance of specific eco Swale storm facilities, green belt, open areas, trail networks, specific landscaped medians, enhanced entry points and pocket parks. Lawn care on separated boulevard locations and specified Trail Maintenance. c) Maintenance Options Discussion: The following outcomes are foreseen depending on the option chosen; 1. Basic maintenance over a long period of time will result in a rural un-manicured.look. The fundamental drainage filtering process and ecological balance will continue. 2. Enhanced Landscape Maintenance is a long term proposal which will provide professional landscaping services and a consistent look to the subdivisions similar to their current state. The fundamental drainage filtering process and ecological balance will continue. 3. Combination of Resident and Municipal is a long term proposal which will provide professional landscaping services and a consistent look to the common areas of the subdivisions similar to their current state. Some inconstancies may be evident as each resident maintains the boulevards adjacent to their property. There may be locations where residents are unwilling or unable to maintain adjacent boulevards and enforcement of the Boulevard Maintenance Bylaw could be required. The fundamental drainage filtering process and ecological balance will continue. d) Financial Discussion: 1. Cost of enhanced maintenance is not insignificant in comparison to other basic municipal services. Based on current and projected expenditure an increment package could be requested in 2011 to meet the needs of the subdivisions now in place and those reverting to the Municipality this year. At build out of all phases in Silver Valley the estimated annual costs will increase. 2. Current maintenance costs are unfunded and are being supported by existing General Revenue maintenance accounts in Operations and Parks Departments CONCLUSION A bylaw similar to the Ocal Area Service Bylaw in Maple Crest is proposed for Silver Valley. This report recommends thpt aPraft bylaw be prepared and that discussions with the residents be held to help determiy.e-a�co se o ction for Landscape Maintenance for Silver Valley subdivisions in 2011. Prepared by: Russ Carmichael AScT, Eng.L r Director of Engineering Operations Prepare David Boag Director of Parks and Facil l Approved by: Frank Quinn, MBA, P.Eng Gener I Manager Public Works and Development Services ed by: Mike Murray General Man er Community Development, Parks and Recreation Concurrence: J.L. (Jim) Rule Chief Administrative Officer Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer Business Class Property Taxation EXECUTIVE SUMMARY: DATE: June 28, 2010 FILE NO: ATTN: Council Workshop It has been the practice of this municipality to review our tax rates to make sure that they are reasonable in relation to other municipalities in our area. A review of the tax rate assessed against Residential Class 1 was reported on at the last Council Workshop, and a comparison of our Heavy Industrial Class 4 tax rate will follow in the coming weeks. This report examines the tax rate assessed to Business Other, Class 6 properties. RECOMMENDATION: Receive for information. DISCUSSION: There are a number of ways of looking at the taxes assessed against properties. One way is to review the tax rates to see where the District ranks in comparison to other municipalities. While this type of analysis is straightforward to accomplish, it does not account for the difference in assessed property values from jurisdiction to jurisdiction. Another method is to review the tax rate assessed against one class, as compared to another class. In this case, the Business Class 6 rate is compared to the Residential Class 1 rate using a ratio that is referred to as the tax "multiple". While this method looks at the relative tax burden amongst classes, it does not account for variable assessment value changes amongst property classes. A third method for comparison is to look at like businesses in different municipalities and to compare the actual tax burden. This report looks at the District's Business Class 6 tax rate from these three perspectives. Municipal Tax Rate Comparison All other things being equal, one would expect municipalities with high property values to have the lowest tax rates and municipalities with lower assessed values would have higher tax rates. This is confirmed with West Vancouver, which has the lowest Business Class 6 tax rate, and Mission which has one of the highest tax rates. There are some anomalies, such as Vancouver, which has a tax rate that is close to the tax rate in Maple Ridge even though property values are much higher in Vancouver. This may be one of the reasons why Vancouver has transferred some of the commercial tax burden to the Residential Class. In addition, Coquitlam has the highest tax rate and property values are higher than those in Maple Ridge. Of the twenty Lower Mainland Municipalities surveyed this year, the District's Business Class 6 tax rate of $11.74 per $1,000 of assessed value ranked as being the seventh highest. In 2009, at a rate of $11.75, the District ranked as having the eighth highest Business Class 6 tax rate; and, in both 2008, at $11.12, and in 2005 at $14.24, the District's Business Class rate ranked as being seventh highest. Figure 1: Business Other, Class 6 - 2010 Municipal Property Tax Rates 2010 2009 2008 Business Business Business Municipal Municipal Municipal Municipality Tax Rate Tax Ratet Tax Ratet West Vancouver 4.83530 4.91 4.70 Surrey*** 7.37976 8.15 6.80 Richmond 8.36391 8.25 7.90 Langley, City 8.53380 9.10 7.90 North Vancouver, District 8.63395 9.02 8.60 Langley, Township 9.12880 9.09 6.30 White Rock 9.30372 9.37 8.30 Chilliwack** 9.59601 10.36 10.00 Vancouver 9.78076 10.35 10.80 North Vancouver, City 9.79800 9.78 9.10 Port Moody 9.83430 9.99 9.60 Burnaby 10.02960 9.92 9.40 Delta** 11.05139 11.86 10.30 Maple Ridge 11.74030 11.75 11.10 Pitt Meadows 12.07500 12.06 11.50 Port Coquitlam 12.42790 13.71 11.60 Abbotsford* 13.57371 16.82 11.70 New Westminster 14.27050 13.96 13.80 Mission* 14.94560 16.00 13.50 Coquitlam 15.03180 14.58 13.20 *rate averaged; rate dependent on the location of the property **rate averaged; land and impts taxed at different rates ***rate + $161 drainage charge $rates rounded and are as reported in previous reports to Council Tax Multiple Comparison The tax multiple looks at the relative tax burden against Business Class 6 as compared to Residential Class 1. The term "multiple" is often used to represent the ratio of the property tax rate for a particular class or type of property where the property tax rate for the Residential Class is considered 1.0. Therefore, the "Business Class multiple" would represent the ratio of the tax rate for the Business Class to the Residential Class. The calculation is done by taking the Business Class rate of property taxation and dividing it by the Residential Class rate. A Business Class multiple of 3.0 would mean the rate applied to the Business Class is 3.0 times more than the Residential Class rate. Recently, this has been referred to in the media as the "property tax gap". The main weakness of this indicator is that it is greatly affected by varying market value fluctuations between the classes. In 2010, the assessed value for residential properties went down by about 4.0%. As a result, the District's Residential tax rate went up to $3.91 per $1,000 of assessed value; an increase of approximately 9.6%. Assessed values for commercial properties increased only slightly. The Business Class tax rate did not change much, decreasing slightly to $11.74. The District's tax multiple in 2010 is 3.0. This does not mean that we have given the businesses fairer treatment, just that we adjusted the rate for market value fluctuations. In the end, the average properties in both classes received the same tax increase. In 2010, the District's tax multiple of 3.0 was again fourteenth highest of the twenty municipalities surveyed as it ranked in 2009. The 2010 ranking is below the average tax multiple of 3.2 of the surveyed municipalities. In 2008, the District's multiple was twelfth highest, and in 2005 it was ranked as eleventh highest. Figure 2: Business Other, Class 6 - 2010 Multiples, based on General Municipal Rates Municipality West Vancouver Langley, City Chilliwack** White Rock Abbotsford* Langley, Township Maple Ridge Surrey*** Port Moody Delta** Port Coquitlam Mission* North Vancouver, District Pitt Meadows Richmond New Westminster North Vancouver, City Burnaby Vancouver 2010 Business Municipal Tax Rate 4.83530 8.53380 9.59601 9.30372 13.57371 9.12880 11.74030 7.37976 9.83430 11.05139 12.42790 14.94560 8.63395 12.07500 8.36391 14.27050 9.79800 10.02960 9.78076 2010 Residential Municipal Tax Rate 2.31820 3.88440 4.44716 3.77760 4.90816 3.20283 3.91240 2.46040 3.29200 3.51913 3.83430 4.69647 2.60146 3.59340 2.41731 3.82410 2.48982 2.58670 2.14861 Coquitlam 15.03180 3.20770 *rate averaged; rate dependent on the location of the property **rate averaged; land and impts taxed at different rates ***rate + $161 drainage charge $ as reported in previous reports to Council 2010 Multiple 2.1 2.2 2.2 2.5 2.8 2.9 3.0 3.0 3.0 3.1 3.2 3.2 3.3 3.4 3.5 3.7 3.9 3.9 4.6 4.7 2009 Multi le 2.3 2.5 2.5 2.7 2.7 3.1 3.3 3.6 3.3 3.3 4.0 3.9 3.7 3.6 3.5 3.8 4.1 4.0 4.8 5.0 2008 Multi le 2.4 2.3 2.5 2.8 2.9 3.1 3.3 3.2 3.4 3.2 3.6 3.5 3.6 3.7 3.4 3.8 4.1 4.0 5.1 5.0 Business Class 6 Municipal Portion of Prooefty Taxes Comparison Finally, the municipal portion of the dollar impact on a Business Class 6 taxpayer is examined. The main difficulty with this comparison is that it is difficult to determine comparable businesses from jurisdiction to jurisdiction. The values used in this analysis are from BC Assessment. They use a number of factors in determining assessed values for commercial properties, including applied market rent, income, and other factors and a significant amount of variability can follow. Nonetheless, we did look at three different business types from a selection of seven municipalities, including the District, as follows: 1. Food store: a typical well -located large format store occupying space as a primary anchor tenant in a strip retail centre. 2. Commercial Retail Unit (CRU) retail: a retail unit located in a strip retail centre, such as a video store, dollar store, clothing retailer, and other general household retailers. 3. CRU retail/restaurant: a restaurant unit located in a strip retail centre, such as Starbucks, bagel shops, Subway, etc. In 2010, the municipal portion of the District's tax bill for the Food store is ranked as third highest, as it was in 2009, 2008 and 2005. In 2010, the municipal portion of the District's tax bill for the CRU retail unit dropped to fifth highest; while in 2009 and 2008, it was ranked as second highest and in 2005, it was third highest. In 2010, the municipal portion of the District's tax bill for the CRU retail/restaurant ranks as second highest as it was in 2009, 2008 and 2005. Figure 3 illustrates what each type of commercial operation would pay in municipal taxes in each of the seven municipalities in 2010. Figure 3: Municipal Property Taxes, Comparable Business Types 2010 160,000 140,000 120,000 100,000 80,000 60,000 40,000 20,000 ■ Coquitlain r Mission 4 Maple Ridge ■ Burnaby d Langley a N Van, City ■ Surrey— — Municipal Property Tax Bill - 2010 —"rood Store Average: 105,468 Median: 104,531 CRU Retail CRU Retaii/Rutaunnt Average: 5, 576 Avenge: 6,089 Median: S,209 Median: S,626 —111111111om, Emi.I - Food Store CRU Retail CRU Retail/ Restaurant 156,666 8,312 91139 126,561 — — 6,718 — — 51598 106,519 4,995 if 6,357 104,531 5,546 61098 95,143 4,563 5,323 76,588 5, 209 5,626 72,268 3,686 4,481 Figure 4 illustrates what each type of commercial operation would pay in municipal taxes in each of the seven municipalities in 2009. Figure 4: Municipal Property Taxes, Comparable Business Types 2009 Municipal Property Tax Bill - 2009 160,000 Food Store 140,000 �Medl.,,O` 12a,aoo 100,000 $0,000 60,000 CRU Retail CRU Retail/Restaurant 40,000 Average: 5,107 Average: 5,897 Median: 5,200 Median: 5,616 20,000 Food Store CRU retail CRU retail/ restaurant • Coquitlam 123,467 7,288 7,895 i • Mission 121,456 5,207 5,786 �v Maple Ridge 92,421 5,455 6,365 ■ Burnaby 87,245 4.959 5,372 - - • Langley 79826 4,740 5,469 i •A N Van, City 76,451 5,200 5,616 a1 Surrey - - - - 71,612 Zs" 4.771 Figure 5 illustrates what each type of commercial operation would pay in municipal taxes in each of the seven municipalities in 2008. Figure 5: Municipal Property Taxes, Comparable Business Types 2008 Municipal Property Tax Bill - 2008 160,000 Food Store 140,000 Average: $85,963 120000 Median: $82,871 , 100,000 80,000 60,000 40,000 20,000 • Mission ■ Coquitlam • Maple Ridge ■ Burnaby to Langley ■ N Van, City Surrey Food Store 113,338 111,899 87,460 82,871 75,687 70,842 59,644 CRU Retail Average: $4,723 Median: $4,818 CRU retail 4,859 6,605 5,162 4, 710 4,494 4,818 2,414 CRU Reteill/Restaurant Average: $5,43S Medlen: $6,204 CRU retail/ restaurant 5,399 7,156 6,023 5,103 5,186 5,204 3,976 Figure 6 illustrates what each type of commercial operation would pay in municipal taxes in each of the seven municipalities in 2005. Figure 6: Municipal Property Taxes, Comparable Business Types 2005 Municipal Property Tax Bill - 2005 16a,orna Food Store Average: $84,624 Median: $84,705 120,000 100,000 I 80,000 60,000 CRU Retail CRU Retail/Restaurant 40,000 - Average, $4,721 Average: $5,420 Median: $4,81 Median $S,45i 20,000 Food Store CRU retail CRU retaA/ restaurant Ecoquklam 115,599 6,823 7,392 ■ Mission 102,997 3,680 4,416 ■ Maple Ridge 87,076 5,354 6,425 ■ Burnaby 84,705 4,815 5,216 - ■Langify { 76,716 { 4,361 5,451 ■Nvan, City 66,775 5,515 5,956 f Surrey 58,501 2,497 3,085 CONCLUSION: It is important for the District of Maple Ridge to review its tax rates to make sure that they are reasonable in relation to other municipalities. This is not a simple task and each indicator has its own strengths and weaknesses. That is why we look at a variety of indicators over a period of time. The District's Business Class 6 tax rate in 2010 is seventh highest of 20 surveyed municipalities, as it also ranked in 2009 and 2008. This is not unexpected as most municipalities in the survey group have higher property assessment values. It is noteworthy that tax rates in Coquitlam, Port Coquitlam and New Westminster are higher than the District's, even though those communities likely have assessed values higher than those in Maple Ridge. The District's current Business Class 6 multiple continues to rank lower than average. In 2010, assessed values for residential properties went down and the tax rates increased, while the assessed values of commercial properties increased and the tax rates decreased slightly. Tax rates were adjusted for market value changes, and in the end, the average properties in both classes received the same tax increase. With respect to actual municipal taxes, Maple Ridge is above the median when compared to neighbouring communities. In 2010, when compared to a selection of municipalities, the District ranked third highest for grocery chain units, as it did in 2009 and 2008. In 2010, for retail units, the District's ranking dropped to fifth highest from second highest in 2009 and 2008. In 2010, for retail -type restaurant units, the District again ranked as second highest as it did in 2009 and 2008. Overall, our data indicates that the District's Business Other, Class 6 tax rates are comparable with other lower mainland municipalities. ...'_04 J Prepared by J cqui ergmann Research Technician Approved by: Paul Gill, BBA, CGA General Manage , C rporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer :jgbb r Deep Hoots Greater Heights TO: FROM: SUBJECT District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer Solar Hot Water Ready Regulation EXECUTIVE SUMMARY: DATE: June 28, 2010 ATTN: Council Workshop The Provincial Government has drafted a regulation that specifies building standards surrounding the accommodation of future installation of solar hot water systems for water heating. The regulation will allow local governments to require new single family homes to be constructed to allow for easy installation of solar hot water systems. The deadline for inclusion in the regulation is August 1, 2010. The regulation will make future installation of these systems more cost-effective for homeowners, and is in alignment with the District's evolution toward becoming a more sustainable community. RECOMMENDATION(S): THAT the District of Maple Ridge request to be included in the British Columbia Solar Hot Water Ready Regulation; and THAT staff forward the related Council resolution to the Provincial Government by August 1, 2010. DISCUSSION: a) Background Context: Solar Hot Water Ready "Solar Hot Water Ready" refers to a building that has been designed and constructed to maximize the solar potential and accommodate easy installation of a solar hot water system. In particular, a conduit is placed for future wiring and plumbing requirements, and an area is designated for a solar collector to facilitate installation of a solar water heating system at a later date. Ideally, the roof is oriented to maximize solar potential. A few of the benefits are: Installation cost savings - Preparing a home for solar hot water heating is easier and less expensive during initial construction than it is post -construction. When a homeowner makes the decision to install the solar hot water heating system, a few preparations during initial construction can substantially reduce costs during final installation. Most homes now come with a roughed -in built-in vacuum system - roughed -in solar -readiness has the same benefits, and probably less piping. Homeowners don't have to add a vacuum, or a solar system, but the internal framework is there; Page 1 of 8 4.5 System effectiveness - since roof orientation is taken into consideration during the building and design process, the solar potential of the system can be maximized, delivering the best potential energy savings. Rate protection - Solar hot water in a residential home in Maple Ridge will likely offset natural gas as a fuel source. According to the British Columbia Utility Commission, natural gas prices have increased an average of 12% per year since 1998.1 A solar hot water system easily pays for itself over its lifetime, and protects owners from future rising fuel costs. Aesthetics - The aesthetic look of a system added to a solar ready home may be more appealing, since related plumbing and electrical wires will be hidden inside the walls as opposed to running outside the building. Does solar hot water heating make sense? Many of today's homeowners may not be ready to take advantage of solar for a variety of reasons. They may wish to wait until the local solar industry matures. They may be unsure about how well the system will perform. Today's concerns will be resolved with time. However, a house built today should last for several decades, so continuing to build non -solar -ready expands a housing stock that is less able to take advantage of established and future renewable energy technologies. Houses built solar -ready today could save future homeowners from having to rip out walls and ceilings for solar or other energy technologies for years to come. Does solar hot water heating make sense in Made Ridge? Many people think that BC is not a good place for solar because of the weather, but this is a myth. Maple Ridge has substantial capacity to benefit from solar hot water technology. Since the supply of solar energy comes from light generated by the sun, rather than from direct sunlight, even cloudy days can provide enough energy for up to 60 percent of domestic hot water needs, according to SolarBC1. Despite the general perception that solar power is not viable in "rainy Haney," Natural Resources Canada2 research indicates that the District's solar potential (983 kWh/kW - see Appendix A) exceeds that of Berlin, Germany and Tokyo, Japan - two of the leading cities worldwide for installed solar capacity. Appendix B shows the extent of Canada's adoption of solar energy in relation to other countries, per 1,000 inhabitants, well below countries with equivalent or lesser solar potential. A local example of solar efficiency is the Leisure Centre. During February of this year, when we had clear skies and temperatures of 15 degrees Celsius, the solar system was regularly providing a water temperature rise of 9 to 12 degrees Celsius for the pools and domestic hot water. During this time, the domestic hot water preheat tank was preheated to 42 degrees Celsius using only solar energy by about noon each day, at which point the heat pump was no longer required. This is at no additional cost and zero emissions. Solar Hot Water Readv Regulation This regulation is part of the overall "greening" of the BC Building Code. It was developed with the input of solar industry experts, building officials, and Natural Resources Canada. A key consideration was the cost-effectiveness of initial construction, while maximizing future cost saving potential. The regulation provides consistent provisions across BC for those communities who choose to adopt it. 1 Source: SolarBC website www.solarbc.ca; SolarBC is administered by BC Sustainable Energy Association and sponsored by Natural Resources Canada ecoACTION and the Province of British Columbia. 2 Source: Natural Resources Canada website https://glfc.cfsnet.nfis.org/mapserver/pv/municip.php?n=2165&NEK=e Photovoltaic potential and solar resource maps of Canada. Page 2 of 8 The regulation is optional, recognizing that not all communities will benefit from solar hot water technology due to various limitations including weather restrictions, excessive shading and other challenges. The regulation will result in a reduced system cost at final solar panel installation, and supports local governments and individuals who wish to embrace green technologies, reduce greenhouse gas emissions, and increase energy efficiency. Municipalities have until August 1, 2010 to forward a Council resolution opting in to the regulation, to be included in the list of local government jurisdictions that will require new single family homes to be built to accommodate future installation of a solar hot water system where applicable. We are in discussion with the Province as to when the proposed requirement would come into effect; at present, they are analyzing feedback collected from a public review. They have committed to providing lead-in time to allow those who use the code to prepare for the changes. Other local governments are in various stages in dealing with the regulation. The status as at mid - June according to staff in these jurisdictions is as follows: Langley Township Council resolution to adopt regulation forwarded to Province Port Coquitlam Staff recommending inclusion; Council likely to endorse North Vancouver, City Staff recommend, public comments being accepted; Council likely to endorse North Vancouver, Dist Staff recommend; Council likely to endorse Mission Staff recommending inclusion; Council likely to endorse Coquitlam At staff report stage, will not recommend Inclusion now, but will recommend a further look once other policies (right -to -light) in place Delta Staff recommending inclusion; Council consideration on June 28 Surrey Staff will recommend; no Council report yet Pitt Meadows Went to Council as correspondence; no further action likely Burnaby Will not opt in Whistler Public comments accepted to June 24; Council positive and will consider on July 6 Vancouver Solar hot water ready is required b) Desired Outcome: A community that is enabled to take advantage of alternative fuel sources in a cost-effective manner, thus reducing overall greenhouse gases and the use of non-renewable resources. c) Strategic Alignment: The Corporate Strategic Plan refers to being among the most sustainable communities in the world, and working toward achieving carbon neutrality. Signing on to this regulation illustrates the District's leadership in progressing toward these goals. It also states that a key strategy is to promote individual responsibility for the stewardship of natural resources. This regulation will support those individuals by providing a more cost-effective path to renewable energy use. d) Citizen/Customer Implications: Encouraging solar hot water heating in residential homes by requiring the supporting elements to be built in during construction will result in a more cost-effective outcome for homeowners who elect to add solar hot water systems to their homes. It also helps mitigate the risk exposure to uncertain future energy costs. Page 3 of 8 The additional cost to make a house solar -ready ranges from $200-$5003, or less than one -tenth of one per cent of the new home price. This includes labour, conduit, accommodation and design requirements for future installation of a solar hot water system. The District would need to communicate with the development community to ensure the new regulation is understood, from both rationale and implementation perspectives. Many houses are now constructed with roughed -in vacuum systems and roughed -in secondary suites. Roughed -in solar readiness provides additional flexibility and potential cost savings for a relatively low cost. e) Interdepartmental Implications: If the District chooses to opt in to the regulation, Planning and Licenses, Permits and Bylaws staff will need to be informed of the regulations and related implementation issues. They will need to work with the development community on the implementation of the regulation. They will also need to determine guidelines to assess those properties where solar may be inappropriate and may require exemption from the regulation. Consideration to building siting and placement to orient roof surfaces towards the sun should be addressed to maximize the solar potential of homes. f) Business Plan/Financial Implications: Departments with staff involved in the implementation of this regulation will need to ensure they have the capacity to become knowledgeable in the code requirements. This is not expected to require additional funding, but may require an allocation of staff time. g) Policy Implications: Greenhouse Gas Reduction The District of Maple Ridge has adopted a greenhouse gas reduction target of 33% by 2020 from 2007 levels, and by 80% by 2050. Adopting the Solar Hot Water Ready Regulation will help to reduce the cost of homeowners' solar hot water system- installations, thereby encouraging this practice and reducing community greenhouse gas emissions. Tree Preservation The regulation is not intended to take precedence over preservation of surrounding trees. Properties may be exempted from the provision where tree (or building) shading does not allow for a suitable future mounting location for solar hot water panels. Building Orientation The placement of solar panels in relation to sunlight has a significant impact on the effectiveness of the system. The Town Centre Development Permit Area Guidelines suggests buildings be situated to capitalize on daylight and solar opportunities, and such that shading of surrounding buildings is avoided. Future regulations should continue to protect and encourage solar opportunities throughout the community. h) Alternatives: • Council may choose to do nothing with the recommendation, in which case Maple Ridge will not be included in the list of local government jurisdictions requiring Solar Hot Water Ready construction for new single family homes. If Council chooses this option, construction of new homes may not be built to accommodate future installation of solar hot water systems, and homeowners who wish to install them will pay a much higher cost than if the issue had been addressed at the time of construction. In addition, the overall efficiency of the system may 3 Source: British Columbia Ministry of Housing and Construction Standards; Solar Hot Water Ready for Single Family Homes; May 2010, $300-$500; SolarBC pilot projects, $200-$350; Specific examples: NRCan pilot project (2008) in St. Thomas, Ontario for 80 homes was $350 per home; Koo's Corner, a 6-unit infill project in Vancouver was $200 per unit. Page 4of8 never reach its potential, given that roof orientation and shading considerations were not addressed pre -construction, and the aesthetic look of the system may be less appealing than if the home had been built solar hot water ready. • Council may choose to delay making a decision until after the August 1, 2010 deadline has passed. It is not known if or when the Province may issue a second call for inclusion in the regulation. • Council may choose to not opt in to the regulation. In this case, the District cannot require that houses be built to accommodate future solar hot water systems. The consequence for future homeowners who wish -to install such systems is a much higher cost post -construction to prepare the home to accommodate solar energy. This, combined with the uncertainty of the cost and repair work, ma,y discourage these otherwise -willing homeowners from taking advantage of renewable solar and its related benefits. CONCLUSIONS: The District of Maple Ridge has demonstrated, through the Official Community Plan, Corporate Strategic Plan, Sustainability Action Plan, Greenhouse Gas Emissions Reduction Targets Bylaw, and other policies and bylaws, that it is committed to developing a sustainable community. The Provincial Government has drafted a regulation that provides consistent provisions for those communities who wish to voluntarily opt in. In doing so, Maple Ridge would be providing homeowners with a more cost-effective opportunity to harness solar power and reduce the use of non-renewable resources, while mitigating their risk exposure to future natural gas and electricity pricing increases, and adding less than one -tenth of one per cent to the cost of the home. Prepared by: f a Benson, CMA Manager of Sustainability and Corporate Planning Z, f � Approved by: Frank Quinn, MBA, P.Eng General Manager: Public W6rksDevelopment Services S � Concurrence: J.L. (Jim) Rule Chief Administrative Officer Page 5 of 8 Appendix A Photovoltaic municipal rankings in terms of yearly PV potential (for South - facing PV panels with latitude tilt) Major Canadian cities and capitals Yearly PV Municipality potential (kWh/kW)* Regina (Saskatchewan) 1361 Calgary {Alberta} 1292 Winnipeg (Manitoba) 12771 Edmonton (Alberta) 1245j Elkford (SC hotspot) 12361 Ottawa (Ontario} 11_98 Montreal (Quebec) _ 1185 Toronto (Ontario) 1161 Fredericton (New 1145. Brunswick) Quebec (Quebec) 11341 Charlottetown (Prince 1095 -- _ Edward Island) Yellowknife (Northwest. 1094 _ Territories) Victoria (British Columbia) 1091 Halifax (_Nova Scotia) 1074 j lgaEi;t (Nunavut) J 10591; Vancouver (British 1009 Columbia) Maple Ridge !� 983� Whitehorse (Yukon) 9601 St. John's 933 (Newfoundland/Labrador) Major cities worldwide Yearly PV City potential (kWh/kW)* Cairo, Eqyptl V�1635 Capetown, .South Africa) 1538 New Delhi, India 1523 Los Angeles, U.S.Al 1485 1 Mexico City, Mexico! 1425 Regway, Sask (Canada's 1384 hotspot) Regina, Saskatchewan 1361 j Sydney, Australla; I Rome, Italyl _1343 1283 Rio de Janeiro, Brazill 1253 Ottawa, Canada _ 1198 Beijing, China, 1148 Washington, D.C., U.S.A. 1133 [ Maple Ridge 983 Paris, France; 938 St. John's, 933 Newfoundland/Labrador_ Japani _Tokyo, _Berlin, Germany -- — _885 848 Moscow, Russia 803 London, England 728 *Kilowatt hours of photovoltaic electricity generation potential per kilowatt of photovoltaic installed power capacity (the electricity that can be generated by grid -connected photovoltaic arrays without batteries) Page 6 of 8 Appendix C Figure 131: Total capacity in operation at the end of 2008 in KWth per 1,000 inhabitants4 ,7 40U 350 300 L 250 200 ISO 100 SO 0 Total capacity 2008 per 1,000 inhabitants [LR4r Th/1,0,00 inh.] 0 Ln N u^1 N NN N 02 uivaer9r.N—� 1q n n^�n 7n q 5 nM V in:1 � JII Q ` Ac rV `S ^te rn M N N 'V 'V N «-i - - .-:- r ArA - — — .— - - -I I rrra --r -r-- G 0, c 3 2�ij�?xm'mm�*- 3c�n`SQ:3'f- c^t Q52 s :mz w� XLn Figure 132: Annually installed capacity in KWth per 1,000 inhabitants4 Installer! capacity [kWa,/a/1,000 inh.] i£s.0 ? 0 ■ Rdcie East China 1-- _I Australia + New Zealand ■ Europe 00 _ �f Central and south Arrer ca Africa 15.- _ 14 0 []Japan JBUnited States+Canada via 13.0 12.0 11.0 10.0 --- 9.0 7•0 6.0 5.0 4.0 I 3.0 20 1.0 ... 0.0 . 2000 2001 2002 2003 200-1 2DJ5 2006 2007 20L18 Middle East: Israel, Jordan Africw Namibia, South Africa, Tunisia,. Zimbab ve Central &'SLUth America: Barbados, Brazil, Chile, Mexico, Uru--3i Asia, India, South Korea, 9aiwar, Ti-ailar� EL.rope: EU 27, Albania, Macedonia, Ncrvidy,. G.erseas ©ep ofFrarce, Switzerlard, Turkey 4 Source: Solar Heat worldwide - Markets and Contribution to the Energy Supply 2008; 2010 Edition; International Energy Agency; (data for flat -plate and evacuated tube collectors) Page 7 of 8 Appendix C Existing dome: Typical System Cost S6.900 LESS SolarBC paint of sale" S2MO - BcoEner y Rebate 1,2 - LivesmartBC Rebate S 125 - FortisBC customers S 300 Final Cost tO CUStOrner S1225 Or a SolarBC zero interest loan appro 00 / month for 5 years suppormd by f®a '-=--:-64W . g, _ w VMS supported by i7i7s�[ SSki 4f • Collectors absorb light from h the sun • Fluids circulate the Collected heat to a storage tank _ .. • beat is transferred to they water in the storage tank ,._ so r,ousr • Preheated water is sent tos gs`' the domestic water tank ready for use. 5ula: staragu lank Page 8 of 8