HomeMy WebLinkAbout2011-05-16 Workshop Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL WORKSHOP AGENDA
May 16, 2011
9:00 a.m.
Blaney Room, 1St Floor, Municipal Hall
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
May 16,201
Closed Council following Workshop
Committee of the Whole Meeting 1:00 P.M.
1. ADOPTION OF THE AGENDA
2. MINUTES -May 9, 2011
3. PRESENTATIONS AT THE REQUEST OF COUNCIL
4. UNFINISHED AND NEW BUSINESS
4.1 Reserves
Staff report dated May 16, 2011 providing an overview of the District's financial
resources.
4.2 Contract Award: Building Demolition (Various Locations)
Staff report dated May 16, 2011 recommending that the contract for the
demolition of structures situated on Municipally owned property in the 22600
Block of 119 Avenue and Selkirk Avenue be awarded to T&T Demolition Ltd. and
that the Corporate Officer be authorized to execute the contract.
Council Workshop
May 16, 2011
Page 2 of 3
4.3 Discussion on Amenity Zoning
Staff report dated May 9, 2011 recommending that further discussion be deferred
or that staff be directed to incorporate zoning for amenities into the Zoning Bylaw
review.
Forwarded from the May 9, 2011 Council Workshop
4.4 Area Planning Prioritization Report
Staff report dated May 16, 2011 providing an overview of the Official Community
Plan policies and the Comprehensive Strategy contained within the plan for area
planning.
5. CORRESPONDENCE
0-1
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
8. ADJOURNMENT
Checked by: & l
Date: I I
Council Workshop
May 16, 2011
Page 3 of 3
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 for a position 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 municipal 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 property 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 enforcementif 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 affectingthe 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 privilege, 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 under section 21 of the Freedom of Information and Protection of Privacy Act;
(k) negotiations and related discussions respecting the proposed provision of a municipal 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 annual report under section 98 [annual municipal
report]
(m) a matter that, under another enactment, 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
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
Reserves
EXECUTIVE SUMMARY:
DATE: 16-May-2011
FILE NO:
ATTN: Council Workshop
This report is intended to provide an overview of the District's financial resources. They are
grouped into four categories:
1. Accumulated surplus (revenue funds). This is the cumulative balance of excess revenues
over expenses and net transfers to reserves.
2. Reserve funds. These allocations are established by bylaw to hold financial assets for
specific purposes, typically capital.
3. Reserve accounts. These allocations represent discretionary appropriations of surplus
established to meet business needs as directed by Council.
4. Restricted revenues. Monies collected from others and in return, we are obligated to
provide specific services.
The amounts on Schedule "A" detail the balances in each of these categories. At the end of 2010,
the balance in the accumulated surplus (revenue funds), reserve funds and reserve accounts
totalled $56.8 million and we had a further $37 million in restricted revenues.
RECOMMENDATION:
This report is submitted for information only
DISCUSSION:
The District of Maple Ridge has financial resources that have been summarized on the attached
Schedule "A". Some of these resources are subject to legislation in the Community Charter while
others are not. As part of our financial planning process detailed projections are done for key
reserves to ensure that the available resources can support the planned activities.
The resources can be categorized as follows:
1. Accumulated Surplus (Revenue Funds)
The District's business is comprised of three major cost centres: General Revenue, the Sewer
Utility and the Water Utility. The excess of revenues over expenses and net transfers to reserves
for each cost centre flows to the accumulated surplus balance. The accumulated surplus
balance in the revenue funds at the end of 2010 is $11.3 million. Of this amount, $6.15
million relates to the sewer and water utilities and, as per Council's rate stabilization policy,
these balances have been used to mitigate the impact of regional rate increases to our rate
payers. The general revenue fund has an accumulated surplus amount of $5.15 million and
4A
Page 1 of 7
can be used to provide funding for extraordinary one-time items in line with Council's financial
sustainability policies.
2. Reserve Funds
Reserve funds are established by bylaw and hold financial assets for specific purposes,
typically for capital investment. Once a reserve fund has been established, the funds in it can
only be used for the purposes noted in the establishing bylaw and any use of the funds must be
authorized in the Financial Plan Bylaw.
The following provides a brief summary of the District's reserve funds:
Local Improvement
The balance in this fund is comprised primarily of monies returned to us by the
Municipal Finance Authority (MFA) when debt was retired for which sinking fund
monies had been held. These funds are intended to be used for local capital
improvement projects where a community benefit is derived and a municipal
contribution is deemed necessary.
ii). Equipment Replacement
Each year we transfer monies to this reserve in recognition of the fact that the
equipment in use today will need to be replaced in the future.
iii). Capital Works
The capital works reserve provides for future capital investment. Each year 1% of
general taxation is credited to the reserve along with fixed transfer amounts of
approximately $200,000 as well as 75% of the proceeds from any land sales. Our
practice is to retain a minimum balance of 10% of the prior year's taxation in order to
have some funds available in the event of an emergency. Based on the current
projection for this reserve we will be pressed to maintain this minimum balance, and
that is why a more healthy balance in accumulated surplus is helpful.
iv). Fire Department Capital
Each year 2% of general taxation is transferred to the reserve to build the financial
capacity required to respond to increasing the fire protection capacity needed as the
community grows. The balance in this reserve was drawn down over the past few
years to fund the construction and renovation of Fire Hall #1.
v). Sanitary Sewer
This fund resulted from surpluses on sanitary sewer projects in previous years and is
available for use on current and future sanitary sewer projects.
vi). Land
This reserve receives 25% of the proceeds from land sales and is used for land
acquisitions. In 2009 the fund received an infusion of $1.5 million as part of the year-
end process to provide funding for land acquisitions of importance for Council where
there is no other identifiable source of funding. In 2010, Council was able to use this
reserve to assist with the purchase of strategic lands in the town centre.
Page 2of7
3. Reserve Accounts
Reserve accounts are discretionary appropriations of surplus, established to meet business
needs. They can be established or dissolved as Council directs to ensure that identified
business needs are met and risks are managed appropriately.
The following provides a brief summary of the District's reserve accounts:
i). Committed Projects (capital and operating)
This represents items approved by Council in prior years that were not completed, but
are still deemed necessary. A number of the capital projects that will receive funding
from this reserve are reliant on third party funding and/or awaiting the outcome of
property acquisition negotiations. The amounts in these reserves have decreased by
$1.46 million from the 2009 balance.
ii). Self Insurance
In order to control insurance premium costs we have relatively high deductibles and
have chosen to self -insure many events. This reserve account provides funding for
insurance deductibles and for self -insured claims.
iii). Police services
This reserve was established a number of years ago to fund one-time police services
initiatives. As per policy, 50% of RCMP contract savings are transferred into this
reserve each year. Some of the projects funded from this reserve are the result of
changing standards mandated by the RCMP, for example the cell retrofit undertaken
in 2010. In 2011 this reserve will provide the funding needed to upgrade the cabling
in the RCMP building.
iv). Core Reserve
This reserve was established at the outset of project to construct the new downtown
facilities to provide a mechanism to build our capacity to finance the project over
time while smoothing the impact to taxpayers. It assists in managing the cash flows
related to the commercial component of the project and is also available to assist
with capital improvements. In 2010, funds from this reserve we used to assist with
the acquisition of strategic lands in the downtown area.
v). Recycling Reserve
The recycling reserve retains the balance of recycling levies in excess of contract
costs as well as the District's share of the Recycling Society's profits. The reserve is
used to provide funding for recycling related projects, such as studies or equipment
purchases, or to help offset losses incurred by the Society in the event of falling
commodity values.
vi). Building Inspections
This account is designed to allow us to deal with the impact of an unexpected
reduction in building permit revenues. The amount of revenue realized from building
permits varies from year to year, in relation to development activity. In years when
revenues exceed budgeted targets, a portion of the favourable variance is transferred
to this reserve so that should a subsequent shortfall in building permit revenues
result in an overall budget shortfall we would have some capacity to sustain service
levels in the short-term.
Page 3 of 7
vii). Gravel
Soil removal fees are credited to this account each year. It is intended to assist with
minor infrastructure repair that may be required as a result of soil removal activities.
viii). Facility Maintenance
Not all facility maintenance is required on an annual basis and this reserve was
established to smooth the impact of annual fluctuations in required maintenance
costs.
ix). Snow Removal
This reserve in intended to ensure that the District has the financial capacity to
respond to costs associated with higher than normal snowfall without the need to
curtail other services. Our annual budget for snow removal is approximately
$230,000, with actual costs fluctuating in relation to the severity of weather
experienced; in recent years it has not been unusual to see costs in excess of budget.
The reserve was established in 1999 with a balance of $200,000; in each of 2007
and 2008, in recognition of inflationary pressures and the increased costs associated
with changing weather patterns the balance in the reserve was increased and now
has a balance of $700,000.
x). Cemetery Maintenance
Any excess of revenues over expenses in the cemetery cost centre is transferred to
this reserve at year-end and is used as a funding source to maintain the cemetery
function, both the facility and the related technology. The perpetual care fund is a
separate entity and is managed as a trust.
A). Infrastructure Sustainability
In 2007 the first infrastructure sustainability account was established in recognition
of the need to build the capacity to maintain our growing infrastructure, the
replacement cost of which exceeds $1.2 billion. The level of annual maintenance
and rehabilitation spending required to maintain it is estimated at over $40 million,
our actual expenditures are less than a quarter of this amount. Starting in 2008 we
began to set dedicate 1% of taxation to address the gap between required and actual
spending. As part of our 2010 year-end process we transferred $600,000 to the
infrastructure sustainability reserve for roads maintenance and $300,000 for
drainage.
xii). Critical Building Infrastructure
This reserve was established in 2006 in recognition of the need to provide for
emergency or irregular items associated with facility maintenance. Facilities, such as
the RCMP building, Municipal Hall and the Leisure Centre were constructed at
approximately the same time; consequently some of the building infrastructure, such
as the boilers, will likely need to be replaced at similar times. Such infrastructure is
costly to replace and our existing lifecycle budget does not have the capacity to
provide the necessary funding. This reserve is intended to provide the necessary
capacity without having to defer other planned facility infrastructure maintenance.
xiii). Infrastructure Grants Contribution
This reserve was established in 2008 in order to provide the capacity to take
advantage of infrastructure grant programs that typically require a municipality to
provide matching funds. In 2010, as senior levels of government began winding
Page 4 of 7
down the current round of infrastructure grant programs, Council authorized using
some of the monies in this reserve to assist in the acquisition of strategic lands in the
downtown area.
xiv). Gaming Revenues
In 2010, Council entered into an agreement with the Province, resulting in the District
receiving a portion of the net revenues from provincial casino gaming at the Maple
Ridge community gaming centre, these monies must be used to benefit the
community. In the last quarter of 2010 the District received $125,600. These
monies were transferred to this reserve pending Council's direction on their use.
The resources listed above represent the District's financial assets and do not include non-
financial assets, such as our Silver Valley land holdings, a strategic non-renewable resource
available to Council.
4. Restricted Revenues
Restricted revenues are monies collected from others for which we are obligated to provide
specific works. Due to the restrictions on their use, these monies are reported as a liability
until the specific works are undertaken.
The following provides an overview of the District's restricted revenues:
Development Cost Charges
These funds are collected from the development community and are used to assist in
funding the infrastructure requirements resulting from development. The balance in
the DCC fund has been drawn from 2007 levels as a result of a slow down in
collections in 2008 and 2009, combined with an increase in spending on DCC funded
capital in the past few years.
ii). Parkland Acquisition (ESA)
Monies paid by the development community that are used to acquire environmentally
sensitive areas, such as land required for watercourse protection. Land acquisitions
along the North Alouette and adjacent to Davison's Pool exhausted this funding source
in 2007. Subsequent collections have started to rebuild capacity in this fund.
iii). Downtown Parking Facilities
These funds are collected in lieu of providing parking spaces and are to be used for the
provision of parking in the downtown area.
iv). Developer Specified Projects
Charges collected from the development community to assist with the provision of
certain infrastructure works.
CONCLUSIONS:
The above information and attached schedule are intended to provide an overview of the District's
financial resources. At the end of 2010 our accumulated surplus (revenue funds), reserve fund
and reserve accounts total $56.8 million and we have a further $37 million in restricted revenues.
Much of this amount is held for capital investment in the community. Not included in these
amounts are non -financial resources, such as our land holdings in Silver Valley.
Page 5of7
The District has a sound business planning framework which includes a series of financial
sustainability policies. The funds, accounts and revenues outlined in this report were established
over many years and assist Council in managing the municipality's finances.
Prepared by: Catherine Nolan, CGA
Manager of Accounting
Approved by. Pa`dl Gill, CGA
GM: Corporate and Finan Se ices
Concurrence: J.L. (Jima Rule
Chief Administrative Officer
Page 6 of 7
ACCUMULATED SURPLUS (REVENUE FUNDS)
General Revenue
Sewer Revenue
Water Revenue
RESERVE FUNDS
Local Improvement
Equipment Replacement
Capital Works
Fire Department Capital Acquisition
Sanitary Sewer
Land
RESERVE ACCOUNTS
Specific projects - capital
Specific projects - operating
Self insurance
Police services
Core development
Recycling
Community development
Building inspections
Gravel extraction
Neighbourhood improvements
Facility maintenance
Snow removal
Youth and arts centre
Cemetery maintenance
Infrastructure Sustainability (town centre bldgs)
Infrastructure Sustainability (road network)
Infrastructure Sustainability (drainage)
Critical infrastructure reserve
Infrastructure grants contribution
Gaming revenues
Service severance
WATER AND SEWER RESERVE ACCOUNTS
Self Insurance - Sewer
Specific projects - Sewer
Self Insurance - Water
Specific projects - water
TOTAL RESERVES
Schedule "A"
2010 2009 2008 2007 2006
$ 5,156,074 $
4,985,070
$ 4,448,718
S 3,170,271
$ 2,442,301
2,515,823
3,059,571
2,963,911
3,527,232
3,401,602
Note 15
3,638,446
2,383,195
3,712,928
3,330,097
3,353,989
11,310,143
11,427,836
11,125,557
10,027,601
9,197,891
2,196,846
2,145,754
2,077,103
1,973,590
1,771,407
7,459,146
6,937,477
7,329,490
8,049,670
7,095,537
8,362,412
8,404,633
8,536,373
9,055,490
10,600,326
1,473,146
1,807,185
6,062,996
7,140,170
6,775,809
1,552,189
1,524,971
1, 442, 312
1,390,549
1,372,742
231,528
1,919,946
406,056
268,712
256,768
21,275,267
22,739,965
26,004,330
27,978,181
27,872,589
4,064,496
4,408,631
4,239,744
4,152,968
3,344,791
3,189,906
2,253,608
3,124,747
3,701,663
1,607,441
956,241
914,702
938,349
922,602
787,729
2,521,930
2,618,915
2,259,704
1,958,021
1,979,364
592,016
1,116,807
1,129,505
970,325
620,938
1,583,709
1,634,271
1,475,367
1,618,549
1,428,698
1,252
1,218
1,176
1,134
1,092
1,810,750
1,761,704
1,704,522
968,034
457,461
563,875
419,417
549,384
496,450
482,519
50,523
60,697
58,688
56,571
54,525
317,512
515,408
360,508
89,519
87,187
700,000
700,000
700,000
350,000
200,000
-
3,708
8,535
8,535
8,535
189,608
151,980
109,457
103,224
139,347
-
-
295,385
2001000
-
1,106,822
1,225,889
419,417
-
493,634
40,282
-
-
-
196,759
172,072
368,625
501,023
518,794
271,979
2,200,000
1,200,OD0
-
-
125,600
18, 736, 612
19,199, 308
18, 943,113
15, 999,618
11, 718,421
102,373
95,873
36,184
89,%4
83,183
3,109,415
2,160,492
1,738,057
1,308,040
1,372,814
82,528
99,528
93,026
86,528
80,028
2,201,777
1,722,636
1,088,066
887,835
934,994
5,496,093
4,078,529
2,955,335
2,372,086
4471,009
$ 45,507,972
$ 46,017,803
$47,902,778
$46,248,885
$42,062,019
Schedule 2
TOTAL RESERVES AND REVENUE ACCUMULATED SURPLUS
$ 56,818,315 $
57,445,639
$59,028,335
$56,276,486
$51259910
RESTRICTED REVENUES
Development cost charges
$ 32,211,726 $
31,644,928
$34,330,309
$36,704,662
$31,047,111
Parkland acquistion
162,355
-
-
-
1,717,500
Downtown parking facilities
161,244
144,515
139,734
134,695
129,821
Note 11
Developer specified projects
4,641,174
4,367,763
4,129,236
4,026,358
3,_W5,309
$ 37,176,499 $
36,157,206
$38,599,279
$40,865,715
$36,699,741
Page 7 of 7
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: May 16, 2011
and Members of Council FILE NO: ITT-CL11-18
FROM: Chief Administrative Officer ATTN: Council Workshop
SUBJECT: Contract Award: Building Demolition (Various Locations)
EXECUTIVE SUMMARY:
On December 15, 2010, the District of Maple Ridge purchased 14 adjoining properties in the town
centre area. The lots cover about 3 acres in size and are strategically located between Haney Place
Mall and Valleyfair Mall. One of the lots is vacant while another has a commercial building on it. The
other lots have residential homes on them. While the buildings are in various states of disrepair,
they were generating rental income for the previous owner. The District is interested in using the
land to `kick start' new development and in order to do this, the structures have to be vacated and
demolished.
All of the tenants have been dealt with in a firm but respectful and compassionate manner. The last
of the tenants moved out earlier this week and the structures have been secured until they can be
demolished. Security services are also in place to make sure that the structures remain secure.
Demolition permits to remove the structures and remediate the site of all hazardous materials have
also been obtained.
The Purchasing Department conducted an "Invitation to Tender" and received quotations from 14
qualified bidders. Once the contract has been awarded, it is anticipated that the demolition process
will take between 6 to 8 weeks to complete the removal of all of the buildings.
Due to the nature and location of these structures, there is a strong desire to have the demolition
and removal completed as quickly as possible.
RECOMMENDATION:
That the contract for the demolition of structures situated on Municipally owned property situated in
the 22600 Block of 119th Avenue and Selkirk Avenue be awarded to T&T Demolition Ltd, and that
the Corporate Officer be authorized to sign the contract with T&T Demolition Ltd for the lump sum
amount of $137,166.40 including HST and further, that a contingency be allowed to a maximum of
10% of the value of the contract.
4.2
DISCUSSION:
a) Background Context:
A Hazardous Materials Survey was conducted on all of the buildings and it identified
significant amounts of hazardous materials that must be dealt with during the demolition
process. Appropriate abatement procedures are clearly detailed in the project scope of work
and the District has hired an independent environmental consultant to monitor the removal
of the hazardous materials.
A public Invitation to Tender (Project #ITT-CL11-18) was conducted in May 2011 and the
District received 14 compliant bids. An evaluation of the tenders was completed and it was
determined that T&T Demolition Ltd was the lowest compliant and qualified bidder.
b) Financial Implications:
The budget for the project is $4.1 million. The purchase price was $3,650,000 and after
fees, disbursements and taxes, our acquisition cost was $3,700,000. To deal with the
occupants, obtain hazardous materials assessments and to prepare the sites for demolition,
it will cost us $60,000. These costs were not unforeseen and were accounted for at the
outset.
The lowest qualifying bid is for $137,166.40 including HST. After allowing for a 10%
contingency, we would expect the demolition to cost about $151,000. In addition to this and
to ensure proper demolition, we will hire an independent environmental consultant to
monitor the removal of the hazardous materials. We expect this work to cost an additional
$10,000.
Based on the foregoing, the District's cost through to demolition can be summarized as
follows:
Total acquisition costs $3,700,000
Preparation Costs 60,000
Demolition Contract 151,000
Monitoring 10.000
$3,921,000
CONCLUSION:
The demolition process will take up to 8 weeks allowing time for consideration to be given to
how these lands can be best used to encourage development in our town centre.
Prepared by Dan ela Mikes
eL. Manager of Procurement
Approved by: Dane Spence
Fire Chief/Director of Community Fire Safety Services
App'ro ed by: Paul Gill, GM: Corporate & Financial Services
ce: J.L. (Jim) Rule
Chief Administrative Officer
4.
Deep Roots
Greater Heighis
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
Discussion on Amenity Zoning
May 9, 2011
Workshop
EXECUTIVE SUMMARY:
Through various other discussions, Council has indicated an interest in discussing a provision in The
Local Government Act known as zoning for amenities. This provision has been utilized by some other
municipalities in Metro Vancouver in various ways and is becoming more popular. This report
provides information about the basic tenets of zoning for amenities and poses some questions for
future discussion.
RECOMMENDATION:
1. That the staff report dated May 9, 2011 be received for information and further discussion be
deferred to a time when its application is more imminent.
Or
2. That staff be directed to incorporate provisions for zoning for amenities as part of the Zoning
Bylaw review currently underway.
DISCUSSION:
The following is information related to the above mentioned topic and will provide a platform from
which to begin a discussion on the viability of utilizing this tool in Maple Ridge. Options for
consideration are provided in the body of the report.
What is amenity zoning'?
Amenity zoning, in its simplest terms, is acquiring a community benefit by way of permitting
additional density to be built on a specific site. Often times, it is also referred to as density bonusing.
The ability to utilize amenity zoning is governed by Section 904 of the Local Government Act as
follows:
Zoning for amenities and affordable housing
904 (1) A zoning bylaw may
(a) establish different density regulations for a zone, one generally
applicable for the zone and the other or others to apply if the applicable
conditions under paragraph (b) are met, and
(b) establish conditions in accordance with subsection (2) that will entitle an
owner to a higher density under paragraph (a).
(2) The following are conditions that may be included under subsection (1) (b):
4.3
(a) conditions relating to the conservation or provision of amenities,
including the number, kind and extent of amenities;
(b) conditions relating to the provision of affordable and special needs
housing, as such housing is defined in the bylaw, including the number,
kind and extent of the housing;
(c) a condition that the owner enter into a housing agreement under
section 905 before a building permit is issued in relation to property to
which the condition applies.
(3) A zoning bylaw may designate an area within a zone for affordable or special
needs housing, as such housing is defined in the bylaw, if the owners of the
property covered by the designation consent to the designation.
The intent of the legislation is fairly simple. A local government will indicate through its Zoning Bylaw
the various levels at which development may occur. Section 904 empowers local government to
also indicate areas where increased density will be allowed if amenities for community benefit are
provided. Essentially, each zone could clearly set a base density for development and then an
enhanced density where a provision for an amenity contribution is provided.
Why consider amenity zoning?
As communities grow, so too does the cost of that growth. New residents and new employers place
demands on infrastructure and community facilities which must be expanded or upgraded to meet
increased need. Every municipality must have a strategy to pay for capital costs that are necessary
to create strong and attractive communities.
Options for inclusion into that strategy include provincial and federal funding, and funding from less
traditional areas like casinos but municipalities are largely dependent on income from property taxes
and contributions to development cost charge funds. There is always caution exercised in increasing
property taxes particularly when they are viewed to pay for items that are seen to be for "new"
residents. While it is possible to cover all capital costs through property tax, it is, in reality, not
practical to do so. Common practice is that property tax rates are set to cover operating costs and a
portion of capital costs but not all capital costs associated with growth. For a lot of local
governments, there is a compelling reason to try and make growth pay for the costs of growth.
The practice of seeking amenities or financial contributions from development projects is becoming
more common in B.C. but is not universally accepted as appropriate. Those on the development side
tend to view fees and infrastructure costs as burdens and point to them as a contributing factor in
the increase of housing in Metro Vancouver. They feel that it is unfair to charge new development
for the amenities that benefit the whole community and should, therefore, be funded by the whole
community or at least to make a "fair" contribution to those costs.
Local government, on the other hand, is struggling to fund the needs of growing communities and
provide both "hard" and "soft" infrastructure to their citizens in a fiscally responsible way.
Traditional tools such as capital programs and the collection of DCC's are proving to stretch the
limits of municipal coffers and their ability to deal with development pressures.
2
There are basically three main tools available to municipalities which allow them to acquire
infrastructure from growth. They are:
• Direct provision of works or lands;
• Development Cost Charges;
• Zoning based contributions or amenity zoning
Direct provision of works or lands is the most routine method used for the acquisition and
construction of infrastructure. Development projects are required to construct or pay for works and
services that are adjacent to development sites or that are directly required to serve the proposed
development. Section 941 of the Local Government Act also enables municipalities to require the
dedication of 5% of the site area for parkland dedication. Council is familiar with both these
methodologies as they are regularly used in development projects in Maple Ridge.
Development Cost Charges are a means of collecting fees from all projects so that these fees can be
pooled to fund area wide infrastructure improvements necessitated by growth. DCC's can be
collected for water, sewer, roads, drainage, and park land acquisition; must be expended on the
purpose for which they were levied; and must be spent within the geographic area in which they were
collected. DCC's cannot be used to raise revenue for recreational facilities, cultural facilities, library,
emergency service facilities or other important community facilities. Council is familiar with DCC's
and their application as they are regularly used in Maple Ridge.
Zoning based contributions or amenity zoning is an area that some municipalities have investigated
in order to acquire funding for those items that are not provided for through the other two areas of
funding mentioned. As indicated earlier, the ability to use amenity or density bonusing is given
through Section 904 of The Local Government Act. This section indicates that the zone should
specify the number, kind, and extent of amenity that is being provided. This suggests that amenities
should be well-defined and in the form of an actual physical amenity provided on the site that is
contributing. For example, a childcare space or open space could be provided on the development
site making the contribution. However, and particularly in Maple Ridge, many development projects
are too small to actually accommodate a physical amenity on site or the amenity is too large to be
accommodated on the site. Consequently, some municipalities have developed a cash -in -lieu
approach to contributions so that every project can obtain bonus density by contributing to a fund
that is used to provide community amenities.
While there are different ways to structure an amenity or density bonus zoning system, the principle
behind them is basically the same - the Zoning Bylaw defines a base density that can be achieved
without an amenity contribution and then defines additional density that can be achieved if the
project provides an amenity (or cash -in lieu). In all cases, the development must still meet all other
requirements of the development process and the Zoning Bylaw.
What are the underlying l2rincioles of amenh z nin .
While the legislation is not specific in the basic tenets of an amenity zoning approach, the Provincial
Government issued some clarifying guidelines in 1997 soon after Section 904 was added. Those
guidelines combined with municipal experience since then have created some guiding principles for
this approach. They are:
• The amenity should benefit the area in which it is located so that the neighbourhood which is
absorbing the new growth is the recipient of the benefit;
• Density bonuses should not be used to fund infrastructure that would normally be funded by
property taxes, DCC's or other mechanisms;
• Municipalities are discouraged from using density bonuses as a means of raising cash and
were advised that a bylaw requiring money in exchange for development could be declared
invalid. This does not preclude pooling of contributions to achieve a larger amenity but a
municipality must clearly define the purpose of and reason for the cash contribution;
• Base zoning levels should not be so low that all rezonings are required to provide an amenity
i.e. basic zoning rights to build a suitable building in a particular zone should be retained;
• Specificity of the type of amenities being requested is necessary for transparency;
• Amenity zoning can be applied throughout the municipality or be tailored for specific areas;
• Recouping the entire value attributed to a property after a rezoning occurs (commonly known
as lift) is unlawful. Some municipalities attempt to recoup this "lift" in value through
"voluntary" contributions but legal advice indicates that this is unlawful;
• Formulas for achieving amenity zoning should be clear, well thought out and easily
accessed.
Implementing amenity zoning will require changes to the Zoning Bylaw. This can be done in two
ways - a site by site approach or a more comprehensive approach which defines zoning districts with
specific density and amenity provisions that are applied to an entire area. Either approach requires
more analysis and examination to determine the financial implications of amenity zoning in a
particular municipality. An analysis of the financial implications and the appropriate system for the
municipality has been the approach used in other municipalities in Metro Vancouver as they
implement an amenity based zoning system.
There is currently a review and refresh of the Zoning Bylaw underway and it may be possible to
incorporate this issue into that review. There will be points of discussion and clarification as the
issue unfolds and incorporation of this issue will extend the timeframe for completion of the Zoning
Bylaw review. Currently, the Zoning Bylaw was projected to be at a fall public hearing. A review of
zoning for. amenities will include identification of areas in which a program would be applicable;
zones that need to be revised; a financial analysis and review of that analysis by an expert in that
field; etc. As that work will be done internally and is not currently part of the Zoning Bylaw process, it
will extend that review into 2012.
What are common practices in other communities?
The following are examples of some of the practices being utilized by municipalities in Metro
Vancouver.
1. Surrey - used in new residential development areas. Zoning allows developers to build low
density residential development with no amenity contribution or build higher density in
exchange for cash contributions toward parkland development, library books, community
buildings, etc. The amount of higher density given and the expected amenity are laid out in
the Zoning Bylaw so sites can develop without rezoning. This eliminates the zoning "risk" for
the developer;
2. Burnaby - allows bonus density in multi -family zones in their four town centers. The zones
specify a base density that can be built with no amenity contribution and additional density
that can be built if an amenity is offered. Developers interested in building the bonus density
are required to rezone in a comprehensive development zone for each site. Burnaby
calculates the value of the additional floorspace on a case by case basis and asks for
amenity contributions for each project. Amenity categories are contained within the Zoning
2
Bylaw and staff suggest to the developer which type of amenity would be appropriate. This
approach is labour intensive and requires case by case analysis.
3. Vancouver - operate under different legislation than other communities so their approach is
not transferable to communities outside Vancouver. They currently expect $3 per square foot
from smaller, simpler rezoning outside of the Downtown and negotiate for either cash or in -
kind community amenity contributions for all other rezoning.
4. New Westminster - have been negotiating amenity contributions from all rezoning on a site
by site basis. They are working towards a more comprehensive approach for larger, more
complex applications.
5. Port Coquitlam - considering applying amenity provisions in one townhouse zone after
receipt of their report on amenity contributions from a consultant.
Regardless of the approach taken, most municipalities have reviewed this subject with the aid of a
consultant who examines the various methodologies used; analyzes the local development
projections; and calculates the amount of cash contribution or amenity provisions that are
appropriate for the local community. If Council chooses to incorporate zoning for amenities into the
Zoning Bylaw review, it is intended that the review would be largely conducted internally with advice
and review being sought for the financial implications. This would ensure that the outcome was
thorough, transparent and tailored for Maple Ridge.
What is the context for Maole Ride?
The Official Community Plan acknowledges the community need and benefits that may be achieved
by utilizing amenity or density bonusing. Section 2.3 Financial Sustainability indicates that
efficiencies can be accomplished by "identifying potential sources of non-traditional revenues to
diversify the tax base." Policy 3-30 says: "Maple Ridge will undertake a further study to consider
density bonusing as a means of encouraging the provision of affordable, rental and special needs
housing and amenities." Section 11.1.2 Official Community Plan Implementation Strategy also
acknowledges that a study on density bonusing would be a part of the strategy dependent on Council
decisions during business planning.
The Official Community Plan also offers a density transfer provision in the Albion Area Plan section
for the preservation of environmentally sensitive lands. Under this provision, current zoning is utilized
and property owners have the potential to transfer a maximum of 2.5 units per net hectare to a more
buildable part of the land thereby protecting the environmentally sensitive lands. This provision has
not been widely used in Albion but has been effective in some situations. Additionally, it applies to
the entire area and it is clearly laid out so that the terms of the transfer are evident to all involved.
When the RM-6 Regional Town Centre High Density Apartment Residential zone was created, density
bonusing provisions were built into the zone in order to encourage certain forms of development in
the Town Centre. Extra density was added to the building for providing parking in an underground
structure, non -market housing units, and for achieving various levels of LEED rating system. The
District did not receive any community amenities from this increase but chose to have all the
benefits attached to the individual property. As with the example in Albion, the regulations are
adopted within the Zoning Bylaw, apply to all who may use this zone and are plainly evident to
anyone who may wish to use them.
One of the issues that will need to be factored into any approach to amenity or density bonus zoning
is the need to base the amenity provisions on factors that are attractive to the developer so that they
will want to utilize the provisions. In any amenity approach, the developer must be able to easily
analyze the benefit of the extra density and measure that against the cost of the amenity. The
density is the valuable factor in that formulation. At this time in the development of the community,
increased density has not been a factor sought after by the market thereby rendering the increased
density bonusing aspect potentially unattractive from a financial viewpoint at this time. This may not
be the case in the future.
Additionally, as the developer should easily be able to identify the benefits, so should the community.
The community benefits from granting extra density must be clearly evident to all involved. The
methodology, the locations in which the bonus applies, the amount of the bonus and the value of the
amenity received must be identifiable and publically accepted. All of these issues should be
discussed and analyzed for their applicability to Maple Ridge as a strategy is formulated.
Option
This report is intended to be a platform for discussion on this issue. The following are two options for
consideration:
1. Receive this report and defer the further discussion of the issue to a time in the future when
its application may be more imminent;
2. Direct staff to incorporate provisions for zoning for amenities as part of the Zoning Bylaw
review currently underway.
CONCLUSIONS:
Zoning for amenities is a legitimate zoning and financing tool provided for in The Local Government
Act that has been utilized by some municipalities to help in dealing with growth issues and providing
infrastructure for communities. There are many varying factors associated with establishing an
effective program that provides benefits to both the community and the developer. The type of
amenities being requested and where the program applies are among the areas of clarification that
will be required as a program is developed. Two options to address zoning for amenities are provided
for Council consideration.
7kanqg, MCP, MCIP
r QAPlannin9,----\
Approved by. Quinn, MBA, P.Eng
G Public W rks & D io ent Services
Concurrence: J.L!(Jim) Rule
Chief Administrative Officer
Deep Roots District of Maple Ridge
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING:
SUBJECT: Area Planning Prioritization Report
*A00l11[►yj:&INulul_1:0
May 16, 2011
Workshop
On January 24, 2011 Council endorsed the 2011 Council Matrix which identifies key items that are
of particular interest to Council. Item 46 on the Matrix identifies that a report of the prioritization of
future area plans would be considered and discussed at the Council Workshop scheduled for May
16, 2011.
In providing a framework for the discussion, this report recaps Council's recent adoption of the Area
Planning Assessment Policy which provides guidance on how to choose and prioritize the next area
plans to be undertaken. It also provides background information on work items identified in the
Official Community Plan to assist in project prioritization. In particular, the Official Community Plan
includes the District's Regional Context Statement, within which a commitment to undertake a
Comprehensive Strategy is embedded.
RECOMMENDATION:
That the report entitled "Area Planning Prioritization Report" dated May 16, 2011 be received as
information and discussion.
BACKGROUND:
Official Community Plan
• Implementation Policies
The Official Community Plan includes a commitment to utilize an area planning framework as a
means to guide development in the Community. Chapter 11 of the Official Community Plan contains
the Implementation Strategy for the Official Community Plan. It is noted that the OCP identifies a
number of projects that require further study', recognizing that the timing of the projects, roles and
responsibilities will be considered in relation to the Corporate Strategic Plan, and determined by
Council during Business Planning.
Section 11.1.3 of the Official Community Plan identifies that many of the policies are inter-
connected and inter -dependant, and due to this relationship, require a Comprehensive Strategy for
implementation. Those policies are:
1 Many of these projects have been completed or are underway
-1- 4A
11 - I Maple Ridge will collaborate with agencies, including the Agricultural Land
Commission and the Greater Vancouver Regional Board, and the community to
develop a comprehensive strategy to further community objectives. The
comprehensive strategy will include:
i) the completion of an agricultural plan that will form the foundations for the
comprehensive strategy, and will inform decisions regarding further studies,
including item (ii) and (iii) as follows;
ii) an Urban Area Boundary Review; and
iii) commercial and industrial land use strategy.
11 - 2 The comprehensive strategy will be evaluated by a balanced triple bottom line
analysis that considers economic, community and environmental issues. The
strategy will also identify conflicts that may arise with and between issues, and
include an assessment of advantages and disadvantages to assist Council with
decision making.
As noted above, many of the projects identified in the Official Community Plan are inter -connected
and inter -dependant on the completion of the projects identified in the Comprehensive Strategy. To
date the Agricultural Plan has been adopted (December 15, 2009) and many of the issues related
to the Urban Area Boundary were addressed over the past 2 years through the review of the draft
Regional Growth Strategy. However, the Commercial and Industrial land use strategy remains
outstanding.
• Regional Context Statement
Section 1.4 of the Official Community Plan contains the District's Regional Context Statement. The
Regional Context Statement identifies the linkages between the District's Official Community Plan
Policies and the Regional Growth Strategy (the Livable Region Strategic Plan). During the Official
Community Plan review, Council noted a commitment to improving the jobs to housing ratio in the
community, and agreed to collaborate with the Region and the Agricultural Land Commission to
develop a comprehensive strategy to further its objective. The relevant policy reads as follows:
Section 1.4, Protect the Green Zone, d)
"In order to improve the jobs to housing ratio in the community and to remain
a vigorous partner in the regional economy, Maple Ridge will collaborate with
the GVRD and the Agricultural Land Commission to develop a
comprehensive strategy to further community objectives.
The strategy will include the completion of an agricultural plan that will inform
decisions regarding the Urban Area Boundary, and a commercial and
industrial lands strategy (Policies 11-1 and 11-2). Should the conclusion of
these strategies determine that lands most suitable for employment
generation are located within the LRSP Green Zone, Maple Ridge will amend
its Official Community Plan to provide for employment development on such
lands. At the same time Maple Ridge will explore opportunities for additions
to the Green Zone."
WA
• Area Plan Policies
As mentioned above, the Official Community Plan contains policies that guide area planning in the
community. Chapter 10.1 identifies what an area plan is; identifies areas for consideration of an
area planning process; and highlights the elements to be contained in an area plan. Those policies
a re:
10 - 1 The historic communities identified in the Historic Communities Figure (Figure 1)
will form the general boundaries for the preparation of future area plans. The
area plans map (Figure 6) identifies existing and future area plans. This figure
does not preclude the District from undertaking an area plan for any other
portion of the District. (refer to Figures 1 & 6 attached)
10 - 2 Maple Ridge will initiate the creation of area plans as a means to guide
development:
a) The Regional Town Centre will be one of the first area plans due to its
significance and high capacity to accommodate residential growth;
b) Priority consideration will be given to an area in transition, neighbourhoods that
present the greatest opportunities for redevelopment, or areas where Guide
Plans are in existence;
c) Area plans will be developed for the historic communities of Maple Ridge
including Hammond, The Ridge, Port Haney/Haney, Albion, Yennadon, Webster's
Corners, Whonnock and Ruskin;
d) The Thornhill area is recognized as a Historic Community that will require an area
plan prior to urban development occurring in the area. This area plan is a long-
term priority for the District and will be initiated in accordance with the Thornhill
Urban Reserve policies of the Official Community Plan; and
e) Subsequent area plans will be based on a consideration of each area's suitability
for accommodating residential intensification.
10 - 3 Area Plans will be developed utilizing a consultative approach that involves
working cooperatively with Provincial and Regional agencies, School District,
community groups, and residents and will include, but not be limited to the
following:
a) policies relating to the types and form of development, land use patterns, and
phasing,
b) physical inventory of the site including an assessment of environmentally
sensitive areas, ecosystems and the impact of development;
c) an assessment of existing and future infrastructure, and a fiscal impact analysis
study,
d) a transportation study that addressees road connections, transit and alternate
modes of travel, and connections to the Regional Town Centre;
e) an assessment of parks and open space; and
f) the provision of community amenities.
-3-
The Area Plan map in the Official Community Plan identifies the location of existing and future area
plans in the Community. Identified on this map are Silver Valley and Albion with existing area plans.
The Town Centre2, Albion Flats and Thornhill are identified as Future Area Plans. Policy 10-2(d) notes
that an area plan for Thornhill is a long term priority for the District, and is subject to the Urban
Reserve policies contained in the Official Community Plan.
Area Planning Assessment Policy 6.30
In October 2009 Council directed that an Area Planning Assessment policy be created to provide a
framework to assist Council in the selection of future area planning locations. On October 26, 2010,
the Area Planning Assessment Policy was adopted (Policy 6.30) recognizing that there is a likelihood
that the number of requests for area planning may exceed staffing and budgetary resources, and the
policy was established to help Council in its selection. The Policy states that the decision to
undertake an area plan is at Council's discretion.
Generally speaking, the policy notes that area planning priority would be given to area that
demonstrated certain characteristics, such as the area is in transition, is experiencing demographic
changes, or changing student enrolment.
The Policy also states that requests for area planning should be considered as a package during
Business Planning, and that requests made outside of a Business Planning Cycle, and/or during an
active area planning process would be considered premature and held until the appropriate
Business Planning Cycle. The policy notes that the District will typically undertake one area planning
process at a time and an area planning process should not be undertaken during an Official
Community Plan review (refer to Area Planning Assessment Policy, 6.30 attached).
iii. Albion Flats
The Official Community Plan identifies that the Albion Flats is an area of interest due to its strategic
location within the community, and further identifies that Maple Ridge intends to work with Metro
Vancouver and the Agricultural Land Commission to determine the future land use of the area
through an area planning process.
In January 2010, Council directed that staff proceed with an area plan for the Albion Flats, utilizing a
Concept Plan approach. The process was based on two phases: the first being the Concept Plan
development phase; and the second is the Area Planning phase. The goal was to prepare a
preliminary concept plan for submission to the Agricultural Land Commission for consideration.
Following the Agricultural Land Commission decision, then Phase 2, the Area Planning phase would
commence. The Area Planning phase is the step in the process where refinements to the land use
plan would be made, and policies in support of the Concept Plan would be established for inclusion
as a Chapter in the Official Community Plan.
As Council is aware, on May 2, 2011 the draft Albion Flats Concept Plan was endorsed for the
purpose of submission to the Agricultural Land Commission, and the submission materials were sent
to the Commission later that same week. Based on feedback from the Agricultural Land Commission
the project would move forward through an exclusion application. Following that, the Area Planning
phase of the study would begin. It is noted that the area planning phase typically takes one year. In
applying these standard rules of thumb, it is anticipated that the Albion Flats Area Plan would be
adopted by bylaw as a chapter in the Official Community Plan in the fall or winter of 2012.
2 The Town Centre Area Plan was adopted November 4, 2008
11112,121
DISCUSSION
The District's Official Community Plan identifies a number of studies to be undertaken to advance
community goals and objectives. The Plan also acknowledges that many of these studies are inter-
connected and inter -dependant on one another, recognizing that the findings or recommendations in
one plan, have implications on another. For this reason, the Official Community Plan contains a
Comprehensive Strategy, and this strategy is embedded in our Regional Context Statement. As
mentioned earlier in this report, the Comprehensive Strategy is intended to assist Council in its
decision making, recognizing that conflicts may arise between issues.
To date, the first steps in the Comprehensive Strategy have been addressed. However, the
Commercial and Industrial land use strategy remain outstanding, with the Albion Flats study taking
precedence.
The Area Planning Assessment Policy suggests that requests for area planning be considered as a
package during business planning, and that such requests should not be considered during an
active area planning process. Given that the Albion Flats Concept Plan has been recently referred to
the Agricultural Land Commission for comment, and the likelihood that the Area Planning phase of
this project will continue through 2012, Council may wish to focus on finalizing this project before
diverting resources to another Area Plan.
Given the importance of the Comprehensive Strategy outlined in the Official Community Plan, and
the commitment that was made to complete the strategy in the Regional Context Statement, Council
may also wish to complete the Commercial and Industrial Lands Strategy prior to proceeding with
another area plan.
AREA PLAN OPTIONS
Should Council wish to identify the location of the next Area Plan to be undertaken in the community,
it is recommended that the Official Community Plan and Area Planning Assessment Policy be used to
guide this decision. The Official Community Plan policies suggest that area plans be prepared for
Historic Communities in the District including Hammond, The Ridge, Haney/Port Haney3, Albion4,
Yennadon, Webster's Corners, Whonnock and Ruskin. The Official Community Plan and Area
Planning Assessment policies also suggest that focus be given to areas that exhibit certain
characteristics. In addition, through the Albion Flats discussion, the Albion Industrial Park was raised
as a potential future area plan. Pursuant with item 3 in the Area Planning Assessment Policy, should
Council wish to proceed with the location of the future area plan at this time, staff could be directed
to prepare a report assessing each areas compliance with the policies and identifying emerging
issues in the community.
3 Included in the Town Centre Area Plan
4 The Albion Area plan is a chapter in the Official Community Plan.
16'i
CONCLUSION:
This report provides an overview of the Official Community Plan policies and the Comprehensive
Strategy contained within the Plan. The Albion Flats process is well underway, and is anticipated to
continue over the coming year. Given these factors, it is suggested that Council may wish to
consider continuing to focus the District's budget and staff resources on completing the Albion Flats
Area Planning, and then proceeding with the Commercial and Industrial land use strategy.
Prepared by: Christine Carter, MPI. MCIP
Manager,Corr}munity Planning
, MCIP
--J ❑i Planning
Approveadby. Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
Co currence: J.L. (Jim) Rule
Chief Administrative Officer
CC/cc
Attachment - Official Community Plan Figures 1 & 6
Area Planning Assessment Policy 6.30
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Title: Area Planning Assessment
Authority: ® Legislative ❑ Operational
Approval: ® Council
Policy Statement:
❑ CMT
❑ General Manager
POLICY MANUAL
Policy No: 6.30
Supersedes: New
Effective Date: October 27, 2010
Review Date: 2011
The District of Maple Ridge is committed to preparing area plans in Maple Ridge. Recognizing that
there is a likelihood that the number of requests for area plans may exceed staffing and budgetary
resources, the following policy has been created to assist Council in its selection:
1. The decision to undertake an area plan is at Council's discretion.
2. Area Planning priority will be given to an area that exhibits some or all of the following
criteria:
i. that is in transition; experiencing increases in development applications that are
inconsistent with the Official Community Plan; or is impacted by policy changes,
demographic changes, or significant transportation/infrastructure improvements to
the area;
ii. that does not have an existing Area Plan;
iii. where the area plan is intended to further the goals and objectives identified within
the Official Community Plan, or is identified as a future work item in the Official
Community Plan;
iv. with changing student enrolment in the School District catchment area;
V. where the project is consistent with the Corporate Strategic Plan and Council adopted
Business Plans.
3. Requests for area planning are to be considered as a package during Business Planning.
Requests received outside of the business planning cycle, and/or during an active area
planning process will be considered premature, and will be held until the appropriate
Business Planning cycle. All requests will be accompanied by a staff report assessing the
areas compliance with the "Area Planning Assessment Policy". The report will also identify
emerging issues in the community that may pertain to the request.
4. Once an area has been selected to undergo an Area Planning Process, a staff report
identifying the public consultation process; elements and issues to be addressed in the Plan;
geographic boundary of the planning area; and scale of detail to be incorporated in the Land
Use schedule will be prepared for Council's endorsement.
5. The District will typically undertake one area planning process at a time, and an area
planning process should not be undertaken during an Official Community Plan review.
Page 1 of 2 Policy 6.30
Purpose:
To provide a framework to assist Council in the selection of an area(s) for future area planning.
Definitions:
Area Planning - is defined in the Maple Ridge Official Community Plan as "an Official Community
Plan that applies to a local planning area". Refer to Chapter 10.1 of the Official Community Plan.
Planning Area - refers to the geographic area being requested, and/or considered for an area
planning process.
Key Areas of Responsibility
Action to Take Responsibility
Page 2 of 2 Policy 6.30