HomeMy WebLinkAbout2013-03-18 Workshop Meeting Agenda and Reports.pdf
District of Maple Ridge
1. ADOPTION OF THE AGENDA
2. MINUTES –March 4, 2013
3. PRESENTATIONS AT THE REQUEST OF COUNCIL
3.1
4. UNFINISHED AND NEW BUSINESS
4.1 Regional Context Statement
Staff report dated March 18, 2013 that the draft Regional Context Statement be
received for information and input and that the only consultation required be an
online questionnaire and the early posting of the proposed Maple Ridge Official
Community Plan Amending Bylaw on the District’s website, together with an
invitation to the public to comment
COUNCIL WORKSHOP AGENDA
March 18, 2013
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
March 18, 2013
Audit and Finance Committee Meeting 8:00 a.m.
Closed Council following Workshop
Committee of the Whole Meeting 1:00 p.m.
Council Workshop
March 18, 2013
Page 2 of 4
4.2 Latecomer Policy
Staff report dated March 18, 2013 recommending that the draft Latecomer Policy
to administer the distribution of construction costs for excess and extended
services to the benefitting lands be received for information and discussion
4.3 Traffic Calming
Verbal update by the Municipal Engineer
4.4 Remedial Action for the Demolition of Derelict/Unsafe Structure at 11598 224
Street
Staff report dated March 18, 2013 recommending that the owner of the property
at 11598 224 Street be required for perform remedial action requirements within
30 days of the receipt of a resolution of Council.
4.5 Proposed Resolutions for the Lower Mainland Local Government Association
(“LMLGA”) Conference
Proposed resolutions to be submitted to LMLGA as attached:
•Independence of the Office of the Seniors Advocate
•Support for BC Association of Agricultural Fairs and Exhibitions
•Funding Riverview for Mental Health Treatment
5.CORRESPONDENCE
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.
5.1
Recommendation:
6.BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
Council Workshop
March 18, 2013
Page 3 of 4
7. MATTERS DEEMED EXPEDIENT
8. ADJOURNMENT
Checked by: ___________
Date: _________________
Council Workshop
March 18, 2013
Page 4 of 4
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 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 privilege, including communications necessary for
that purpose;
(j) 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;
(l) 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.
District of Maple Ridge
COUNCIL WORKSHOP
March 4, 2013
The Minutes of the Municipal Council Workshop held on , 2013 at 9:00 a.m. in the
Blaney Room of the Municipal Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular Municipal business.
PRESENT
Elected Officials Appointed Staff
Councillor C. Ashlie J. Rule, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Community Development,
Councillor J. Dueck Parks and Recreation Services
Councillor A. Hogarth P. Gill, General Manager Corporate and Financial Services
Councillor B. Masse F. Quinn, General Manager Public Works and Development
Services
ABSENT C. Marlo, Manager of Legislative Services
Mayor E. Daykin A. Gaunt, Confidential Secretary
Councillor M Morden Other Staff as Required
R. Carmichael, Director of Engineering Operations
P. Grootendorst, Fire Chief
C. Carter, Director of Planning
C. Goddard, Manager of Development and Environmental
Services
J. Charlebois, Manager of Community Planning
D. Hall, Planner
Note: These Minutes are posted on the Municipal Web Site at www.mapleridge.ca
1.ADOPTION OF THE AGENDA
The agenda was adopted with the addition of the following items:
4.6 Update on Recent Flooding in Maple Ridge
4.7 Lower Mainland Local Government Association Resolutions
2.0
Council Workshop Minutes
March 4, 2013
Page 2 of 6
2. MINUTES
R/2013-093
Minutes It was moved and seconded
That the text on page 5 of the February 18, 2013 Council
Workshop Minutes be amended from “The Director of Planning
advised that this property is not considered a remnant property
by the Agricultural Land Commission” to read “The Director of
Planning advised that she is not certain whether this property
is considered a remnant property by the Agricultural Land
Commission”; and
That the minutes of the Council Workshop Meeting of February
18, 2013 be adopted as amended.
CARRIED
3. PRESENTATIONS AT THE REQUEST OF COUNCIL
4. UNFINISHED AND NEW BUSINESS
Note: Item 4.6 was dealt with prior to Item 4.1
4.1 Proposed Updated Maple Ridge Zoning Bylaw 7000-2013
Presentation by Brent Elliott, Consultant, City Spaces
Staff report dated March 4, 2013 recommending that the report titled
“Proposed Updated Maple Ridge Zoning Bylaw 7000-2013 be received for
input and discussion and that the draft Zoning Bylaw be finalized and
presented to an upcoming Committee of the Whole for consideration to
forward to Council for first reading.
The Manager of Development and Environmental Services introduced Brent
Elliot, Consultant, City Spaces. He spoke to the draft zoning bylaw and the
intensive work done on the bylaw by the Planning Department as well as other
municipal departments. He provided a background and history of the draft
zoning bylaw.
The consultant gave a PowerPoint presentation providing an overview of the
new draft zoning bylaw.
Council Workshop Minutes
March 4, 2013
Page 3 of 6
R/2013-094
Draft Zoning
BL No. 7000-2013 It was moved and seconded
That the draft Maple Ridge Zoning Bylaw 7000-2013 be
received for information, finalized and forwarded to a
Committee of the Whole Meeting; and further
That a staff report inclusive of points raised by the review of
the draft zoning bylaw be brought back to a Council Workshop
Meeting in the interim.
CARRIED
4.2 Wireless Industry Co-Location Research
Staff report dated March 4, 2013 recommending that report titled “Wireless
Industry Co-Location Research” be received for information.
The Director of Corporate Support reviewed the report and introduced Shahir
Popatia of ICT Consultants.
The consultant outlined the process undertaken to research the potential
demand for a secondary District cell tower.
The Director of Corporate Support reviewed the results of market demand and
addressed co-location research carried out.
R/2013-095
Wireless Industry
Co-Location It was moved and seconded
Research
Receive
That the staff report dated March 4, 2013 titled “Wireless
Industry Co-Location Research” be received for information.
CARRIED
Note: The meeting was recessed at 11:07 a.m. and reconvened at 11:20 a.m.
Council Workshop Minutes
March 4, 2013
Page 4 of 6
4.3 Maple Ridge Commercial and Industrial Strategy – Consultation Process
Update
Staff report dated March 4, 2013 recommending the report titled “Maple
Ridge Commercial and Industrial Strategy – Consultation Process Update” be
received for information.
The Manager of Community Planning reviewed the report. He gave a
PowerPoint presentation which highlighting the process for the development
of the strategy, provided clarification on established terminology for
commercial and industrial uses and reviewed key employment categories.
R/2013-096
Commercial
Industrial Strategy It was moved and seconded
Receive
That the staff report dated March 4, 2013 titled “Maple Ridge
Commercial and Industrial Strategy – Consultation Process
Update” be received as information.
CARRIED
4.4 Secondary Suites Review – Consultation Feedback Update
Staff report dated March 4, 2013 recommending that the report titled
“Secondary Suites Review – Consultation Feedback Update” be received for
information
The Planner reviewed the report and gave a PowerPoint presentation outlining
the consultation process on secondary suites, feedback results and the next
steps in the process.
The Director of Planning provided background on the original secondary suites
bylaw.
R/2013-097
Secondary Suites
Review It was moved and seconded
Receive
That the staff report dated March 4, 2013 titled “Secondary
Suites Review – Consultation Feedback Update” be received
for information.
CARRIED
Note: The meeting was recessed at 12:32 p.m. and reconvened at 1:50 p.m.
Councillor Dueck was not in attendance when the meeting reconvened.
Council Workshop Minutes
March 4, 2013
Page 5 of 6
4.5 Vibrant Downtown Task Group Update
The General Manager of Community Development, Parks and Recreation
Services outlined the progress being made with the downtown task group.
She highlighted previous discussions pertaining to the downtown core and
advised on the members of the newly formed Vibrant Downtown Task Group.
She also advised on the reasoning behind the formation of the task force and
the goal and focus of the group.
R/2013-098
Vibrant Downtown
Task Group Update It was moved and seconded
Receive
That the verbal update provided by the General Manager of
Community Development, Parks and Recreation Services on
the Vibrant Downtown Task Group be received for information.
CARRIED
Note: Item 4.6 was dealt with prior to Item 4.1
4.6 Update on Recent Flooding in Maple Ridge
The Director of Engineering Operations provided an update of the flooding
which occurred in Maple Ridge as a result of a rain event which lasted from
February 28 to March 2. He advised on incidences which occurred as a result
of the significant amount of rain and outlined the municipality’s responses to
various situations.
The Fire Chief advised on the work done in partnership between the Fire
Department and the Operations Department during the flood situation.
4.7 Resolutions to the Lower Mainland Local Government Association
The Manager of Legislative Services advised on various processes employed
to bring resolutions forward to the Lower Mainland Local Government
Association.
Council Workshop Minutes
March 4, 2013
Page 6 of 6
R/2013-099
LMLGA Resolutions
Ad Hoc Committee It was moved and seconded
That an ad hoc committee be formed to review a list of
resolutions for submission to the Lower Mainland Local
Government Association, the Union of British Columbia
Municipalities and any other sources of action.
CARRIED
5. CORRESPONDENCE – Nil
6. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL – Nil
7. MATTERS DEEMED EXPEDIENT – Nil
8. ADJOURNMENT – 2:24 p.m.
_______________________________
E. Daykin, Mayor
Certified Correct
___________________________________
C. Marlo, Corporate Officer
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 18, 2013
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Draft Regional Context Statement
EXECUTIVE SUMMARY:
The Local Government Act, Part 26, Section 866 requires that where a regional growth strategy is in
effect for all or part of the same area where a municipal official community plan is in effect, the
official community plan must include a regional context statement that is accepted by the board of
the regional district. The regional context statement must specifically identify the relationship
between the regional growth strategy and the municipal official community plan and, if applicable,
identify how the official community plan is to be made consistent with the regional growth strategy
over time.
The purpose of this report is to provide Council with an opportunity to review the draft Regional
Context Statement and to provide information on the process for completing and approving the
Official Community Plan amending bylaw.
Throughout the preparation of the Regional Growth Strategy, Council had a significant amount of
discussion on the content and implications to the District and as a result, the OCP is easily aligned
with the RGS policies. At the March 7, 2011 Council Workshop, a staff report was presented that
identified the 19 occasions when Council discussed the preparation of the RGS between February
2009 and October 2010. At the same time, During the preparation of the Regional Growth Strategy
2040, the District of Maple Ridge had strong political representation at both the Regional Planning
Committee and on the Metro Vancouver Regional Board, ensuring that Council’s issues and
concerns were addressed in the process. On March 14, 2011 a final report was presented with the
recommendation that the Regional Growth Strategy Bylaw No. 1136 be accepted.
As a result of the work done by Maple Ridge Council during the preparation of the RGS, aligning the
Maple Ridge Official Community Plan with the RGS is relatively straightforward.
Terminology
For clarification, the plans and documents referenced in this report reference the following:
1.Regional Growth Strategy and RGS – is the Metro Vancouver Regional Growth Strategy
2040;
2.Official Community Plan and OCP – is the District of Maple Ridge Official Community Plan
Bylaw No. 6425 – 2006.
3.Regional Context Statement and RCS – is the District of Maple Ridge’s Regional Context
Statement that forms part of the Official Community Plan;
4.Livable Region Strategic Plan and LRSP – is the previous Regional growth strategy that was
replaced with the current RGS on July 29, 2011.
4.1
2
The draft Maple Ridge Regional Context Statement, attached as Appendix A, identifies how the
Maple Ridge Official Community Plan, Bylaw No. 6425 – 2006 aligns with the Regional Growth
Strategy.
RECOMMENDATION:
1. That the draft Regional Context Statement be received for information and input; and
2. In respect of Section 879 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan;
ii. The Board of the Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvement district boards; and
vi. The Provincial and Federal Government and their agencies.
3. And in that regard it is recommended that the only consultation to be required in respect of
this matter is an online questionnaire and the early posting of the proposed Maple Ridge
Official Community Plan Amending Bylaw on the District’s website, together with an invitation
to the public.
DISCUSSION:
a) Background Context:
The Metro Vancouver Regional Growth Strategy was adopted by the Greater Vancouver Regional
District Board on July 29, 2011. The Strategy took many years to complete and required approval
by each Metro Vancouver member municipality.
The Regional Growth Strategy establishes five (5) policy goal areas that are aimed at integrating
local land use plans, transportation services and infrastructure across the Region. Each of the 5
goals includes a number of policies that outline the various responsibilities for the Region, local
municipality and other governments and agencies necessary to successfully implement the Plan.
Legislative Context
The Local Government Act, Part 26, Section 866 requires that where a regional growth strategy
is in effect for all or part of the same area where a municipal official community plan is in effect,
the official community plan must include a regional context statement that is accepted by the
board of the regional district. The regional context statement must specifically identify the
relationship between the regional growth strategy and the municipal official community plan and,
if applicable, identify how the official community plan is to be made consistent with the regional
growth strategy over time.
3
As identified, the current RGS was approved on July 29, 2011, requiring all member
municipalities to submit their new regional contexts statements within a two-year time period as
established in Section 866 (8) of the Local Government Act. Maple Ridge is required to submit a
revised RCS to the Board of Metro Vancouver by July 28, 2013.
b) Regional Growth Strategy Overview
The Metro Vancouver Regional Growth Strategy 2040 establishes the strategies and policies for
the Region that Metro Vancouver and each member municipality will work toward implementing.
The RGS is organized into the following 5 Goals:
1. Create a Compact Urban Area – aligns with the OCP policies on Growth Management,
Neighbourhoods and Housing and Area Planning;
2. Support a Sustainable Economy – aligns with OCP policies on Employment;
3. Protect the Environment and Respond to Climate Change Impacts – aligns with OCP
policies on Natural Features;
4. Develop Complete Communities – aligns with OCP policies on Growth Management,
Community Services, Area Planning, and Municipal Services; and
5. Support Sustainable Transportation Choices – aligns with OCP policies on Growth
Management, Transportation, Area Planning and Municipal Services.
The five Goals of the RGS include a set of strategies for each as well as identifying the role and
responsibilities for Metro Vancouver, municipalities and actions requested of other governments
and agencies to implement the policies of each Goal. It is important to note that as a Regional
Growth Strategy, not all policies will be applicable to every municipality in the Region.
As an example, Strategy 2.2 of the RGS is focused on protecting the supply of industrial land in
the Region and includes policies for Mixed Employment areas under policy 2.2.4 (d). This is a
Regional land use designation that does not exist in Maple Ridge and as such, the conte nts of
policy 2.2.4 (d) do not apply to the District. Similarly, the RGS does not identify any Special
Employment Areas such as the Vancouver airport or the University of British Columbia. Therefore
the policies related to these areas (included in Strategy 4.2) do not apply to the District of Maple
Ridge.
Relationship between the Regional Growth Strategy and Official Community Plan
The Regional Growth Strategy identifies the relationship between the Strategy and a municipal
official community plan in Figure 4 of the RGS included below. The diagram conveys the inter-
relationships between the Regional Strategy, a regional context statement, a municipal official
community plan and municipal bylaw such as a zoning bylaw or development permit areas.
4
FIGURE 4
Relationship Between the Regional Growth
Strategy and Official Community Plans
Regional
Growth
Strategy
Regional
Context
Statement
Official
Community
Plan
Each municipality prepares
an updated Official
Community Plan (OCP)
and Regional Context
Statement (RCS) within
two years of the adoption
of a new Regional Growth
Strategy. The RCS sets
out the relationship
between the Regional
Growth Strategy and the
municipality’s OCP, and
identifies how local actions
will contribute to achieving
Regional Growth Strategy
goals. Municipalities must
submit their RCS to the
Metro Vancouver Board
for acceptance.
Zoning Bylaw
Development
Permits
c) Maple Ridge Regional Context Statement
Current Regional Context Statement
The District’s current Regional Context Statement (Appendix B) includes an Implementation
section at the end that outlines the commitment to a cooperative working relationship with Metro
Vancouver to solve any disagreements related to the previous Regional Growth Strategy, the
Liveable Region Strategic Plan. This section was included in the current Regional Context
Statement because at the time, changes to the Regional Growth Strategy, the Liveable Region
Strategic Plan, required 100 percent approval by the GVRD member municipalities.
The three types of established RGS amendments and procedures outlined in Section e) of this
report, suggest that an Implementation Section in the District’s OCP is no longer required.
Source: Metro Vancouver Regional
Growth Strategy 2040, pg. 58
5
Draft Maple Ridge Regional Context Statement
Since the adoption of the Regional Growth Strategy in 2011 there have not been any Official
Community Plan amendments that would not be consistent with the RGS. As a result of the work
done by Maple Ridge Council during the preparation of the RGS, aligning the Maple Ridge Official
Community Plan with the RGS is relatively straightforward. There are a number of current
projects underway, discussed later in this report, which may recommend policy amendments or
additions to the Official Community Plan which may require Regional Growth Strategy
amendment(s).
Regional Context Statement Structure
Neither the Local Government Act nor the Regional Growth Strategy prescribes how each
municipality must structure their Regional Context Statement. Several Lower Mainland
municipalities (District of North Vancouver and Richmond) have used a table format that
identifies the RGS Goal in one column and the relevant OCP policies in the adja cent column. The
Metro Vancouver Board has approved the Regional Context Statements for the District of North
Van and City of Richmond.
At the October 23, 2012 Regular Council meeting, the following Resolution was passed:
That the process outlined in the report titled “Regional Context Statement Amendment
Process” dated October 15, 2012, be endorsed.”
The process approved in October 2012 includes presentation of the draft RCS to Council,
preliminary review and discussions with Metro Vancouver staff, d iscussions with other District
departments and public consultation. The formal approval process will follow the standard OCP
amendment process of First Reading, followed by Second Reading and a Public Hearing, once
the consultation process and preliminary review by Metro Vancouver have been completed.
The attached draft Maple Ridge Regional Context Statement (Appendix A) has been structured in
a way that is consistent with the structure of the OCP, with each Goal area and respective
strategy listed in order, with the relevant OCP Chapters and policies identified under each via
bullet points. It is prepared in a format that is consistent with our current RCS and OCP layout. In
some cases, ‘work-toward’ statements have been included referencing the work that is currently
underway on the Housing Action Plan, Transportation Plan and Commercial and Industrial
Strategy.
d) Policy Implications / Current Projects
Part 25, Section 866 of the Local Government Act requires that municipalities include regional
context statements in their Official Community Plan and identify the relationship between the
OCP and RGS and how the OCP will be made consistent with the RGS over time.
Studies Currently Underway
There are a number of Council-directed studies that are currently underway that may recommend
policy amendments to the Official Community Plan.
6
Albion Flats Area Plan
The Albion Flats is currently designated as Agriculture on Schedule “B” of the Official
Community Plan, is not within the Urban Area Boundary and is designated as Agriculture with
a Special Study Area status under Section 6.10 of the Regional Growth Strategy. Upon
completion of the Area Plan, the District would need to seek an amendment to the RGS to re-
designate the area covered by the Area Plan. It is anticipated that a Type 3 Minor
Amendment to the RGS will be required (simple majority weighted vote and no regional
public hearing required).
Commercial and Industrial Strategy
The draft Commercial and Industrial Strategy has been received by Council for information
and will be used as the basis for consultation activities over the coming months. The draft
Strategy has not been referenced as a work in progress as the current OCP policies
respecting commercial and industrial employment align with the Regional Growth Strategy.
Of note are the employment projections completed by GP Rollo and Associates as part of this
Strategy. These projections are generally lower than those projected by the Region, but are
expected to be within the range to be accepted by Metro Vancouver. These numbers are
included in the draft Regional Context Statement attached as Appendix A.
The draft Strategy is also recommending that Council consider the redevelopment of lands
outside of the Urban Area Boundary for employment purposes. For example, the majority of
properties in the area of 128th Avenue and 232nd Street are designated as General Urban in
the Regional Growth Strategy but are not within the Urban Area Boundary on Schedule “B” of
the OCP. As such, an RGS amendment would not be necessary. Other lands currently
designated Suburban Residential on Schedule “B” (on the Lougheed Highway east of 240th
Street) would require a Type 3 Minor Amendment to the RGS as they are contiguous with the
Region’s Urban Containment Boundary and are not within the Agricultural Land Reserve.
Housing Action Plan & Transportation Plan
The Housing Action Plan and Transportation Plan are currently underway and may have OCP
policy implications upon completion. The Housing Action Plan is a required component of the
Regional Growth Strategy outlined in policy 4.1.8 of the RGS. Both of these plans have been
referenced in the Regional Context Statement as works in progress.
The Regional Growth Strategy has established three types of amendments and the process for
each, depending on the significance of the proposed changes, as outlined in the following
section. For each of the above studies, staff will contact Metro Vancouver to discuss what type
of amending process would be required, for any OCP policy changes stemming from each study.
At that time, should Council also wish to consider other Regional land use designation changes,
staff would prepare a report outlining a process to engage in that discussion with Metro
Vancouver.
Population Projections
During the RGS review, there was considerable discussion regarding the appropriateness of the
population and employment projections in the Strategy. Much of the discussion related to the
fact that the RGS population horizon of 2041 does not match our OCP population horizon of
7
2031, along with concern with the District’s ability to handle the additional growth and provide
services to a growing community.
The District’s 2031 population projection is 108,900, however a preliminary analysis based on
average annual historic growth rates combined with Area Planning and Infill policies indicate that
the District may achieve the Regional projection of 132,000 by 2041. It is important to
understand that the Region’s population projections are guidelines only and Maple Ridge can
provide its own population projections in the Regional Context Statement. Base on this, the draft
RCS includes a population projection of 130,000 residents by 2041.
e) RGS / RCS Amendment Process
Regional Growth Strategy Amendment Process
Section 6.2 of the Regional Growth Strategy includes a set of policies that provide for an
appropriate degree of flexibility for municipalities. Policies 6.2.7 through 6.2.10 identify the
types of changes to a municipal Official Community Plan that do n ot require an amendment to
the municipality’s Regional Context Statement.
Section 6.3 of the RGS outlines the following three types of amendments:
Type 1 – Major Amendments to the Regional Growth Strategy – require an affirmative
50%+1 weighted vote of the Metro Vancouver Regional Board and acceptance by all affected
local governments in accordance with Section 857 of the Local Government Act.
Type 1 Major Amendments include changes to Growth Strategy goals, strategies or process.
Type 2 – Minor Amendments to the Regional Growth Strategy (two-thirds weighted vote and
regional public hearing required).
Type 2 Minor Amendments include changes to the Urban Containment Boundary,
amendments to Agricultural or Conservation and Recreation lands or the addition or deletion
of an Urban Centre.
Type 3 – Minor Amendments to the Regional Growth Strategy (simple majority weighted vote
and no regional public hearing required).
Type 3 Minor Amendments include changes to Regional Land Use designations that are
within the Urban Containment Boundary, the addition or deletion of a Frequent Transit
Development Area location, housekeeping amendments to population, dwelling unit and
employment projections that do not alter the intent of the RGS and amendments for those
sites identified as Special Study Areas, and lands that are not within the ALR and contiguous
to the Urban Containment Boundary where the proposed land use change is from the
Regional designation of Agriculture or Rural to Industrial.
Section 6.4 Procedures for Regional Growth Strategy Amendments provides details on how each
of the above three types of amendments are to be completed by a municipality seeking an
amendment to their Regional Context Statement.
8
f) Next Steps
Following Council’s review, the next steps in the process for completion of the Regional Context
Statement, as endorsed by Council in October 2012 will be to forward a copy of the draft RCS to
Metro Vancouver staff for preliminary review. Council will be provided with an update on any
changes or additions recommended by Metro Vancouver staff, prior to initiation of the RCS
consultation activities.
The following anticipated timeline is provided as information and provides target dates for each
step in the completion and adoption of the Official Community Plan Regional Context Statement
amending bylaw:
Council Review of draft Regional Context Statement – March 18, 2013
Metro Vancouver staff review – March to April
First Reading of RCS OCP amending bylaw – April
MR Departments review & discussion – April
Consultation – April
Council Update (if significant changes from input) - May
Second Reading – May
Public Hearing – June
3rd Reading – June
Formal referral to Metro Vancouver Board – June 2013
g) Citizen/Customer Implications:
The amendments to the Regional Context Statement are a requirement of the recently adopted
Metro Vancouver Regional Growth Strategy 2040. As such, the amendments constitute an
amendment to the Official Community Plan which must include consultation as outlined in Part
26, Section 879 of the Local Government Act.
Community consultation is anticipated to occur in April 2013 and will consist of posting the draft
Regional Context Statement on the District’s website accompanied by a general questionnaire
related to the draft RCS. Notifications for the consultation will be advertised in several editions
of The Maple Ridge Pitt Meadows News as well as on the municipal website.
h) Interdepartmental Implications:
The Planning Department will seek the input of other departments as necessary in the
preparation of the Regional Context Statement. Departments that may be asked to participate
include, but are not limited to Engineering, Licences, Permits and Bylaws, Building, Parks and
Leisure Services and Sustainability and Corporate Planning.
i) Business Plan/Financial Implications:
Initiating the update of the Regional Context Statement is part of the Planning Department’s
2012 Business Plan. The process must be complete within the second quarter of 2013 in ord er
to submit the amended RCS to the Metro Vancouver Regional Board prior to July 29, 2013 as
required.
9
j) Next Steps:
The next step in the RCS process is to send the draft to Metro Vancouver staff for review and
comment and to organize the discussions with other District departments.
CONCLUSIONS:
The draft Regional Context Statement is provided for Council’s review and discussion. It outlines the
ways in which the Maple Ridge Official Community Plan, Bylaw No. 6425 – 2006 aligns with the
Metro Vancouver 2040 – Shaping Our Future Regional Growth Strategy as required by Section 866
of the Local Government Act.
The Maple Ridge Official Community Plan is well-positioned to achieve the goals set out in the
Regional Growth Strategy, thanks to the work done by Council in ensuring the Regional Growth
Strategy addressed Maple Ridge’s concerns.
“Original signed by Jim Charlebois”
_______________________________________________
Prepared by: Jim Charlebois, MURP, MCIP, RPP
Manager of Community Planning
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Draft Maple Ridge Regional Context Statement
Appendix B: OCP Chapter 1.4 Regional Context Statement
1
1.4 Regional Context Statement
On July 29, 2011, The Metro Vancouver Board of Directors approved the Metro Vancouver 2040
Regional Growth Strategy Bylaw, pursuant to Section 863(1) of the Local Government Act.
Part 25 of the Local Government Act requires that an Official Community Plan must include a
Regional Context Statement that is accepted in accordance with Section 866 of the Local
Government Act by the Board of the Regional Government, in this case Metro Vancouver. The
Regional Context Statement must identify the relationship between the municipal Official
Community Plan and the Regional Growth Strategy and if applicable, how the OCP will be made
consistent with the Regional Growth Strategy over time.
The Metro Vancouver 2040 Regional Growth Strategy is organized into five main goals:
Goal 1: Create a Compact Urban Area
Goal 2: Support a Sustainable Economy
Goal 3: Protect the Environment and Respond to Climate Change Impacts
Goal 4: Develop Complete Communities
Goal 5: Support Sustainable Transportation Choices
The RGS also includes Regional Land Use Designations that are aimed at achieving the five goal
areas of the Plan and include:
General Urban
Industrial
Mixed Employment
Rural
Agricultural
Conservation and Recreation
In addition a Regional Urban Containment Boundary has been established as a long-term area for
urban development across the Region, within which nine urban centres have been identified,
including the Maple Ridge Town Centre.
RGS Roles for Municipalities
Goal 1: Create a Compact Urban Area
“Metro Vancouver’s growth is concentrated in compact communities with access to a range of
housing choices, and close to employment, amenities and services. Compact transit-oriented
development patterns help reduce greenhouse gas emissions and pollution, and support both the
efficient use of land and an efficient transportation network.”
APPENDIX A
2
Strategy 1.1: Contain urban development within the Urban Containment Boundary
Strategy 1.1.3a) Depict the Urban Containment Boundary
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies the Urban Area
Boundary. This boundary is generally consistent with the Urban Containment Boundary
identified on the Regional Growth Strategy – Regional Land Use Designations map.
Strategy 1.1.3b)
Provide municipal population, dwelling unit and employment projections
The 2041 RGS includes estimated projections for the District of Maple Ridge that are
intended to provide guidance to assist in regional and local planning. The estimated
projections for Maple Ridge are:
o Population = 132 000
o Dwelling Units = 50 900
o Employment = 48 000
The District’s estimated projections are a guide for long-range planning purposes only and
are the result of a comprehensive demographic analysis completed as part of the 2006
Official Community Plan update. The projections are generally consistent with the 2041
RGS as follows:
o Population = 108 900 to 2031*
o Dwelling Units = 42 890 to 2031*
o Employment = 42 500**
*The District of Maple Ridge is consistent with the Region’s population and dwelling unit
projections, reflecting regional trends and market realities and which include the following
assumptions:
o 2% growth rate;
o 25% accessory dwelling units (secondary suites and garden suites);
o Greater density in the Town Centre;
o Greater density along major corridors;
o Continuing with the area planning program outlined in Chapter 10; and
o By undertaking an area planning process in the Urban Reserve.
**Employment projections have been taken from the Commercial & Industrial Strategy:
2012 – 2041 prepared by G.P. Rollo & Associates, as received by Maple Ridge Council
on November 26, 2012.
3
Strategy 1.2: Focus Growth in Urban Centres and Frequent Transit Development Areas
Strategy 1.2.6a)
Provide dwelling unit and employment projections that indicate the municipal share of planned
growth and that contribute to achieving the regional share of growth for Urban Centres and
Frequent Transit Development Areas
The Regional Growth Strategy does not identify any Frequent Transit Development Areas
in Maple Ridge. The Official Community Plan is consistent with the RGS .
1.2.6b)
Include policies for Urban Centres which:
i) Identify the general location, boundaries and types of Urban Centres on a map
Schedule “B” of the Official Community Plan identifies the boundaries of the Town Centre
Area Plan, which aligns with the location of the Regional Town Centre identified on Map 2:
Regional Land Use Designations of the RGS.
ii) Focus growth and development in Urban Centres
Chapter 2 Growth Management, Section 2.1.2 – Compact & Unique Community
10.4 Town Centre Area Plan, Sections 1.2.1 Goals and Objectives; 1.3 Assumptions and
Targets; 3.2 General Land-Use Requirements.
iii) Encourage office development through policies and/or other financial incentives, such as
zoning that reserves capacity for office uses and density bonus provisions;
Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policies 6-18
and 6-20.
Chapter 10.4 Town Centre Area Plan;
Chapter 3.2 Affordable, Rental and Special Needs Housing, policy 3-30. .
The District of Maple Ridge has undertaken an Amenity Zoning Study to evaluate the
potential for density bonuses and community amenity contributions. Outcomes of that
Study may include amendments to the Official Community Plan and Albion Area Plan.
iv) In coordination with the provision of transit service, establish or maintain reduced residential
and commercial parking requirements in Urban Centres, where appropriate
Chapter 7.3 Transit, policies 7-16 and 7-17.
10.4 Town Centre Area Plan parking standard; Section 5.0 Multi-Modal Transportation
Network, policies 5-4, 5-5 and 5-6.
1.2.6c)
Include policies for Frequent Transit Development Areas which:
i) Identify on a map, in consultation with TransLink, the general location and boundaries of
Frequent Transit Development Areas
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Chapter 10.4 Town Centre Area Plan, Figure 3 Future Rapid Transit Route identifies the
potential future location of a rapid transit route along the Lougheed Highway in the Town
Centre.
ii) Focus growth and development in Frequent Transit Development Areas
Chapter 10.4 Town Centre Area Plan, policies 5-12 and 5-13.
iii) In coordination with the provision of transit service, establish or maintain reduced residential
and commercial parking requirements in Urban Centres, where appropriate
The Regional Growth Strategy does not identify any Frequent Transit Development Areas
in Maple Ridge. The Official Community Plan is consistent with the RGS Chapter 10.4
Town Centre Area Plan, Sections 5.2.1 Multi-Modal Routes and 5.2.2 Enhancing the Multi-
Modal Network.
1.2.6d)
Include policies for General Urban areas which:
i) Identify the General Urban areas and their boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2)
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies lands
designated Urban Residential; Commercial, Industrial, Institutional, Parks and
Conservation and Urban Reserve that are located within the Urban Area Boundary. These
land uses are generally consistent with the Regional Land Use Designations of “General
Urban”, “Industrial” and “Conservation and Recreation” identified on the Regional Growth
Strategy – Regional Land Use Designations map.
ii) Ensure development in General Urban areas outside of Urban Centres and Frequent Transit
Development Areas are generally lower density that development in General Urban areas within
Urban Centres and Frequent Transit Development Areas
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policy 2-3.
Section 10.1 Area Planning of the Official Community Plan establishes the area planning
program for the District. In addition, Sections 10.2 – Albion Area Plan; 10.3 Silver Valley
Area Plan; and 10.4 Town Centre Area Plan establish policies and guidelines for
development within each of the area plan boundaries.
Section 3.1.2 Community Character and Sense of Place, policies 3-2, 3-3 and 3-4.
Section 3.1.3 Residential Designations, Urban Residential policies 3-18 1) Neighbourhood
Residential and 3-18 2) Major Corridor Residential.
Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19, 3-20 and 3-21.
iii) where appropriate, identify small scale Local Centres in the General Urban areas that provide
a mix of housing types, local-serving commercial activities and good access to transit.
Section 3.1.3 Residential Designations
Section 6.3.5 Community Commercial Node, policies 6-26, 6-27, 6-28 and 6-29.
Section 6.3.6 Neighbourhood Commercial Centres, policies 6-30, 6-31, 6-32 and 6-33.
Section 6.3.8 Historic Commercial, policies 6-37, 6-38 and 6-39.
5
Chapter 10.2 Albion Area Plan, Section 10.2.1 Land Use Designations – C Village
Commercial, and Section 10.2.6 Village Centre, policy 10-14.
Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and 5.2.3 Main Street
Commercial Areas.
iv) exclude non-residential major trip-generating uses, as defined in the Regional Context
Statement, from those portions of General Urban areas outside of Urban Centres and Frequent
Transit Development Areas
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies Industrial lands
in the Maple Meadows Business Park, Albion Industrial Area and 256th Street Industrial
Area.
v) encourage infill development by directing growth to established areas, where possible;
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policy 2-3.
Chapter 3.1 Residential, Section 3.1.4 Residential Infill and Compatibility Criteria, policies
3-19, 3-20 and 3-21.
1.2.6e)
include policies that, for Urban Centres or Frequent Transit Development Areas that overlay
Industrial, Mixed Employment, or Conservation and Recreation areas, the Industrial, Mixed
Employment, and Conservation and Recreation intent and policies prevail, except in the Mixed
Employment areas contained within the overlay area;
Not applicable.
1.2.6f)
for Urban Centres, Frequent Transit Development Areas and General Urban areas, include
policies which:
i) support continued industrial uses by minimizing the impacts of urban uses on industrial
activities;
Section 6.4.1 Industrial Lands, policies 6-40, 6-41 and 6-42.
Section 6.4.2 Business Parks, policies 6-47, 6-48, 6-49, 6-50, 6-51 and 6-53.
ii) encourage safe and efficient transit, cycling and walking;
Chapter 7.3 Transit
Chapter 7.4 Cyclists
Chapter 7.5 Pedestrians
Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network.
iii) implement transit priority measures, where appropriate;
Chapter 7.1 Transportation, policies 7-3, 7-4 and 7-5.
Chapter 7.3 Transit, policies 7-16 through 7-24.
Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network,
policies 5-12 and 5-13.
iv) support district energy systems and renewable energy generation, where appropriate.
6
Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policy
2-19.
Chapter 5.5 Air Quality, policies 5-39 & 5-40.
Chapter 5.6 Preparing for Climate Change.
Strategy 1.3 Protect Rural areas from urban development
1.3.3a) identify the Rural areas and their boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies land uses
outside of the Urban Area Boundary that include Agricultural, Park, Parks Within the ALR,
Forest, Rural Residential, Suburban Residential, Estate Suburban Residential and
Conservation. These land uses are generally consistent with the Regional Land Use
Designations of “Rural” and “Conservation and Recreation” identified on the Regional
Growth Strategy – Regional Land Use Designations map.
1.3.3b) limit development to a scale, form, and density consistent with the intent for the Rural
land use designation, and that is compatible with on-site sewer servicing;
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policies 2-4 and 2-6.
Chapter 2.2 .2.2 Land Use Designations, Agricultural, Rural Residential, Suburban
Residential, Estate Suburban Residential.
Chapter 3.1 Residential, Section 3.1.3 Residential Designations, Rural Residential policies
3-6 through 3-9, Suburban Residential policies 3-10 through 3-13 and Estate Suburban
Residential policies 3-14 through 3-17.
Chapter 9.1 Municipal Services, Section 9.1.2 Septic Systems, policies 9-5 and 9-6.
1.3.3 c) include policies which:
i) specify the allowable density and form, consistent with Action 1.3.1, for land uses within the
Rural land use designation;
Section 3.1.3 Residential Designations policies 3-6 through 3-17.
ii) support agricultural uses within the Agricultural Land Reserve, and where appropriate, outside
of the Agricultural Land Reserve.
Section 2.1.2 A Compact and Unique Community policy 2-6
Chapter 6.2 Agricultural Opportunities, Sections 6.2.1 Economic Development Strategy
and 6.2.2 Sustainable Agriculture
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Goal 2: Support a Sustainable Economy
“The land base and transportation systems required to nurture a healthy business sector are
protected and supported. This includes supporting regional employment and economic growth.
Industrial and agricultural land is protected and commerce flourishes in Urban Centres
throughout the region.”
Strategy 2.1 Promote land development patterns that support a diverse regional
economy and employment close to where people live
2.1.4 a)include policies that support appropriate economic development in Urban Centres,
Frequent Transit Development Areas, Industrial and Mixed Employment areas;
Chapter 6.1 Employment Generating Opportunities, policies 6-1, 6-2, 6-3 and 6-4
(Commercial and Industrial Strategy currently underway with anticipated adoption by
Council mid-2013).
Chapter 6.3 Commercial Opportunities, policies 6-18, 6-20 and 6-21.
Chapter 10.4 Town Centre Area Plan, Section 1.2 – 8 Guiding Sustainability Principles,
Section 1.2.1 Goals and Objectives, Principles 1 Each Neighbourhood is Complete, 6 Jobs
are close to home and 7 The Centre is distinctive, attractive and vibrant.
Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land-Use Requirements
policies 3-1, 3-2, 3-3, 3-5, 3-6, 3-9, 3-14 and 3-15.
2.1.4 b)support the development of office space in Urban Centres, through policies such as
zoning that reserves land for office uses, density bonus provisions to encourage office
development, variable development cost charges, and/or other financial incentives;
Chapter 6.3 Commercial Opportunities, Section 6.31 Commercial Strategy policies 6-17,
6-18 and 6-21.
Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land-Use Requirements,
policies 3-2, 3-5 and 3-6.
2.1.4 c) include policies that discourage major commercial and institutional development outside
of Urban Centres or Frequent Transit Development Areas;
Chapter 4.2 Institutional, policies 4-31 through 4-37.
Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policies 6-21
and 6-22.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.4 Forest, policy
6-61.
2.1.4 d) show how the economic development role of Special Employment Areas, post secondary
institutions and hospitals are supported through land use and transportation policies.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post
Secondary Educational Institutions.
8
Strategy 2.2 Protect the supply of industrial land
2.2.4 a) identify the Industrial areas and their boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies land
designated as Industrial and Rural Resource. These lands are generally consistent with
the Regional Land Use Designation of “Industrial” identified on the Regional Growth
Strategy – Regional Land Use Designations map.
2.2.4 b )include policies for Industrial areas which:
i) support and protect industrial areas;
Chapter 6.4 Industrial Opportunities, Section 6.4.1 Industrial Lands, policies 6-40 through
6-46.
Section 6.4.2 Business Parks, policies 6-47 through 6-53.
ii) support appropriate accessory uses, including commercial space and caretaker units;
Section 6.4.2 Business Parks, policy 6-47.
iii) exclude uses which are inconsistent with the intent of industrial areas, such as medium and
large format retail, residential uses (other than industrial caretaker units where necessary), and
stand-alone office uses that are not supportive of industrial activities;
Section 6.4.2 Business Parks, policy6-49.
Section 6.5.3 Large Format Retail
iv) encourage better utilization and intensification of industrial areas for industrial activities;
Section 6.4.1 Industrial Lands, policies 6-41, 6-42 and 6-44.
2.2.4 c) identify the Mixed Employment areas and their boundaries on a map generally consistent
with the Regional Land Use Designation map (Map 2);
Not applicable.
2.2.4 d)include policies for Mixed Employment areas which:
i) support a mix of industrial, commercial, office and other related employment uses, while
maintaining support for established industrial areas, including potential intensification policies
for industrial activities, where appropriate;
Not applicable.
ii) allow large and medium format retail, where appropriate, provided that such development will
not undermine the broad objectives of the Regional Growth Strategy;
Not applicable.
9
iii) support the regional objective of concentrating commercial and other major trip-generating
uses in Urban Centres and Frequent Transit Development Areas;
Not applicable.
iv) where Mixed Employment areas are located within Urban Centres or Frequent Transit
Development Areas, support higher density commercial development and allow employment and
service activities consistent with the intent of Urban Centres or Frequent Transit Development
Areas;
Not applicable.
v) allow low density infill / expansion based on currently accepted local plans and policies in
Mixed Employment areas and support increases in density only where the Mixed Employment
area has transit service or where an expansion of transit service has been identified in
TransLink’s strategic transportation plans for the planned densities;
Not applicable.
2.2.4 e) include policies which help reduce environmental impacts and promote energy
efficiency.
Not applicable.
Strategy 2.3 Protect the supply of agricultural land and promote agricultural viability
with an emphasis on food production
2.3.6 Adopt Regional Context Statements which:
a) specify the Agricultural areas and their boundaries on a map generally consistent with the
Regional Land Use Designations map (Map 2);
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies lands
designated Agricultural and Parks within the ALR. These land uses are generally
consistent with the Regional Land Use Designation of “Agriculture” identified on the
Regional Growth Strategy – Regional Land Use Designations map.
b) include policies to support agricultural viability including those which:
i) assign appropriate regional land use designations that support agricultural viability and
discourage non-farm uses that do not complement agriculture;
Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policies 6-9
through 6-14.
ii) discourage subdivision of agricultural land leading to farm fragmentation;
Section 6.2.2 Sustainable Agriculture, policies 6-12 and 6-13.
10
iii) where feasible, and appropriate with other governments and agencies, maintain and improve
transportation, drainage and irrigation infrastructure to support agricultural activities;
Chapter 7.2 Road Network Plan, policy 7-9.
iv) manage the agricultural-urban interface to protect the integrity and viability of agricultural
operations (e.g. buffers between agricultural and urban areas or edge planning);
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policies 2-2, 2-4 and 2-6.
Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy,
policy 6-6. (Note: Maple Ridge Agricultural Plan endorsed by Council Resolution R/09-516
in December 2009).
Section 6.2.2 Sustainable Agriculture, policies 6-10, 6-12 and 6-13.
v) demonstrate support for economic development opportunities for agricultural operations (e.g.
processing, agri-tourism, farmers’ markets and urban agriculture);
Section 6.2.1 Economic Development Strategy, policies 6-5 through 6-8.
Section 6.2.2 Sustainable Agriculture, policies 6-9 through 6-14.
vi) encourage the use of agricultural land, with an emphasis on food production;
Section 6.2.1 Economic Development Strategy, policies 6-7and 6-8.
vii) support educational programs that provide information on agriculture and its importance for
the regional economy and local food systems.
Section 6.2.1 Economic Development Strategy, policies 6-6 and 6-8. (Note: Maple Ridge
Agricultural Plan endorsed by Council Resolution R/09-516in December 2009).
11
Goal 3: Protect the Environment and Respond to Climate Change Impacts
“Metro Vancouver’s vital ecosystems continue to provide the essentials of life – clean air, water
and food. A connected network of habitats is maintained for a wide variety of wildlife and plant
species. Protected natural areas provide residents and visitors with diverse recreational
opportunities. Strategies also help Metro Vancouver and member municipalities meet their
greenhouse gas emission targets, and prepare for, and mitigate risks from climate change and
natural hazards.”
Strategy 3.1Protect Conservation and Recreation lands
Role of Municipalities:
3.1.4 Adopt Regional Context Statements which:
a) identify the Conservation and Recreation areas and their boundaries on a map generally
consistent with the Regional Land Use Designations map (Map 2);
Schedule “B” of the Official Community Plan (Bylaw 6425-2006) identifies lands
designated Conservation, Forest, Park and Parks within the ALR. These land uses are
generally consistent with the Regional Land Use Designation of “Conservation and
Recreation” identified on the Regional Growth Strategy – Regional Land Use Designations
map.
b) include land use policies to support the protection of Conservation and Recreation areas that
are generally consistent with the following:
i) public service infrastructure, including the supply of high quality drinking water;
Chapter 5.4 Water Resources, policies 5-32 through 5-38.
ii) environmental conservation;
Chapter 5.2 Environmental Management Model, policies 5-1 through 5-8.
Chapter 5.3 Land Resources, policies 5-9 through 5-16.
Chapter 5.4 Water Resources, policies 5-28 through 5-32.
iii) recreation, primarily outdoor;
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-7, 4-9
and 4-10.
Chapter 5.3 Land Resources, policies 5-15 and 5-16.
Chapter 10.3 Silver Valley Area Plan, Section 5.2.7 River Village Parks, Section 5.3.8
Blaney, Forest and Horse Hamlets Parks and Schools and 5.4.5 Eco-Clusters Parks.
iv) education, research and training facilities and uses that serve conservation and/or recreation
users;
Section 4.1.2 Community Wellness, policies 4-5, 4-6, 4-7 and 4-8.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.4 Forest.
12
v) commercial uses, tourism activities, and public cultural or community amenities that are
appropriately located, scaled and consistent with the intent of the designation;
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-5, 4-7, 4-
8, 4-10 through 4-13.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism,
policies 6-54, 6-55 and 6-56.
c) include policies, where appropriate, that effectively buffer Conservation and Recreation areas
from activities in adjacent areas.
Chapter 5.2 Environmental Management Model, policy 5-8.
Chapter 5.3 Land Resources, policies 5-10 through 5-13 and 5-17.
Section 5.3.1 Hillside Development, policies 5-20 through 5-24.
Strategy 3.2 Protect and enhance natural features and their connectivity
Role of Municipalities:
3.2.4 Adopt Regional Context Statements which include policies and/or maps that indicate how
ecologically important areas and natural features will be managed (as conceptually shown on
Map 10) (e.g. steep slopes and ravines, intertidal areas and other natural features not addressed
in Strategy 3.1).
Schedule “C” of the Maple Ridge Official Community Plan (Bylaw No. 6425-2006)
identifies Natural Features including conservation lands, forests and major parks; Fraser
River 200 Year Floodplain, Kanaka Creek Floodplain (interpreted) and Alouette River
Floodplain, Canadian Wildlife Service Wetlands and the Fraser River Escarpment.
3.2.5 In collaboration with other agencies, develop and manage municipal components of the
Metro Vancouver Regional Recreation Greenway Network and connect community trails,
bikeways and greenways to the Regional Recreation Greenway Network where appropriate.
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-8, 4-9
and 4-10.
Chapter 5.2 Environmental Management Model, policies 5-3, 5-7and 5-8.
Chapter 5.3 Land Resources, policies 5-15 and 5-16.
Chapter 7.6 Multi-Use Equestrian Trails, policies 7-42 and 7-43.
3.2.6 Identify where appropriate measures to protect, enhance and restore ecologically
important systems, features, corridors and establish buffers along watercourses, coastlines,
agricultural lands, and other ecologically important features (e.g. conservation covenants, land
trusts, tax exemptions and ecogifting).
Chapter 5.2 Environmental Management Model, policy 5-8.
Chapter 5.4 Water Resources, policy 5-30.
3.2.7 Consider watershed and ecosystem planning and/or Integrated Stormwater Management
Plans in the development of municipal plans.
Chapter 5.4 Water Resources, policies 5-28, 5-29, 5-32 and 5-33.
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Strategy 3.3 Encourage land use and transportation infrastructure that reduce energy
consumption and greenhouse gas emissions, and improve air quality.
Role of Municipalities:
3.3.4 Adopt Regional Context Statements which:
a) identify how municipalities will use their land development and transportation strategies to
meet their greenhouse gas reduction targets and consider how these targets will contribute to the
regional targets;
Chapter 5.6 Preparing for Climate Change, policies 5-43 through 5-45.
Chapter 7.1 Transportation, policies 7-1, 7-3 and 7-4.
b) identify policies and/or programs that reduce energy consumption and greenhouse gas
emissions, and improve air quality from land use and transportation infrastructure, such as:
o existing building retrofits and construction of new buildings to green performance
guidelines or standards, district energy systems, and energy recovery and renewable
energy generation technologies, such as solar panels and geoexchange systems, and
electric vehicle charging infrastructure;
o community design and facility provisions that encourages transit, cycling and walking (e.g.
direct and safe pedestrian and cycling linkages to the transit system);
Chapter 5.5 Air Quality, policies 5-39 through 5-42.
Chapter 5.6 Preparing for Climate Change, policies 5-43, 5-44 and 5-45.
Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policies
2-21 through 2-24.
c) focus infrastructure and amenity investments in Urban Centres and Frequent Transit
Development Areas, and at appropriate locations along TransLink’s Frequent Transit Network;
Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policies 9-1, 9-2
and 9-3.
d) implement land use policies and development control strategies which support integrated
storm water management and water conservation objectives.
Chapter 5.4 Water Resources, policies 5-28, 5-30, 5-32 through 5-38.
Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features.
Strategy 3.4 Encourage land use and transportation infrastructure that improve the
ability to withstand climate change impacts and natural hazard risks
Role of Municipalities:
3.4.4 Adopt Regional Context Statements that include policies to encourage settlement
patterns that minimize risks associated with climate change and natural hazards (e.g.
earthquake, flooding, erosion, subsidence, mudslides, interface fires).
Chapter 5.3 Land Resources, policies 5-10 through 5-14, 5-18 and 5-19.
Section 5.3.1 Hillside Development, policies 5-20 through 5-24.
14
3.4.5 Consider incorporating climate change and natural hazard risk assessments into the
planning and location of municipal utilities, assets and operations.
Chapter 5.6 Preparing for Climate Change, policy 5-43.
Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policy 9-4
Section 9.1.2 Septic Systems, policies 9-5 and 9-6.
Section 9.1.3 Waste Reduction and Recycling, policies 9-7, 9-8 and 9-9.
15
Goal 4: Develop Complete Communities
“Metro Vancouver is a region of communities with a diverse range of housing choices suitable for
residents at any stage of their lives. The distribution of employment and access to services and
amenities builds complete communities throughout the region. Complete communities are
designed to support walking, cycling and transit, and to foster healthy lifestyles.”
Strategy 4.1 Provide diverse and affordable housing choices
Role of Municipalities:
4.1.7 Adopt Regional Context Statements which:
a) include policies or strategies that indicate how municipalities will work towards meeting the
estimate future housing demand as set out in Appendix Table A.4, which:
i) ensure the need for diverse housing options is articulated in municipal plans and policies,
including neighbourhood and area plans;
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policies 2-1, 2-2, 2-3, 2-5 and 2-6.
Chapter 3.1 Residential, section 3.1.1 Housing and Land Requirements, policy 3-1.
Section 3.1.2 Community Character and Sense of Place, policies 3-2, 3-3 and 3-5.
Section 3.1.3 Residential Designations policies 3-8, 3-12, 3-15, 3-17, 3-18 (1) and (2).
Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19 (1) and (2), 3-20
and 3-21.
Section 3.1.5 Urban Reserve.
Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land-Use Requirements, policy
3-1.
ii) increase the supply and diversity of the housing stock through infill developments, more
compact housing forms and increased density;
Section 3.1.4 Residential Infill and Compatibility Criteria
iii) in collaboration with the federal government and the province, assist in increasing the supply
of affordable rental units for households with low or low to moderate incomes through policies,
such as density bonus provisions, inclusionary zoning or other mechanisms, particularly in areas
that are well served by transit;
Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27 through 3-33.
iv) encourage and facilitate affordable housing development through measures such as reduced
parking requirements, streamlined and prioritized approval processes, below market leases of
publicly owned property, and fiscal measures.
Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land-Use Requirements,
policies 3-1, 3-7 and 3-8.
Chapter 10.4 Town Centre Area Plan, Section 5.0 Multi-Modal Transportation Network,
Section 5.1 Offering Transportation Choices, policy 5-4.
*Note: Section 10.0 of the Off-Street parking and Loading Bylaw No. 4350-1990 (as
amended), outlines provisions for reduced parking standards for multi-family non-market
housing, Seniors’ Independent Living, Assisted Living, Supportive Housing and Congregate
Care facilities.
16
4.1.8Prepare and implement Housing Action Plans which:
a) assesses local housing market conditions, by tenure, including assessing housing supply,
demand and affordability;
Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27, 3-28, 3-29 and
3-31.
Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
b) identify housing priorities, based on the assessment of local housing market conditions, and
consideration of changing household demographics, characteristics and needs;
Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-27, 3-29, 3-30, 3-31
and 3-32.
Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
c) identify implementation measures within the jurisdiction and financial capabilities of
municipalities, including actions set out in Action 4.1.7;
The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
d) encourage the supply of new rental housing and where appropriate mitigate or limit the loss of
existing rental housing stock;
Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-30 through 3-33.
Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
e) identify opportunities to participate in programs with other levels of government to secure
additional affordable housing units to meet housing needs across the continuum;
Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28.
Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
f) cooperate with and facilitate the activities of the Metro Vancouver Housing Corporation under
Action 4.1.5.
Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28.
Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated
Council endorsement/adoption date in the fall 2013.
17
Strategy 4.2 Develop healthy and complete communities with access to a range of
services and amenities
4.2.4 Include policies within municipal plans or strategies, that may be referenced in the
Regional Context Statements which:
a) support compact, mixed use, transit, cycling and walking oriented communities;
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community.
Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place.
Section 3.1.3 Residential Designations, policies 3-18 (1) and (2).
Section 3.1.4 Residential Infill and Compatibility Criteria.
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community &
Cultural Services, policies 4-2, 4-5, 4-7 through 4-11 and 4-13.
Chapter 7.3 Transit.
Chapter 7.4 Cyclists.
Chapter 7.5 Pedestrians.
Chapter 7.6 Multi-Use and Equestrian Trails.
Chapter 10.2 Albion Area Plan, Section 10.2.6 Village Centre.
Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and Section 5.3 Hamlets.
Chapter 10.4 Town Centre Area Plan, Section 1.2 8 Guiding Sustainability Principles,
Section 1.2.1 Goals and Objectives, Section 3.2 General Land-Use Requirements, Section
4.0 Park and Conservation, Section 5.1 Offering Transportation Choices and Section 5.2
Defining the Transportation Network.
b) locate community, arts, cultural, recreational, institutional, medical/health, social service,
education facilities and affordable housing development in Urban Centres or areas with good
access to transit;
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community &
Cultural Services.
Section 4.1.4 Diverse Population.
Chapter 4.2 Institutional.
Chapter 4.3 Heritage, Section 4.3.2 Heritage Management.
Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post
Secondary Educational Institutions.
c) provide public spaces and other place-making amenities for increased social interaction and
community engagement;
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community &
Cultural Services.
Section 4.1.4 Diverse Population, policies 4-18 and 4-19.
d) support active living through the provision of recreation facilities, parks, trails, and safe and
inviting pedestrian and cycling environments;
Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community &
Cultural Services, policies 4-5, 4-7 through 4-13.
Chapter 5.2 Environmental Management Model, policies 5-7 and 5-8.
Chapter 5.3 Land Resources, policies 5-14, 5-15 and 5-16.
18
Chapter 7.2 Road Network Plan, policies 7-10, 7-11, 7-13 and 7-15.
Chapter 7.4 Cyclists.
Chapter 7.5 Pedestrians.
Chapter 7.6 Multi-Use and Equestrian Trails.
e) support food production and distribution throughout the region, including in urban areas, roof
top gardens, green roofs and community gardens on private and municipally-owned lands and
healthy food retailers, such as grocery stores and farmers’ markets near housing and transit
services;
Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy.
Section 6.2.2 Sustainable Agriculture.
f) assess overall health implications of proposed new communities, infrastructure and
transportation services, including air quality and noise, with input from public health authorities;
Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community,
policy 2-5.
Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place,
policy 3-5.
Chapter 5.5 Air Quality, policies 5-39 through 5-42.
Chapter 7.1 Transportation, policies 7-1 and 7-4.
Chapter 10.1 Area Planning, policy 10-3.
g) support universally accessible community design;
Chapter 3.1 Residential, policy 3-1.
Section 3.1.2 Community Character and Sense of Place, policy 3-5.
Chapter 7.5 Pedestrians, policy 7-38.
h) where appropriate, identify small scale Local Centres in General Urban areas that provide a
mix of housing types, local-servicing commercial activities and good access to transit. Local
Centres are not intended to compete with or compromise the role of Urban Centres and should
preferably be located within Frequent Transit Development areas;
Chapter 6.3 Commercial Opportunities, Section 6.3.6 Neighbourhood Commercial
Centres, policies 6-30, 6-32 and 6-33.
Section 6.3.8 Historic Commercial, policies 6-37 through 6-39.
i) recognize the Special Employment Areas as shown on the Local Centres, Hospitals and Post-
Secondary Institutions map (Map 11). Special Employment Areas are located outside of Urban
Centres and Frequent Transit Development Areas, and are region-serving, special purpose
facilities that have a high level of related transportation activity due to employee, student or
passenger trips.
Map 11 of the Regional Growth Strategy does not identify any Special Employment Areas
in the District of Maple Ridge.
19
Goal 5:Support Sustainable Transportation Choices
“Metro Vancouver’s compact, transit-oriented urban form supports a range of sustainable
transportation choices. This pattern of development expands the opportunities for transit,
multiple-occupancy vehicles, cycling and walking, encourages active lifestyles, and reduces
energy use, greenhouse gas emissions, household expenditure on transportation, and improves
air quality. The region’s road, transit, rail and waterway networks play a vital role in serving and
shaping regional development, providing linkages among the region’s communities and providing
vital goods movement networks.”
Strategy 5.1 Coordinate land use and transportation to encourage transit, multiple-
occupancy vehicles, cycling and walking.
Role of Municipalities:
5.1.6 Adopt Regional Context Statements which:
a) identify land use and transportation policies and actions, and describe how they are
coordinated, to encourage a greater share of trips made by transit, multiple-occupancy vehicles,
cycling and walking, and to support TransLink’s Frequent Transit Network;
Chapter 7.1 Transportation, policies 7-1 through 7-5.
Chapter 7.2 Road Network Plan, policies 7-9, 7-10, 7-11 and 7-15.
Chapter 7.3 Transit, policies 7-16 through 7-24.
Chapter 7.4 Cyclists, policies 7-25 through 7-33.
Chapter 7.5 Pedestrians, policies 7-34 through 7-41.
Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network,
b) identify policies and actions that support the development and implementation of municipal
and regional transportation system and demand management strategies, such as parking pricing
and supply measures, transit priority measures, ridesharing, and car-sharing programs;
Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies
5-4, 5-5 and 5-6.
The District will work towards consistency between the OCP and RGS over time through
the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is
currently under preparation with an anticipated completion in 2013.)
c) identify policies and actions to manage and enhance municipal infrastructure to support
transit, multiple-occupancy vehicles, cycling and walking.
Chapter 7.1 Transportation, policies 7-1, 7-4 and 7-5.
Chapter 7.2 Road Network, policies 7-10, 7-11 and 7-14.
Chapter 7.3 Transit, policies 7-16, 7-17, 7-19, 7-20, 7-23 and 7-24.
Chapter 7.4 Cyclists, policies 7-25, 7-26 and 7-29 through 7-33.
Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies
5-1 and 5-2.
20
Strategy 5.2 Coordinate land use and transportation to support the safe and efficient
movement of vehicles for passengers, goods and services
Role of Municipalities:
5.2.3 Adopt Regional Context Statements which:
a) identify routes on a map for the safe and efficient movement of goods and service vehicles to,
from, and within Urban Centres, Frequent Transit Development Areas, Industrial, Mixed
Employment and Agricultural areas, Special Employment Area, ports, airports and international
border crossings;
Figure 4 – Proposed Major Corridor Network Plan (2005 – 2031) identifies the current
(Nov. 14, 2006) and proposed major transportation routes within the District.
Note: The District is currently preparing a Transportation Plan which may include proposed
changes to Figure 4 – Proposed Major Corridor Network Plan (2005 – 2031).
b) identify land use and related policies and actions that support optimizing the efficient
movement of vehicles for passengers, Special Employment Areas, goods and services on the
Major Road Network, provincial highways, and federal transportation facilities;
Chapter 7.1 Transportation, policies 7-1, 7-2 and 7-3.
Chapter 7.2 Road Network Plan, policies 7-8, 7-9, 7-10, 7-12 and 7-14.
Note: The District is currently preparing a Transportation Plan that may include additional
policies and actions that further address this Strategy.
c) support the development of local and regional transportation system management strategies,
such as the provision of information to operators of goods and service vehicles for efficient travel
decisions, management of traffic flow using transit priority measures, coordinated traffic
signalization, and lane management;
Chapter 7.1 Transportation, policy 7-1.
Chapter 7.2 Road Network Plan, policies 7-6 through 7-11.
Chapter 7.3 Transit, policy 7-18.
Note: The District is currently preparing a Transportation Plan that may include additional
policies and actions that further address this Strategy.
d) identify policies and actions which support the protection of rail rights-of-way and access
points to navigable waterways in order to reserve the potential for goods movement, in
consideration of the potential impacts on air quality, habitat and communities.
Chapter 7.2 Road Network Plan, policies 7-12 and 7-13.
Chapter 10.4 Town Centre Area Plan, Section 5.2.2 Enhancing the Multi-Modal Network,
policy 5-13.
Note: The District is currently preparing a Transportation Plan that may include additional
policies and actions that further address this Strategy.
21
Regional Growth Strategy Implementation Framework
6.2 Regional Context Statements – Providing for Appropriate Municipal Flexibility
6.2.7 A municipality may include language in its Regional Context Statement that permits
amendments to the municipality’s Official Community Plan to adjust the boundaries of regional
land use designations (or their equivalent Official Community Plan designation) within the Urban
Containment Boundary, provided that:
a) the municipality may re-designate land from one regional land use designation to another
regional land use designation, only if the aggregate area of all proximate sites so re-designated
does not exceed one hectare;
The Maple Ridge Official Community Plan hereby permits such amendments.
b) notwithstanding section 6.2.7(a), for sites that are three hectares or less, the municipality may
re-designate land:
from Mixed Employment or Industrial to General Urban land use designation, if the site is
located on the edge of an Industrial or Mixed Employment area and the developable
portion of the site will be predominantly within 150 metres of an existing or approved
rapid transit station on TransLink’s Frequent Transit Network; or
from Industrial to Mixed Employment land use designation if the developable portion of
the site will be predominantly within 250 metres of an existing or approved rapid transit
station on TransLink’s Frequent Transit Network;
provided that:
the re-designation does not impede direct rail, waterway, road or highway access for
industrial uses; and
the aggregate area of all proximate sites that area re-designated does not exceed three
hectares;
The Maple Ridge Official Community Plan hereby permits such amendments.
c) the aggregate area of land affected by all re-designations under section 6.2.7(a) and (b)
together cannot exceed two percent of the municipality’s total lands within each applicable
regional land use designation.
The Maple Ridge Official Community Plan hereby permits such amendments.
6.2.8 A municipality may include language in its Regional Context Statement that permits
amendments to the municipality’s Official Community Plan to adjust the boundaries of the
municipality’s Urban Centres and Frequent Transit Development Areas, provided such boundary
adjustments meet the guidelines set out in Table 3 (Guidelines for Urban Centres and Frequent
Transit Development Areas) of the Regional Growth Strategy.
The Maple Ridge Official Community Plan hereby permits such amendments.
22
6.2.9 Municipalities will notify Metro Vancouver of all adjustments, as permitted by sections 6.2.7
and 6.2.8, as soon as practicable after the municipality has adopted its Official Community Plan
amendment bylaw.
The District of Maple Ridge will implement policy 6.2.9 of the Regional Growth Strategy.
6.2.10 If a municipality includes language in its Regional Context Statement that permits
amendments to the municipality’s Official Community Plan to adjust the boundaries of regional
land use designations within the Urban Containment Boundary or the boundaries of Urban
Centres and Frequent Transit Development Areas, as permitted by sections 6.2.7 and 6.2.8
respectively, the prescribe adjustments do not require and amendment to the municipality’s
Regional Context Statement. All other adjustments to regional land use designation boundaries
will require and amendment to the municipality’s Regional Context Statement, which must be
submitted to the Metro Vancouver Board for acceptance in accordance with the requirements of
the Local Government Act.
The Maple Ridge Official Community Plan hereby permits such amendments.
Maple Ridge Official Community Plan Chapter 1, Page 12
Bylaw No 6425 - 2006
The GVRD Livable Region Strategic Plan was approved by the
GVRD Board of Directors on January 26, 1996 and deemed to
be a regional growth strategy by the Minister of Municipal
Affairs on February 10, 1996. The LRSP is a regional vision
for growth, transportation, and environmental protection to
guide growth and development in the GVRD.
According to Part 25 of the Local Government Act, an Official
Community Plan must include a Regional Context Statement
that is accepted in accordance with Section 866 of the Local
Government Act by the GVRD. The Regional Context
Statement is to identify the relationship between the OCP and
the matters noted in the Livable Region Strategic Plan, and if
applicable, how the OCP is to be made consistent with the
Livable Region Strategic Plan over time.
Relationship between the Official
Community Plan and the Livable Region
Strategic Plan
Protect the Green Zone
a)The Green Zone areas in Maple Ridge are identified on
Figure 7 of the OCP and include:
Areas designated on Map Schedule “B” as Agriculture
and Forest. These areas include: lands within the
Agricultural Land Reserve, the Blue Mountain Provincial
Forest, and the Malcolm Knapp Research Forest;
The following parks are also included in the Green Zone:
Kanaka Creek Regional Park, Golden Ears Provincial
Park, Whonnock Lake Park and Maple Ridge Park; and
Watercourses identified on the Natural Features Schedule
C.
b) The OCP recognizes and protects our Green Zone areas by:
identification of an Urban Area Boundary and managing
growth within that Boundary (Map Schedule B and
policies 2-2 through 2-4, 2-6 and 6-29);
1.4 Regional Context Statement
APPENDIX B
Maple Ridge Official Community Plan Chapter 1, Page 13
Bylaw No. 6425-2006
the protection of natural resources by land use
designations such as Conservation, Parks, Forest and
Agriculture, and public policies such as the Natural
Features and Watercourse Protection Development
Permit Areas, and Natural Features policies. (Section 8.9
and 8.10, and policies 5-1 and 5-43);
endorsement of the Maple Ridge/Pitt Meadows Sector
Plan for the Regional Greenways System, 2005 (Policy
4-9);
promoting the viability of agriculture through an
Agricultural land use designation and public policy
(Policies 6-5 through 6-14);
promoting the development of a regional parks system
through land use designations and public policy
(Schedule B, and Natural Features Schedule C, and
Policies 5-4, 5-7, 5-14, and 5-29);
Incorporating a parks concept and framework for the
District as established in the Maple Ridge Parks,
Recreation and Cultural Master Plan (Policy 4-8); and
c) The Municipality and the Regional District will work
towards consistency between the OCP and the LRSP over
time based upon refinements to the Green Zone.
Refinements will arise due to:
resolve inconsistencies in the LRSP Green Zone map and
Schedule “B” and “C” of the OCP;
research and identification of environmentally sensitive
lands and FREMP area designations (Policy5-7);
ongoing refinement to the major highway network which
includes Abernethy Way (Policy 7-9 and Figure 4 Major
Corridor Network Plan), while minimizing impacts to the
Green Zone, consistent with Green Zone policy;
refinements to watercourse mapping and Conservation
designations based on ground-truthing, noting that the
location of a watercourse may not be accurate, and that
some watercourses identified for protection, may not
warrant protection based on detailed analysis. (Natural
Features Schedule C and Schedule B); and
the designation of new Forest, Conservation and Park
lands (Schedule B)
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.
Maple Ridge Official Community Plan Chapter 1, Page 14
Bylaw No 6425 - 2006
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.
Build Complete Communities
a) Maple Ridge supports the development of complete
communities in the Municipality by:
improving opportunities for residents to live and work in
the same community, by ensuring adequate land is
available for commercial and industrial pursuits,
encouraging home-based businesses, and other
employment generating uses, and by increasing housing
density within and adjacent to community commercial
cores (Policies 6-23, 6-36, 3-20, 3-21, 3-18(2&3),
Section 6.5);
enhanced opportunities for social and cultural interaction,
by encouraging through policy, the provision of
amenities, services and recreational opportunities closer
to residents, and in ensuring compact community
commercial cores are centrally located (Sections 6.3.3,
6.3.5 and 4.1.4 and policies 3-4 and 3-5);
protection of culturally significant sites and heritage
values (Chapter 4.3);
pursuing community health, safety, engagement and
diversity (Policies 3-17 through 3-20, Chapter 4.1 and
Development Permit Areas); and
improving a variety of housing opportunities for residents
through land use designations and policy (Policy 3.1.3
and Section 3.2).
b) Maple Ridge supports the development of a network of
mixed use urban activity centres by:
encouraging the Town centre to be the central focus of
activity for the business, cultural, and entertainment
sectors, the central public transit hub with inter-regional
connections by bus and train, and the focus for the
majority of the higher density residential areas of the
Municipality (Sections 6.3.3, and Policies 3-18(3), 3-22,
3-23, 7-11, and 7-19);
Maple Ridge Official Community Plan Chapter 1, Page 15
Bylaw No. 6425-2006
encouraging the concentration of activities in a hierarchy
of lower order commercial centres based upon the needs
of the surrounding population to promote compactness,
community identity, local public transit service, and
commercial activity (Policies 6-23, 6-32, 6-33, 6-37, 6-41
and 6-45);
encouraging investment in the growth of agricultural,
commercial and industrial centres, and other employment
generating uses (Chapter 6);
by promoting a pedestrian friendly, mixed use Town
centre area surrounded by high density, and other infill
occurring subject to compatibility (Policies 3-22, 3-23
and Sections 6.3.3 and 6.3.5)
encouraging, through land use designations and policies,
infill housing and concentrated growth within the Urban
Area Boundary (Policies 2-3 through 2-5, 3-1, 3-18
through 3-22).
Achieve a Compact Metropolitan
Region
The Livable Region Strategic Plan seeks to encourage a better
balance in jobs and labour force throughout the region including
Maple Ridge. The purpose is to minimize urban sprawl in the
region, maximize the impact of investments in social and
physical infrastructure, and reduce commuting.
a) The Official Community Plan recognizes and encourages
greater emphasis on economic development to promote local
job creation and investment. (Sections 6.1, 6.2.1, 6.3.1 and
6.4.1).
b) The population for the District of Maple Ridge is projected to
be 108,900 in 2031. By managing growth within the Urban
Area Boundary, and concentrating and providing for
residential growth in the Town centre, Community
Commercial Nodes, in areas with area plans, and through
compatible infill, the housing capacity can be accommodated
until sometime after 2021. (Sections 1.2.1 to 1.2.3)
c) The Official Community Plan supports the on-going
development and redevelopment of the Town centre (Policies
3-22 through 3-23 and 6-21 through 6-29).
d) The Municipality will work towards consistency between the
OCP and the LRSP over time and will:
Maple Ridge Official Community Plan Chapter 1, Page 16
Bylaw No 6425 - 2006
undertake an on-going review of the economic
development strategy to improve the jobs to housing ratio
in the community (Policies 6-1 and 6-7);
increase employment capacity within the District (Chapter
6);
support the equitable distribution of jobs and will request
Regional and Provincial participation in the
implementation of our economic development strategy
(Policy 6-4);
collaborate with the GVRD and the Agricultural Land
Commission to develop a comprehensive strategy to
further community objectives, including the completion of
an agricultural plan that will inform decisions regarding
the Urban Area Boundary and commercial and industrial
lands strategy. (Policies 11-1 and 11-2);
develop employment and population targets for the Town
centre and District over time (Policy 6-1);
retain Thornhill as a long term Urban Reserve area, with
the timing for expansion dependent upon the population
exceeding 100,000 and residential capacity approaching
build-out. The policies further identify the conditions that
need to be achieved prior to development, including
approvals from GVRD for any necessary amendments to
the regional context statement and for extension of the
Fraser Sewerage Area, and the requirement to prepare an
area plan, adopted by Council that includes, but is not
limited to:
o policies regarding the types of residential land use
patterns, maximum density requirements and
appropriate phasing for the area;
o a fiscal impact assessment;
o transportation plan;
o identification of environmentally sensitive areas and
potential development impacts; and
o requiring agricultural impact assessment and
groundwater impact study to minimize the impact of
development on adjacent farm lands and aquifer.
(Policies 3-24 through 3-28); and
Natural Features policies to protect land and water
resources and air quality, implement an environmental
management model, and prepare for climate change are
also applicable to the Thornhill Urban Reserve area.
(Sections 5.1 through 5.6).
Increase Transportation Choice
Maple Ridge Official Community Plan Chapter 1, Page 17
Bylaw No. 6425-2006
a) Maple Ridge supports improving transportation choice
through:
encouraging improved urban design to provide for
alternative transportation modes (Policies 7-17, 7-30 and
7-36 and Development Permit Area guidelines);
promoting bicycle use through implementing the Bicycle
Network Plan (Policy 7-26);
promoting alternative transportation choices to the
automobile (Policies 7-4, 7-10, 7-11, Section 7.3, 7.4, 7.5
and 7.6);
helping to alter travel behaviour by encouraging home -
based business, priority treatment for transit in inter-
regional movements, and promoting vehicle trip
reduction (Section 6.5.2, Section 7.3, Policies 7-4 and 7-
11);
supporting the development of large format retail stores
in the Town centre and along major road corridors in
designated commercial areas. (Section 6.5.3); and
supporting the Development and maintenance of a
Provincial, Regional and Municipal Road network in
accordance with Figure 4, Major Road Corridor. (Section
7.2)
b) Maple Ridge will contribute to a transit-oriented and
automobile-restrained transportation system for the region
by encouraging transit-oriented development through public
policy and infill development (Section 7.3, and Development
Permit Area guidelines) .
c) Maple Ridge supports the movement of freight and goods
throughout the District through public policy by:
supporting the development of the Districts Long Term
Road Network, as identified on Figure 4 of the Official
Community Plan and working in cooperation with all
levels of government to advance improvements to the
transportation system. (Policies 7-6 to 7-8);
Encouraging the development of a safe, integrated and
multimodal system based on long term interests,
including the economy. (Policy 7-1);
Developing transportation strategies to address east-
west mobility issues and network improvements to
improve mobility. (Policies 7-1 and 7-9); and
Locating commercial and industrial developments in
appropriate areas. (Policy 7-11).
Maple Ridge Official Community Plan Chapter 1, Page 18
Bylaw No 6425 - 2006
Encouraging the use of the Fraser River for
transportation purposes, and the transshipment of
industrial goods and raw materials. (Policy 7-13).
d) The Municipality will work towards consistency between the
OCP and the LRSP over time and will:
seek Provincial and Regional support to improve the
provision of public transit between Maple Ridge and
other communities, and increasing the capacity and
frequency of the West Coast Express (Policies 7-3, 7-22,
7-23 and 7-24);
Maple Ridge has placed a priority on major inter-
regional transportation links which include:
i. the Golden Ears Bridge crossing;
ii. enhancement of inter-regional bus connections;
iii. Obtaining more frequent (off-peak and reverse
peak) West Coast Express train service to and
from Maple Ridge; and
iv. Development of a continuous high occupancy
vehicle and bus lane network to the east and
west along Lougheed Highway. (Policy 7-3)
Implementation
The District of Maple Ridge and the Greater Vancouver
Regional District are committed to working in partnership
together to achieve the shared goals of the LRSP and the OCP.
Section 866(4) of the Local Government Act requires that
amendments to the Regional Context Statement be submitted to
the GVRD Board for acceptance. The District is pursuing a
comprehensive strategy that amongst other things will include
the identification of additional employment generating lands.
Should suitable employment generating lands be identified
within the LRSP Green Zone, Maple Ridge intends to revise its
Regional Context Statement to enable such development.
Should a disagreement arise, both Maple Ridge and the GVRD
are committed to cooperative discussions to resolve dis-
agreements in keeping with provisions of the Local Government
Act.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 18, 2013
And Members of Council FILE NO: E01-052-001
FROM: Chief Administrative Officer MEETING: Council Workshop
SUBJECT: Latecomer Policy
EXECUTIVE SUMMARY:
Municipalities in Canada use a common approach when it comes to the building and construction of
infrastructure for new urban development. This common approach recognizes that those investing in
a proposed development include the capital cost of providing the required infrastructure as part of
that investment. Almost the entire new infrastructure associated with urban development in Canada
has been built and/or funded by the development community. A municipality “inherits” this
infrastructure and is subsequently responsible for the operation, maintenance and ultimate
replacement of the asset. In other words the up-front infrastructure capital costs are borne by
developers whereas the ongoing operating, maintenance and replacement costs are borne by local
governments.
Two distinct types of servicing are required for urban development to proceed:
1.Underground infrastructure - this includes water, sanitary sewer, and drainage facilities.
2. Surface infrastructure - this includes road works, street lighting and sidewalks.
This distinction is important in that a subdivision or development cannot proceed without connecting
the underground servicing – water, sewer and drainage facilities - to existing infrastructure.
Currently municipalities require developers to provide all the underground servicing for new
developments and this may require the developer to extend or upgrade the services beyond their
frontage. There are therefore no gaps in the underground infrastructure between the new
development and existing development.
This is not the case with surface, or above ground infrastructure. The provision of surface upgrades
to improve the road network and pedestrian facilities has been limited to the development frontage
and internally to the subdivision itself. Gaps in surface works are common when development
occurs as a result of what’s commonly called “leap-frogging”. These gaps are often the subject of
complaints from residents that have moved into new subdivisions, with the gaps in pedestrian
connectively being the most prevalent complaint.
The Albion Area east of 240 Street is a designated growth area in Maple Ridge within the Urban
Boundary. This was reaffirmed in 2006 with the incorporation of the Albion Area Plan into the
Official Community Plan (OCP) Bylaw. Development has been proceeding in the area since the mid
1990s and has largely unfolded in accordance with the OCP with changes occurring in areas in
response to more detailed ground-truthing.
Over the past year Council has been reviewing the northern portion of the Albion Plan, specifically
considering changes in density to portions of the North Albion area. The lands that can
accommodate the most buildable density are located east of Kanaka Creek and are currently owned
by multiple individuals. This poses considerable servicing issues as the costs to extend the
underground servicing east from 240 Street are significant. It is questionable if individual property 4.2
owners could afford the cost to construct the level of servicing required. For this reason Council
directed that the servicing for North Albion also be reviewed. Reports and presentations on servicing
methodologies have previously been provided to Council in 2011 and 2012.
This report reviews the four approaches for the provision of underground infrastructure servicing to
the North Albion Area including:
1. Traditional Approach
2. Development Cost Charges (DCCs)
3. Local Government Act - Section 937.1
4. Latecomer Agreements
This report does not address the challenges in providing surface or above ground infrastructure as a
separate report is being prepared in conjunction with the Transportation Plan review.
This report sees a combination of the traditional approach, the use of DCC's and a new "tool" in the
form of a new approach to Latecomer Agreements as appropriate methods for the provision of
servicing in North Albion. In reviewing the different tools available it is important that the financial
risks associated with development investment are not borne by tax payers at large. Section 937.1 of
the Local Government Act is not recommended as it potentially puts the general taxes at risk. A new
Latecomer Policy has been drafted for Council’s input.
RECOMMENDATION:
THAT the Draft Latecomer Policy as attached to the staff report dated March 18, 2013 be received
for information and discussion.
DISCUSSION:
a) Background Context:
The public process for the Albion Area Plan was completed in the mid 1990s and the Area
Plan was adopted into the 1996 Official Community Plan (OCP). Through the most recent
OCP review and public process the Area Plan was re-examined and the overall densities for
the area were increased. The modified Area Plan was incorporated into the adopted OCP in
2006. A review of densities and amenity contributions is currently underway including a
public process. This report focuses on the provision of underground infrastructure. A report
on the above ground infrastructure will be prepared under separate cover in conjunction with
the Transportation Study.
The servicing for the area was identified through a number of infrastructure master planning
initiatives. The infrastructure master plans were developed to support two distinct
development areas to the north and south of 108 Avenue. The southern area has largely
developed as planned and proceeded in a systematic manner from west to east with
infrastructure being built in the traditional manner through development. With the land in the
southern area approaching capacity, there is a more focused interest from the development
community in the northern area.
The two issues identified pertaining to development north of 108 Ave nue are how to provide
the necessary infrastructure services and what the appropriate land use designations should
be to support the services required. In the southern portion of Albion the buildable areas
were relatively balanced across the whole area and thus allowed for the systematic
construction from west to east, the northern area has most of its buildable area Eas t of
Kanaka Creek, over 1km from the existing services. This poses considerable servicing issues
as the costs to bring the underground servicing from 240 Street is significant.
It is questionable if single individual property owners could afford the cost to construct this
level of servicing. Without a significant assembly of properties the likelihood of the servicing
proceeding through traditional means is unlikely. In order for development to proceed,
examination of other methods to provide the required infrastructure is an option. This report
provides a preliminary review of different approaches to the provision and financing of the
infrastructure for the northern portion of the Albion Area Plan.
Underground Infrastructure Servicing:
Over the past two years staff have presented information to Council related to the challenges
of infrastructure servicing and different options for supporting development in the Albion
Area.
The construction of underground infrastructure in the Albion Area has largely followed the
Water and Sewer Master Plans completed in support of the Albion Area Plan. In 1996 UMA
completed a Sanitary Master Plan for the Albion Area and in 2002 KWL completed the Water
Master Plan. The most cost effective solutions for both water and sewer were selected and
have been used to guide and support development.
The District has continued to work towards these plans through a traditional development
process; however the remaining land has large gaps between the developable properties due
to topographic and environmental constraints and will require community facilities including
sanitary pump stations and additional reservoir capacity to provide services.
The following four approaches were identified for assisting development with financing the
construction of the underground infrastructure services:
1. Traditional Approach
2. Development Cost Charges (DCCs)
3. Local Government Act - Section 937.1
4. Latecomer Agreements
The merits and limitations of each alternative are discussed in the following sections.
1. Traditional Approach
The traditional approach recognizes that those investing in a proposed development include
the capital cost of providing the required infrastructure to service the development and this
is the predominant practice throughout BC. The majority of the new infrastructure
associated with development in Maple Ridge has been built by the development community.
The municipality “inherits” this infrastructure and is subsequently responsible for operating,
maintaining and ultimately replacing this infrastructure. In other words the capital costs are
borne by developers however the ongoing operating, maintenance and replacement costs
are borne by municipalities.
For established developing areas the provision of services happens in an orderly, systematic
approach as each subsequent development builds on the one before. The first developer is
typically closest to the existing servicing and builds in the capacity for future upstream
developments.
For the southern part of the Albion Area this approach has worked well. Development and
servicing is being built in a systematic manner from west to east. To service the northern
portion of the Albion Area Plan through traditional means poses some challenges. The
primary reasons for this are:
The largest buildable area is at the eastern edge of the Albion Area Plan;
The buildable areas are relatively remote from each other;
The lands are currently individually owned and no significant land assembly has
occurred.
Servicing northern Albion using the traditional approach would likely require consolidation of
individual properties into larger development parcels in order to ensure that the provision of
servicing is financially viable. Alternatively, property owners could enter into agreements with
each other to spread out the costs of providing the infrastructure.
Depending on the motivation of property owners in the northern portion of the Albion Area
Plan, the traditional development approach may result in an extended timeline for full
construction of the Albion Area Plan. Another challenge could include underserviced
properties because of gaps in infrastructure which could constrain the development
community from taking advantage of the available market during increased demands.
2. Development Cost Charges (DCCs)
The second option that is available to the District is to incorporate the Major Trunk Systems
into the Development Cost Charges Bylaw (DCCs) along with the identified capacity upgrades
to the existing system. Municipalities for the most part use DCCs to upgrade, upsize or
replace existing infrastructure because of the impact of growth. An example of this is the
recent replacement of the Kanaka Bridge on 240 Street. Typically, DCCs have not been used
to build completely new infrastructure in advance of development.
Should this approach for providing servicing in the northern area of Albion be considered the
District would need to expand its DCC program which would entail securing approval from the
Province for the update to the DCC Bylaw. This would require incorporating the proposed
projects into the DCC Bylaw and utilizing DCC funding collected throughout the municipality
to pay for the capital costs. DCCs would be collected from the developments in Albion to pay
back the DCC funds.
Constructing the projects through DCCs could advance the timing of development in the
northern portion of the Albion Area and provide the larger buildable areas the ability to
proceed in advance of waiting for the infrastructure gaps to be constructed. It should be
noted however that there is no time limit on the recovery of DCCs and interest cannot be
applied to a DCC project. Placing these projects in the DCC program would require a
reprioritization of projects. In addition, interest charges would have to be recovered from a
funding source other than the Development Cost Charge Reserve Fund.
3. Local Government Act - Section 937.1
Section 937 of the Local Government Act allows the District to enter into Works and Services
Agreements with properties for the construction of offsite services. A Works and Services
Agreement assigns a portion of the design and construction cost to each property in the
service area based upon the development potential of each property. The cost of
constructing the works are fronted by the municipality and recovered (including interest) as
each development occurs and at a designated point in the development process, the latest
being the building permit.
Section 937 requires that Council adopt a Bylaw. In order to adopt such a Bylaw one of the
following requirements must be met:
1. The Bylaw has received assent of the electors in the area subject to the bylaw, or
2. No petition against the bylaw has been presented, or
3. A petition has been presented to Council.
Section 937 is somewhat similar to a local area service or local improvement, the difference
being that the municipality fronts the costs of constructing the infrastructure. However the
biggest and most significant difference is that there is no guarantee that the District will
collect the full construction cost or when those costs would be recovered. Under a local area
service the costs are placed on the tax role. Under Section 937 the costs are only
recoverable if the designated point in the development process is achieved. If the
development does not occur then the entire financial burden belongs to the District.
There are also some similarities between Section 937 and the DCC approach in that the
costs are recoverable if and when development occurs. However the biggest and most
significant difference is that the upfront financing through DCCs is from funds collected from
development whereas under Section 937 the upfront financing is at the general taxpayers
risk either through General Revenue or Water/Sewer Revenue funds.
Of the four servicing approaches identified in this report this option is not recommended.
Placing the general taxes at risk to facilitate development is not a prudent strategy.
4. Latecomer Agreements
Currently the District follows a practice set out in a Memorandum to Council prepared in
1987 for the provision of Latecomer Agreements. Latecomer Agreements allow developers to
recover costs for services that extend beyond their developments. However, the District has
historically only provided Latecomer Agreements at the subdivision or development
application stage. This practice is consistent with the traditional interpretation of Section 939
of the Local Government Act.
This practice provides a mechanism to restrain owners from "flipping" properties that have
received an "up-lift" in property value through zoning, but leaving the cost of upgrading the
services to a future developer.
Due to the fact that the remaining land in North Albion is not adjacent to the existing
servicing limits and the developable land is not contiguous, the majority of future extensions
will be a requirement of rezoning applications and under the current practice preclude the
ability to recover the up-front costs for services which will benefit the community.
The District’s legal counsel has advised that latecomer provisions may be extended to the
rezoning stage of development through a broader interpretation of the Local Government Act.
Of the four approaches identified the traditional approach will continue to be implemented
where developments are contiguous to existing infrastructure and DCC's will be used where
appropriate. Where proposed development is discontiguous to existing infrastructure the
provision of the new Latecomer Policy could provide a framework to facilitate the provision of
underground servicing.
b) Desired Outcome:
Based upon the foregoing sections a Latecomer Policy has been created that incorporates
two new elements in addition to the provisions under the current latecomers practice,
namely the inclusion of rezoning applications and secondly to inclusion of excess or "area"
benefits under specific conditions.
Currently the District implements latecomers agreements in accordance with a practices
Memorandum to Council prepared in 1987. The proposed policy is guided by specific
principles to ensure that the process be repeatable, defendable and equitable. Based upon
discussion with other municipalities and District legal counsel, the following principles were
developed to guide the policy:
1. Any property fronting the extension or upgrade to a municipal service which receives
a benefit is responsible for a portion of the frontage construction costs equivalent to
their benefitting development potential.
2. Any property that is within a service catchment, as identified by the District, and
receives an indirect benefit from the extension or upgrade to a municipal service
which has no direct benefit to a single parcel of land is responsible for a percentage
of the construction cost equivalent to their development potential as determined on
a case by case basis.
Implementing a Latecomer Policy that would now include rezoning increases the complexity
of the preparation and implementation of Latecomer Agreements but will limit the Districts
exposure to financial risk while providing a benefit to the development community.
As previously noted the current District practice is to not provide Latecomer Agreements at
the rezoning stage. The Local Government Act identifies that work which is in support of
subdivision or development is eligible for a Latecomer Agreement and is not necessarily
related to a specific process and as such a Latecomer Policy may incorporate rezoning
requirements where they are constructed in support of future subdivisions or developments.
Section 934.4 (b) of the Local Government Act states that where the District determines that
the cost of extending the services to be excessive, the cost of providing the services must be
paid for by the owner of the land being subdivided or developed. As such, a Latecomer Policy
including infrastructure requirements at rezoning would address cost implications where
services are to be extended through areas with limited development potential.
The proposed policy would result in changes to current practices. Firstly, Latecomer
Agreements would be considered with rezoning applications. When a rezoning agreement is
completed it is registered on Title and the requirements stay with the ownership of the
property. Therefore as Latecomer Agreements are prepared at the time the rezoning work is
complete, the agreement would be entered into with the current owner and not necessarily
the rezoning applicant. This will ensure that any changes in the responsibility for constructing
the rezoning requirements are accounted for and the responsibility of the property owners to
reflect in the sale of the property. The 15 years would only be established at the time the
time the work is complete and not when the rezoning agreement is registered.
Secondly, where the work has no direct benefit to adjacent land an “Area” or “Excess”
Latecomer Agreement would provide a global approach to the distribution of infrastructure
construction costs. The work would still be considered by the District to be excess and
therefore the developer would be required to front end all the construction costs. When
properties within a designated catchment area develop, a payment would be provided to the
front-end developer.
Examples of when Excess Latecomer Agreements would be considered are:
Upgrades to an existing system fronting land already developed to meet the OCP;
Construction of reservoirs, booster pumps and pressure reducing valves;
Construction of sanitary lift stations, force mains and siphons;
Works fronting a park or conservation land; and
Traffic management.
In the event that a secondary development application is made which extends a portion of
the required service in advance of an original agreement the original development
agreement would not be adjusted to account for the change in scope, and the original
security would only be returned at the time the construction of the remaining work is
completed.
A draft policy is attached in Appendix A which incorporates the necessary changes to include
rezoning and Excess Latecomer Agreements.
c) Strategic Alignment:
The development in the Albion Area forms a key strategic direction in the District's OCP and
achieves the population densities recognized in the OCP. The proposed Latecomer Policy will
assist with the providing municipal services to lands with limited deve lopment potential and
the advancement of development applications.
d) Citizen/Customer Implications:
The proposed Latecomer Policy provides a clear process for the extension of services and
cost recovery methods for developers. The policy requires that the coordinating professional
to complete a comprehensive review of the catchment areas to determine the development
potential in order to complete the Latecomer Agreement.
e) Interdepartmental Implications:
The proposed Latecomer Policy will increase the number and complexity of Latecomer
Agreements that the District will be require to complete and administer. The impact to the
level of service being provided will need to be monitored and additional fees considered
f) Business Plan/Financial Implications:
Should the District pursue an alternative approach other than expanding the scope of
Latecomer Agreements within the traditional approach to building infrastructure, the District
will essentially be financing the cost of the infrastructure upfront, with the intent of
recovering these costs as development proceeds.
g) Policy Implications:
The adoption of a Latecomers Policy would provide a consistent framework to replace current
practices.
CONCLUSIONS:
The southern portion of Albion has developed in a systematic pattern, west to east, with almost all of
the servicing being provided and built directly by developers. With the southern area approaching
build-out, the North Albion area is now coming more into focus for development. This report expands
on the principal of Latecomer Agreements to address the development challenges in the northern
portion of the Albion Area Plan and seeks Council’s input on the proposed Latecomer Policy to
address the underground servicing demands.
“Original signed by Stephen Judd”
_______________________________________________
Prepared by: Stephen Judd, PEng.
Manager of Infrastructure Development
“Original signed by David Pollock”
_______________________________________________
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Page 1 of 5 Policy
POLICY MANUAL
Title: Latecomer Policy
Policy No :
Supersedes:
Authority: Legislative Operational
Approval: Council CMT
General Manager
Effective Date:
Review Date:
Policy Statement:
To administer the distribution of construction costs for Excess and Extended Services to the
benefitting lands based upon the following two principles:
1. Any property fronting the extension or upgrade to a municipal service which receives a direct
benefit is responsible for a portion of the frontage construction costs equivalent to their benefitting
development potential.
2. Any property that receives an indirect benefit from the extension or upgrade to a municipal
service, which provides no direct benefit to a single parcel of land, is responsible for a percentage
of the construction costs equivalent to their development potential as determined on a case by
case basis.
Purpose:
To outline procedures for the distribution of construction costs through Latecomer Charges where
the District has required a Developer to provide highway, water, sanitary or drainage infrastructure
that serves or fronts land other than that being improved.
1.0 Definitions:
Benefitting Area is the boundary as determined by the District which includes all the benefitting
lands.
Benefitting Land is determined by the District as any property, other than the land being improved,
which requires the Excess or Extended Services to service, subdivide or develop the property.
Certificate of Acceptance identifies the date the District assumes responsibility for the Excess or
Extended Services.
Page 2 of 5 Policy
Costs include the actual construction costs, engineering design, construction inspection and
administration, independent testing, land acquisition, geotechnical and environmental consulting
fees. All contracts awarded must either follow the District’s current Purchasing Policy or be pre-
approved by the District to be eligible for inclusion in the Latecomer cost. Costs cannot be
submitted for any works covered by the Development Cost Charges (DCC) Bylaw.
DCCs are Development Cost Charges which are levied against developments pursuant to the
District of Maple Ridge DCC Bylaw, to offset some of the costs related to provision of
infrastructure.
Designated Land Use is the land use at the time of the imposition of the Latecomer Charges as
designated by the current OCP or zoning bylaw, whichever provides for the highest EDU.
Developable Area is the gross area of a parcel less any portion dedicated for a highway, creek or
other public use and less any portion which cannot be developed for the Designated Land Use due
to topographical or other constraints.
Developer is the party who pays for the construction of Excess or Extended Services in support of
either a subdivision or development application and executes a Latecomer Agreement. Rezoning
works will be considered for a Latecomer Agreement if the application is followed with a
development or subdivision application by the same party.
Development Potential is determined by the Developer and approved by the District of Maple
Ridge based upon current Official Community Plan (OCP) land designations and current zoning
bylaw lot sizes. Environmental, geotechnical and other constraints shall be considered for a
reduction in the gross area prior to calculation of the Equivalent Development Unit (EDU).
District identifies, the District of Maple Ridge, its Council, officers or employees.
EDU (Equivalent Development Units) is the number of equivalent single family residential units that
a property is deemed to have. The total number of equivalent development units for a property is
calculated in accordance with the current zoning bylaw and in assistance with the Planning
Department. EDU will take into consideration the net hectares of developable area.
Excess Service is the costs associated with additional capacity built into a water, sanitary or
drainage system in order to provide service to properties beyond the Developers and has not been
identified in the DCC program. Excess Service is only attributable to non-linear infrastructure such
as reservoirs, detention ponds, pump stations and traffic management. Exceptions will be provided
for linear infrastructure constructed where more than 80% of the benefitting lands frontage is non-
developable due to either conservation or geotechnical constraints.
Extended Service is either a highway, water, sewage or drainage system that is installed by a
Developer for land being improved and provides service capability to fronting properties other than
the land being improved. Extended Service is attributable to all linear facilities, such as highways,
water mains, sanitary and storm sewers. The extent of the benefit will be limited to the
development potential of properties which directly front the works.
Latecomer Agreement is an agreement between the District and a Developer regarding the
collection of Latecomer Charges.
Page 3 of 5 Policy
Servicing Agreement is an agreement pursuant to a District bylaw for the installation of services by
the Developer.
Waived Lands are properties that are identified as benefitting lands, but the Developer has chosen
to waive Latecomer Charges.
Key Areas of Responsibility
Action to Take
1.0 Approval
Where the District requires a Developer to provide highway, water,
sanitary or drainage infrastructure that serves or fronts land other
than that being improved, the District will advise the Developer of
approval for a Latecomer Agreement, references the Latecomer
Agreement in the Servicing Agreement and provide a description
of the benefitting area.
Where a Developer does not wish to participate in the Latecomer
process a waiver clause will be added to the Servicing Agreement.
2.0 Cost
The Developer will pay all associated costs for the Extended or
Excess Capacity highway, water, sanitary or drainage
infrastructure as required and request the District to prepare a
Latecomer Agreement after the Certificate of Acceptance has
been issued in accordance with sections 3 and 4.
Where a property is connected to an existing municipal service it
will be reconnected without charge at the Developer’s expense.
Pre-servicing will be done as required by the District and be
eligible for Latecomer payments when connections are made to
the benefitting land.
Taxes may not be eligible for the purposes of calculating
Latecomer Charges, confirmation through the Finance
Department will be required on a case by case basis.
3.0 Submission
As part of the record drawing submission the Developer will
submit Latecomer drawings at a 1:2500 scale for each of the
Extended and Excess Services being provided. The drawings must
clearly identify:
District project number;
Scale and date;
Type and size of service;
Engineering certification;
Boundary of the benefitting area;
Boundary of any non-developable land;
Responsibility
Page 4 of 5 Policy
Net area of Developers land in hectares and the number
of serviced units;
Net area of each benefitting land in hectares and the
number of EDUs based on the designated land use;
Net area of each waived property in hectares and the
number of potential units;
Developers full name, address, and telephone number;
All existing and proposed mains; and
Legend for existing and proposed services.
4.0 Benefit Calculation
For each of the Extended or Excess Services the Developer must
submit the final costs sealed by the professional engineer of
record for certification by the District.
The District will review the Latecomer drawing for accuracy and
prepare a payment schedule based upon the potential number of
units.
The District will determine the proportion of cost for each of the
benefitting lands based upon the following formula:
(Total Certified Cost ÷ Total number of EDU in Benefitting Area)
x Potential EDU for the Benefitting Lands
For phased developments, the District will determine if the
proposed phasing will prompt the need for a secondary Latecomer
Agreement for each phase.
Waived properties will be included in the total number of EDU for
the benefitting area, but will be identified as having a zero
payment in the payment schedule.
5.0 Notification
Upon execution of the Latecomer Agreement the District will
provide notification to all the property owners affected by the
charge.
6.0 Charges
Under the Latecomer Agreement the District will impose charges
on subsequent owners at the time of a servicing or development
approval and provide payment to the Developer based on the
number of actual services achieved.
For phased developments Latecomer Charges will be pro-rated to
reflect only the area being developed in each phase.
Interest on Latecomer Charges shall be calculated annually by the
District at a rate prescribed by bylaw. Interest shall be incurred
from the date of Certificate of Acceptance and shall be paid to the
Page 5 of 5 Policy
Developer with each Latecomer Charge collected.
Payment will be made to the Developer by mail to the last known
address. The Developer is responsible for notifying the District of
any changes to address or name. Any payments returned to the
District due to a failure to notify, will be held for 12 months
beyond the term of the agreement and any unclaimed value will
be forfeited to the District.
The term of the agreement shall not exceed 15 years from the
time of issuing the Certificate of Acceptance.
Total payment to the Developer shall not exceed the original
construction costs plus accumulated interest.
In the event that the Excess or Extended Service is made use of by
a property within the identified benefitting area prior to registering
the Latecomer Agreement an appropriate charge will be collected
by the District and held until the agreement is registered.
7.0 Fees
Any future fees for the provision of Latecomer Agreements will be
included in a fee bylaw and collected at the time of application.
Page 1 of 4
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: March 18, 2013
and Members of Council
FROM: Chief Administrative Officer Meeting: Council Workshop
SUBJECT: Remedial Action for the Demolition of Derelict/Unsafe Structure at
11598 – 224 Street
EXECUTIVE SUMMARY:
The property at 11598 224 Street is owned by High Class Holdings Ltd. (the “Owner”). The building
(the “Structure”) on site has historically been used as a restaurant for many years (age unknown)
and is now in a dilapidated fire damaged condition and poses a hazard and nuisance to the
neighborhood because the Structure has been damaged and allowed to deteriorate to the point
where it no longer complies with minimum building code requirements for occupancy purposes. The
structure was extensively damaged by fire on August 30, 2011 and at the time of the fire was
operating under the name of Don Cherry’s Sports Grill although at the time of the fire the business
had been closed for some time. The hydro electric and gas services had been disconnected from the
structure.
The Structure has been thoroughly inspected by both the Manager of Inspections and the Fire
Chief/Director Community Fire Safety on August 30, 2012 and November 09, 2012 and as a result it
has been determined that the Structure does not comply with or provide the basic life, health and
safety needs as outlined in the Districts current Building Bylaw and is not habitable with respect to
the British Columbia Fire Code 2012. Reports from both the Manager of Inspections and the Fire
Chief are attached as Appendix I and Appendix II respectively. Photos taken of the site inside the
Structure and outside the Structure are attached as Appendix III.
Throughout the building, there is an accumulation of combustible building contents such as tables,
chairs and discarded material that constitutes a fire hazard as it is easily ignitable. In addition, the
type and condition of the material presents a hazard to fire fighters who may enter the structure
including but not limited to broken glass, sharp objects and other fire damaged building elements
are found throughout the structure. The building is not habitable and these premises are now in
such a state of disrepair that a fire starting in them will spread rapidly and endanger life and
property. Firefighters will not be able to enter this structure to safely fight a fire or rescue anyone
that may be inside the building.
This structure has been found insecure on at least 6 occasions since September 2011 resulting in
vandalism to the structure itself and material inside the structure.
There is a recently constructed four story apartment building that is located on the property to the
south of this structure and this vacant structure constitutes a fire hazard to this new building.
4.4
Page 2 of 4
Based upon the above referenced information on this matter staff recommends Council pass the
following resolutions.
RECOMMENDATIONS:
NOW THEREFORE, be it resolved:
THAT Council hereby consider that the property located at 11598 224 Street, and legally
described as PID 011 538 708, Lot 4, Block 2, District Lot 398, Group 1, New Westminster
Plan 155 (the “Property”) is in a hazardous condition and creates an unsafe condition within
the meaning of Sections 73 (2)(a) and 73 (2)(b) of the Community Charter, as a result of the
Structure being fire damaged and insecure from time to time over the past two years and
the Structure’s continual structural deterioration that the Structure contravenes the Maple
Ridge Building Bylaw No. 6925-2012 and the BC Building Code.
THAT Council hereby declares that the Property is a nuisance, within the meaning of Section
74(2) of the Community Charter, as Council considers the Structure to be so dilapidated and
unclean as to be offensive and pose a risk to the community, and Council considers that
there is a danger to people adjacent to or visiting the Property, especially children due to the
likelihood of harm or personal injury.
Council therefore resolves that within thirty (30) days of receiving a copy of this resolution, the Owner
of the Property is required to perform the following Remedial Action requirements:
1. Demolish the Structure, remove the foundation and all demolition materials from the site.
2. Any excavation resulting from the demolition must be filled in to prevent water from ponding
on the site.
3. The owner must follow all Work Safe BC Hazardous Materials requirements for the safe
removal of any and all hazardous materials in the structure.
In the event the Owner has not performed all of the Remedial Action requirements within 30 days
after notice of this resolution is delivered to the Owner, the District may, by its own forces or those of
a contractor engaged by the District, enter the Property and perform the Remedial Action
requirements.
In the event the District takes the above referenced action, the District may recover the expense
from the Owner, together with costs and interest, in the same manner as municipal taxes in
accordance with sections 17, 258, and 259 of the Community Charter.
If a person with notice of this resolution wishes to request reconsideration of these requirements by
Council, written notice of this request must be provided to the Manager of Legislative Services within
14 business days of that person receiving notice of this resolution.
DISCUSSION:
a) Background Context:
The Structure on the Property located at 11598 224 Street poses a safety and nuisance
concern in the community. The purpose of this report is to recommend Council use the
authority provided under Part 3 Division 12 including Sections 73 and 74 of the Community
Page 3 of 4
Charter to impose Remedial Action requirements on the Owner as recommended in this
report.
The structure was extensively damaged by fire on August 30, 2011 and at the time of the fire
was operating under the name of Don Cherry’s Sports Grill although at the time of the fire the
business had been closed for some time. The hydro electric and gas services have been
disconnected from the structure.
Inspections conducted on August 30 and November 09, 2012, by the Manager of Inspection
Services revealed the Structure does not comply nor provide the basic life, health and safety
needs as prescribed in the Building Bylaw No. 6925-2012 as follows:
On the exterior west building face the exterior windows and doors no longer are in place
or functional.
65% of exterior cladding is damaged by fire and exposure to the environment.
Exterior walking surfaces are fractured and broken leading to tripping hazards.
Entrance canopies damaged by fire and exposure.
Damage to or deterioration of building elements. .
More than 50% of the structure has been damaged by fire.
b) Citizen/Customer Implications:
This Structure continues to deteriorate and in doing so devalues the neighbouring properties
in the area. The exterior of the structure is attracting a fair amount of graffiti and in spite of
staff’s attempts at securing the structure is still being entered from time to time. By removing
the fire damaged structure the safety of the site will be restored.
b) Alternatives:
Council could decide not to pass the Remedial Action order and direct staff to prepare an
alternative approach to dealing with this hazardous Structure.
CONCLUSIONS:
Both the Fire Department and the Building Department report that the Property at 11598 224 Street
has been damaged to the extent that repairing the structure is not feasible and therefore the
structure should be demolished. New construction in the form of a four story condo has taken place
to the south of the subject property. If another fire were to start in the subject Structure it could pose
a serious danger to this new condo site. The structure has deteriorated to the point where it no
longer complies with minimum building code requirements and based upon a thorough inspection
the Structure by both the Building and Fire department staff recommend that the structure should be
demolished.
District staff recommends that Remedial Action requirements as described in the recommendation
in this report be approved.
The recommendations contained in this report have been reviewed with our municipal solicitors.
Page 4 of 4
“Original signed by E.S. (Liz) Holitzki”
_______________________________________________
Prepared by: E.S. (Liz) Holitzki
Director: Licences, Permits and Bylaws
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn
General Manager: Public Works and Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Office
Appendices:
I. Memo from Manager of Inspections
II. Memo from Fire Chief/Director Community Fire Safety
III. Site Photos
APPENDIX I
Interoffice
Memorandum
TO: LIZ HOLITZKI, DIRECTOR LICENSES, PERMITS & BYLAWS
FROM: STEPHEN J. CÔTÉ-ROLVINK, MANAGER OF INSPECTION SERVICES
SUBJECT: 11598 – 224 ST, MAPLE RIDGE
DATE: MARCH 5, 2013
Remedial Action Report for 11598 - 224th Street, Maple Ridge
Introduction
The following report is in support of the Districts and public's desire to have the above mentioned
building removed as it creates a nuisance to the general public and is a building that is unsafe. The
building located at 11598 - 224th Street was subject of a fire in August 30, 2011 since that time the
building has not been maintained nor repaired by the current owners. Based on inspections
conducted shortly after the fire the Fire Chief Dane Spence and myself the building was found to be
damaged to more than 50% of its assessed value. Based on Section 8.2.4. of the Districts Building
Bylaw 6925-2012, this building is required to comply with all current codes and bylaws of the district.
A follow-up inspection was conducted on November 09, 2012 by Fire Chief Dane Spence and myself
to determine the current life safety and structural integrity of the building.
In addition to the damage caused by the fire, further damage has occurred by persons gaining access
to the space. Due to the fire and access, the electrical, mechanical and plumbing systems have been
damaged or removed to the point where they are no-longer recognizable or functional and would be
required to be removed and replaced in their entirety. As this is the case the following report makes
no further reference to these items.
The following report is based on the building code issues as it relates to the structure and the
surrounding lands. The following report begins on the deficiencies and concerns with the exterior of
the building and then moves into the interior spaces.
History
A safety inspection was completed on November 09, 2012. Upon review of the both the exterior and
interior of the building it was evident that the building has deteriorated and been damaged to the
point where it no longer complies to the minimum code requirements. These findings are only in
those areas of primary code concern being safety, health and fire protection of buildings and facilities
as identified in the introduction to the BC Building Code page v. Based on the most resent us of this
building as a bar the building is being evaluated based on its continued use which the building code
would class as a Group A Division 2 occupancy classification. Using this as the defining guidelines
2
the code requires any buildings of this Use to be constructed under Division B Parts 3, 4, 5 and 6
which places a far higher degree of professional involvement in the building's design and
construction.
The code defines its Safety, Health and Fire Protection requirements in objective statements (OS)
which are located in Division A – Part 2, Section 2.2 ”Objectives” of the 2012 B.C. Building Code. The
statements in this section that are applicable to above referenced premises are: OS Safety, OS1 Fire
Safety, OS1.4 – fire safety systems failing to function as expected; OS2 Structural Safety, OS2.3,
OS2.5; OS3 Safety in Use, OS3.1, OS3.4, OS3.7; OH Health, OH1 Indoor Conditions, OH1.1, OH1.2 –
inadequate thermal comfort, OH1.3; OH2 Sanitation, OH2.5 – contact with vermin and insects; OP fire
and Structural Protection of Buildings,OP1 Fire Protection of the Building, OP1.4 - fire safety systems
failing to function as expected; OP2 Structural Sufficiency of the Building, OP2.2, OP2.3, OP2.5;
OP2.6;OP4 Protection of Adjacent Buildings from Structural Damage, OP4.2 - collapse of the building
or portion thereof onto adjacent buildings, OP4.3 - impact of the building on adjacent buildings. A
complete list of the referenced objective statements is appended to the end of this document.
These findings do not deal with the broader topics of aesthetic or cosmetic irregularities within the
building or on the buildings exterior which are often more apparent but not regulated within the
mandates of codes. These findings also do not deal with current Building Code requirements where
there is no issue in respect of the health or safety of the building.
Objective Statements are found in Division A of the B.C. Building code 2012. Any other references to
sections in this report are to Division B of the B.C. Building Code unless otherwise stated.
Summary
Building Exterior West Building Face
Pictures 1, 2, 3
Exterior windows and doors no longer in place or functional.
65% of exterior cladding damaged by fire and exposure to the environment.
Exterior walking surfaces fractured and broken leading to tripping hazards.
Entrance canopies damaged by fire and exposure.
Objective statement OS2.3 – Damage to or deterioration of building elements.
Following is a breakdown of sections from the B.C. Building Code that are not being met. These items
are considered to be of health and life safety concerns in accordance with the objectives of the B.C
Building Code and would require upgrading to be in compliance with the B.C. Building Code.
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow
3
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
Subsection 5.6.1. Protection from Precipitation
Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal
Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to
allow for the provision for drainage.
Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where
horizontal surfaces can accumulate precipitation.
Subsection 5.7.1. Protection from Surface Water
Sentence 5.7.1.1.(1) requires that the site be graded or measures put in place to
prevent surface water from accumulating against the building.
Building Exterior North Building Face
Pictures 9, 10 & 11
Grade around building sloping towards building.
Climbable guard and elevated walkway.
Concrete walkway separating and leaning away from building.
Exit door opening directly onto a step.
Exiting surface fractured and uneven forming a tripping hazard.
Foundation extend beyond outer face of exterior wall.
Objective statement OS3 Safety in Use.
Objective statement OP2.6 - instability or movement of the supporting medium
Following is a breakdown of Sections from the B.C. Building Code that are not being met which would
require upgrading.
Subsection 3.4.6. Types of Exit Facilities
Article 3.4.6.1. Slip Resistance of Ramps and Stairs
o This Article identifies the need for walking surfaces to be usable under weather
conditions
Sentence 3.4.6.4.(1) identifies the need for two handrails based on stair width.
Sentence 3.4.6.4.(3) identifies the need for continuity in the handrail and its
physical cross sectional dimensions.
Sentence 3.4.6.4.(7) identifies the method as to how handrails are to terminate.
Article 3.4.6.5. identifies where guards are required, their dimensions and
location in relation to the stair treads.
Clause 3.4.6.5.(6)(b) indicates the need for guards attachment and design to resist
specific loads
Article 4.1.5.15 Loads on Guards
o identifies what the minimum loads are to be considered when designing guards
and where those loads are being applied.
Subsection 4.2.6. Shallow Foundations
4
Sentence 4.2.6.2.(1) Defines the basic requirement that the ground be sufficiently
strong to support the imposed loads
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
Subsection 5.6.1. Protection from Precipitation
Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal
Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to
allow for the provision for drainage.
Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where
horizontal surfaces can accumulate precipitation.
Subsection 5.7.1. Protection from Surface Water
Sentence 5.7.1.1.(1) requires that the site be graded or measures put in place to
prevent surface water from accumulating against the building.
Building Exterior West Building Face
Pictures 9 & 10
Some damage to exterior cladding.
Insufficient or no head flashing over opening to prevent water ingress into the structure.
Objective statement OS2.3 – Damage to or deterioration of building elements.
Following is a breakdown of Sections from the B.C. Building Code that are not being met which would
require upgrading.
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
5
Subsection 5.6.1. Protection from Precipitation
Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
Building Exterior South Building Face
Pictures 4, 5, 6 & 12
Uneven rise on stairs due to shifting of stairs.
Concrete walkway separating and leaning away from building.
Exiting surface fractured and uneven forming a tripping hazard.
Foundation extend beyond outer face of exterior wall encroaching into required exit stair
width.
Location of handrail and foundation projection creates tripping hazard.
Handrail termination at top and bottom does not comply to code for extension.
Windows no longer functional.
Concrete block wall adjacent to entry door is starting to pull away from framed portion of
building.
Objective statement OS2 Structural safety.
Objective statement OS3 Safety in Use.
Objective statement OP2.6 - instability or movement of the supporting medium
Following is a breakdown of Sections from the B.C. Building Code that are not being met which would
require upgrading.
Subsection 3.4.6. Types of Exit Facilities
Article 3.4.6.1. Slip Resistance of Ramps and Stairs
o This Article identifies the need for walking surfaces to be usable under weather
conditions
Sentence 3.4.6.4.(1) identifies the need for two handrails based on stair width.
Sentence 3.4.6.5.(3) identifies the need for continuity in the handrail and its
physical cross sectional dimensions.
Sentence 3.4.6.5.(10) identifies the method as to how handrails are to terminate.
Article 3.4.6.6. identifies where guards are required, their dimensions and
location in relation to the stair treads.
Article 4.1.5.14 Loads on Guards
o identifies what the minimum loads are to be considered when designing guards
and where those loads are being applied.
Subsection 4.2.6. Shallow Foundations
Sentence 4.2.6.2.(1) Defines the basic requirement that the ground be sufficiently
strong to support the imposed loads
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
6
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
Subsection 5.6.1. Protection from Precipitation
Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal
Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to
allow for the provision for drainage.
Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where
horizontal surfaces can accumulate precipitation.
Subsection 5.7.1. Protection from Surface Water
Sentence 5.7.1.1.(1) requires that the site be graded or measures put in place to
prevent surface water from accumulating against the building.
.
Building's Interior Top Floor
Pictures 9 to 22 & 37
Entry door is no longer functional
Moisture content in the building's interior is causing the interior mold
Thermal insulation and air or vapour barriers damaged to the point of no functioning.
Water penetrating through the roofing membrane.
Moisture penetration through the roof is causing further deterioration of interior and structural
components.
Roof structure damaged by fire to the point where can no longer function.
Kitchen damaged and elements removed.
All interior surfaces damaged to the point of not being able to perform their intended
functions
Door to access lower floor has been damaged to non-functional state.
Following is a breakdown of Sections from the B.C. Building Code that are not being met which would
require upgrading.
3.1.8. Fire Separations and Closures
Identifies the location, continuity and integrity of fire separations to limit the potential
of fire spread throughout a building.
3.2.3.13. Protection of Exit Facilities
Ensures safety of persons from fire exposure as they exit a building.
3.2.7.1. Minimum Lighting Requirements
7
Ensures sufficient illumination in the event of power failure to safely exit the building.
Subsection 3.4.6. Types of Exit Facilities
Sentence 3.4.6.5.(3) identifies the need for continuity in the handrail and its
physical cross sectional dimensions.
Sentence 3.4.6.5.(10) identifies the method as to how handrails are to terminate.
Article 3.4.6.6. identifies where guards are required, their dimensions and
location in relation to the stair treads.
Article 4.1.5.14 Loads on Guards
o identifies what the minimum loads are to be considered when designing guards
and where those loads are being applied.
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
Subsection 5.1.5. Other Requirements
Indicates that structural and fire safety in other parts of the code must still be met.
Subsection 5.2.1. Environmental Loads and Design Procedures
Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
Subsection 5.3.1. Thermal Resistance of Assemblies
Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
Subsection 5.4.1. Air Barrier Systems
Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
Subsection 5.5.1. Vapour Barriers
Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
Building's Interior Bottom Floor
Pictures 23 to 36
All interior surfaces are covered with mold.
Interior wall finishes have been removed weakening load bearing elements.
Heating system does not comply to code requirements, and is not functioning.
8
Installation of interior finishes and cabinetry has impacted safe exiting from back areas.
Fire separation enclosing mechanical room is not complete and has been damaged
Fire separation at floor system has been compromised due to fire.
Electrical and plumbing system has been removed or damaged to the point of not functioning.
Following is a breakdown of Sections from the B.C. Building Code that are not being met which would
require upgrading.
3.1.8. Fire Separations and Closures
Identifies the location, continuity and integrity of fire separations to limit the potential
of fire spread throughout a building.
3.2.3.13. Protection of Exit Facilities
Ensures safety of persons from fire exposure as they exit a building.
3.2.7.1. Minimum Lighting Requirements
Ensures sufficient illumination in the event of power failure to safely exit the building.
3.3.1.3. Means of Egress
Ensures safety in removing persons from within a floor area
Subsection 5.1.4. Resistance to Loads and Deterioration
Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
Subsection 5.1.5. Other Requirements
Indicates that structural and fire safety in other parts of the code must still be met.
Subsection 5.2.1. Environmental Loads and Design Procedures
Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
Subsection 5.3.1. Thermal Resistance of Assemblies
Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
Subsection 5.4.1. Air Barrier Systems
Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
Subsection 5.5.1. Vapour Barriers
9
Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
The items identified are items that do not comply with the codes Objective Statements for life and
health safety and would need to be upgraded to ensure compliance with the B.C. Building Code.
Further, due to the degree of environmental contamination from water ingress into the building and
fire damage, all areas would not comply with minimum health safety requirements.
Conclusion
The items contained within this report are items that directly relate to the life and health safety
requirements of the B.C. Building Code, B.C. Plumbing Code, Natural Gas and Propane installation
Code and the Canadian Electrical Code, codes which are enforced under the District of Maple Ridge’s
Building Bylaw No. 6925-2012 as amended.
These items in the opinion of the Local Electrical and Gas Safety Manager, Chief Building Official and
Manager of Inspection Services are items that are required to be repaired to ensure life and health
safety of persons occupying or attending this property. Further, it is my opinion that the building no
longer complies to the minimum life, healthy safety, and structural safety required by the BC Building
Code and that it would not be economically viable to rehabilitate the existing building.
Stephen J. Côté-Rolvink, RBO, CRBO
Manager of Inspection Services
Local Safety Manager
Chief Building Official
10
Appendix I
APPENDIX II
Interoffice
Memorandum
TO: LIZ HOLITZKI - DIRECTOR LICENCES, PERMITS AND BYLAWS
FROM: DANE SPENCE, FIRE CHIEF/DIRECTOR COMMUNITY FIRE SAFETY
SUBJECT: 11598 224 STREET MAPLE RIDGE, BC
DATE: MARCH 5, 2013
On Tuesday, November 9, 2012, the Manager of Inspection Services and I performed a fire and life
safety inspection at 115978 224th Street, a two story wood framed building that has been sitting
vacant for over 2 years and has been found to be in an insecure condition multiple since a fire
damaged the structure on August 30, 2011. This building has historically been used as a restaurant
known as Don Cherry’s Sports Grill, although at the time of the fire, the business had ceased
operations and the building’s hydro electric and gas services had been disconnected from the
building.
The building has been extensively damaged by fire and the exterior doors and windows of the
structure have been covered with plywood in an attempt to prevent unauthorized entry into the
structure. Despite these attempts, the building has been broken into numerous times with thieves
targeting the remaining building contents, copper wire and water piping.
Inside the structure, the interior drywall that was originally installed to provide a fire separation
between the floors has been damaged to the extent that it will no longer effectively prevent the
spread of fire. Without the protection offered by the fire resistive properties of drywall, the building
structural elements are unprotected and will fail prematurely in the event of another fire.
Throughout the building, there is an accumulation of combustible building contents such as tables,
chairs and discarded material that constitutes a fire hazard as it is easily ignitable. In addition, the
type and condition of the material presents a hazard to fire fighters who may enter the structure:
broken glass, sharp objects, and the fire damaged building elements are found throughout the
structure.
The building is not habitable and I find that these premises are now in such a state of disrepair that
a fire starting in them will spread rapidly and endanger life and property. Firefighters will not be able
to enter this structure to safely fight a fire or rescue anyone that may be inside the building.
Listed below are some of the violations of the British Columbia Fire Code 2012, with references to
various photographs that I took during my inspection on November 9, 2012. A copy of these
photographs is attached to this report.
This building has been found insecure in contravention of section 2.4.6.1. of the BC Fire Code.
Section 2.4.6.1 states: Vacant buildings shall be secured against unauthorized entry. This building
has been found to be insecure on at least 6 occasions since September, 2011. Photograph numbers
29, 30, 31 and 34 and 36, illustrate evidence of vandalism and theft of cooper water pipe that has
occurred inside the structure.
Page 2 of 2
Many sections of the buildings drywall have been removed and in my opinion this lack of fire
separations will result in a fire rapidly spreading throughout the entire building. Photograph numbers
25, 26 and 27 are a few pictures that illustrate the various areas through out the building where the
drywall has been removed. Section 2.2.1.1.(3) of the BC Fire Code provides: Rooms, corridors, shafts
and other spaces shall be separated where practical by fire separations conforming to the British
Columbia Building Code. Furthermore section 2.2.1.2. 1) provides: Where fire separations are
damaged so as to affect their integrity, they shall be repaired so that the integrity of the fire
separation is maintained.
It should be noted that this structure is of the vintage where it is reasonable to assume that building
materials such as drywall filler and ceiling spray texture would contain asbestos and the poor
condition of these building elements exposes those entering the building to potentially hazardous
materials. Work Safe B.C. Regulation, 6.2 and Sections 6.3 to 6.32 apply to a workplace where a
worker is or may be exposed to potentially hazardous levels of asbestos fibre . Anyone entering the
structure should be made aware of the presence of potentially hazardous materials.
There is combustible waste such as, damaged building materials, furniture and rubbish that has
accumulated throughout the building which in my opinion constitutes an undue fire hazard that
could easily be ignited by vagrants or vandals. Section 2.4.1. 1) of the BC Fire Code provides:
Combustible waste material in and around buildings shall not be permitted to accumulate in
quantities or location that will constitute an undue fire hazard. Photographs 13 and 14 were taken
inside the structure, on the second floor and illustrate discarded furniture and other material. This
accumulation of combustible material, coupled with the missing and damaged fire separations,
creates a hazardous situation where a fire has the ability to spread rapidly through the building.
In my opinion, this building is not habitable and has been allowed to deteriorate to the point where
the structural integrity of the building has been compromised. The building has been found to be
insecure at least 6 times since it experienced a major fire on August 30, 2011, with evidence that
there have been people entering and vandalizing the building. I find that these premises are now in
such a state of disrepair that a fire starting in them will spread rapidly and endanger life and
property. Firefighters will not be able to enter this structure to safely fight a fire or rescue anyone
that may be inside the structure.
There is a recently constructed 4 story apartment building that is located on the property to the
south of this structure and this vacant structure constitutes a fire hazard to this building. Accordingly,
I find that the building is in, and creates an unsafe condition and should be repaired or demolished
immediately.
Dane Spence
Fire Chief/
Director Community Fire Safety
Maple Ridge Fire Department
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Proposed Resolutions for the
Lower Mainland Local Government Association (“LMLGA”) Conference
4.5
District of Maple Ridge
INDEPENDENCE OF THE OFFICE OF THE SENIORS ADVOCATE
WHEREAS the creation of the Office of the Seniors Advocate through the introduction of Bill
10—2013, Seniors Advocate Act, was a correct and commendable course of action by the
provincial government in response to supporting seniors.
AND WHEREAS the spectrum of seniors services include housing, transportation and income
support, which are issues not under the jurisdiction of the Ministry of Health, of which the
Act has defined as the ministry that the Office of the Seniors Advocate will report to.
THEREFORE BE IT RESOLVED that LMLGA respectfully request that the government amend
the Seniors Advocate Act to identify the Office of the Seniors Advocate as an independent
office of the Legislature, reporting to the Members of the Legislative Assembly, rather than
to the Minister of Health.
District of Maple Ridge
SUPPORT FOR BC ASSOCIATION OF AGRICULTURAL FAIRS AND EXHIBITIONS
WHEREAS BC’s agricultural fairs and exhibitions are in the strategic position to continue and
enhance their work of educating and promoting BC agriculture awareness through serving
excess of 1.5 million visitors to BC’s agricultural fairs, exhibitions and related festivals each
year.
AND WHEREAS in over 50 communities throughout BC, the use of a combined total of
20,000+ volunteers has resulted in affordable family entertainment and agriculture
awareness.
AND WHEREAS agriculture, food production and food security is an important economic
contributor to the British Columbia economy.
THEREFORE BE IT RESOLVED that the LMLGA request that the provincial government
negotiate a viable funding envelope with the BC Association of Agricultural Fairs and
Exhibitions to be included in the Ministry of Agriculture budget, in order to preserve the
existence of agriculture fairs and exhibitions across the province.
District of Maple Ridge
FUNDING RIVERVIEW FOR MENTAL HEALTH TREATMENT
WHEREAS the lack of adequate treatment and housing for those suffering from serious or
severe mental illness is a reality experienced Province wide, resulting in a less efficient
system, with unacceptably poor outcomes for the most needy citizens of BC, as well as
severe financial and social burdens on local communities.
AND WHEREAS the Riverview facilities and grounds have a proven history of providing a very
suitable environment for such treatment and housing, with much of the necessary
infrastructure already in place.
THEREFORE BE IT RESOLVED that the Provincial Government immediately begin to
undertake all necessary action, including funding, to reinstate Riverview as a modern
Centre of Excellence for Mental Health Care and Support.