HomeMy WebLinkAbout2013-06-17 Workshop Meeting Agenda and Reports.pdfDistrict of Maple Ridge
1.ADOPTION OF THE AGENDA
2.MINUTES –June 10, 2013
3.PRESENTATIONS AT THE REQUEST OF COUNCIL
3.1
4.UNFINISHED AND NEW BUSINESS
4.1 Maple Ridge Regional Context Statement Update
Staff report dated June 17, 2013 recommending that staff be directed to prepare
an Official Community Plan amending bylaw for the Regional Context Statement
and that the approach to resolve the identified mapping for the Kanaka Creek
Business Park be endorsed.
COUNCIL WORKSHOP AGENDA
June 17, 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
June 17, 2013
Closed Council 11:00 a.m.
Committee of the Whole Meeting 1:00 p.m.
June 18, 2013
Public Hearing 7:00 p.m.
Council Workshop
June 17, 2013
Page 2 of 3
4.2 Secondary Suites Review – Policy and Bylaw Recommendations
Staff report dated June 17, 2013 recommending that the recommendations as
outlined in the report be endorsed.
4.3 Water Conservation/Metering
Staff report dated June 17, 2013 providing information on the universal metering
of water consumption.
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:
5.BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
6.MATTERS DEEMED EXPEDIENT
7.ADJOURNMENT
Checked by: ___________
Date: _________________
Council Workshop
June 17, 2013
Page 3 of 3
Rules for Holding a Closed Meeting
A part of a council meeting may be closed to the public if the subject matter being considered relates to one
or more of the following:
(a) personal information about an identifiable individual who holds or is being considered for a position as
an officer, employee or agent of the municipality or another position appointed by the municipality;
(b) personal information about an identifiable individual who is being considered for a municipal award or
honour, or who has offered to provide a gift to the municipality on condition of anonymity;
(c) labour relations or employee negotiations;
(d) the security of property of the municipality;
(e) the acquisition, disposition or expropriation of land or improvements, if the council considers that
disclosure might reasonably be expected to harm the interests of the municipality;
(f) law 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
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 17, 2013
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Maple Ridge Regional Context Statement Update
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 (RGS) and the municipal Official Community Plan and, if
applicable, identify how the OCP is to be made consistent with the RGS over time.
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.
On March 18, 2013, Council was provided with the draft Regional Context Statement for their review
and input, prior to it being sent to Metro Vancouver for their preliminary review. On April 30, 2013,
The Planning Department met with representatives of the Metro Vancouver Planning, Policy and
Environmental Department to review the Region’s comments on the draft RCS and associated RCS
land use designation map. Since that time, the Planning Department has made a number of
changes and additions to the draft RCS and Regional Land Use Designations map, in order to better
align it with the policies of the Regional Growth Strategy.
The purpose of this report is to provide Council with an overview of the changes to the draft RCS,
prior to Council considering the Official Community Plan amending bylaw.
RECOMMENDATIONS:
1.That staff be directed to prepare an Official Community Plan amending bylaw for the
Regional Context Statement and bring forward to the next available Regular Council
meeting.
2.That Council endorse the approach to resolve the identified mapping item for the Kanaka
Business Park as outlined in the report titled “Maple Ridge Regional Context Statement
Update” and dated June 17, 2013.
4.1
[2]
DISCUSSION:
a)Background Context:
The Metro Vancouver Regional Growth Strategy was adopted by the Greater Vancouver Regional
District Board on July 29, 2011. 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 variou s
responsibilities for the Region, local municipality and other governments and agencies necessary to
successfully implement the Plan.
During the preparation of the RGS, Maple Ridge was successful in working with the Region to
address approximately 30 concerns that Council identified. Building on that success, the Planning
Department is working effectively with the Regional Planner leading the RCS process to review and
find solutions to the minor inconsistencies between the RGS and the Maple Ridge Official Community
Plan.
The Regional Growth Strategy is based on a framework of urban centres which are intended to be
the region’s primary locations for concentrated growth and transit services. In addition to the
Vancouver Metropolitan Core and the Surrey Metro Centre, there are seven Regional City Centres,
which includes the Maple Ridge Town Centre. These locations form an upper tier that are intended
focus growth, population density, employment opportunities and transit service, above the level of
the 17 Municipal Town Centres. In addition, the RGS includes Frequent Transit Development Areas
which are a further sub-group that are intended to be additional locations to accommodate growth.
However, the Regional Growth Strategy does not identify where the Frequent Transit Development
Areas (FTDA) are to be located throughout the region as it is up to each municipality to work with
Translink to identify potential FTDA locations. Currently, Maple Ridge does not have any FTDA’s
identified in the Official Community 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 (RGS) and the municipal Official Community Plan and, if
applicable, identify how the OCP is to be made consistent with the RGS over time.
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.
Regional Context Statement Amendment Process
Council has been presented two reports since October 2012 on the process for amending the
current Regional Context Statement, the required consultation during the preparation or amendment
to an Official Community Plan (Section 879 of the Local Government Act) and the draft Regional
Context Statement. Those reports have resulted in the following Council Resolutions:
[3]
October 15, 2012
That the process outlined in the report titled “Regional Context Statement Amendment Process”
dated October 15, 2012, be endorsed.”
March 18, 2013
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.
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 we ll 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
[4]
c)Maple Ridge Regional Context Statement
The draft Regional Context Statement includes a number of “work -toward” statements relating to
studies that the District is currently undertaking. The work-toward statements are an accepted
approach for a municipality to indicate how an official community plan may be brought into
alignment with the policies under each of the RGS 5 Goals. The current studies underway that are
referenced by work-toward statements in the RCS include:
Commercial and Industrial Strategy;
Transportation Plan;
Housing Action Plan;
Environmental Management Strategy;
Albion Flats Area Plan; and
Updates to the population and dwelling unit projections in the OCP.
Preliminary Metro Vancouver comments
As indicated, the District has an effective working relationship with Metro Vancouver. As part of its
preparation, the draft RCS was sent to Metro Vancouver’s Planning, Policy and Environmental
Department for a preliminary review of the content and alignment with the RGS. Comments received
identified a number of items that the Planning Department is continuing to discuss with Metro
Planners, which include:
Population and Dwelling Unit projections – Recently, Metro Vancouver has advised municipalities
that the projections identified in the RGS may be too high for many communities in the region
and intend to update these projections in the RGS following Metro Board approval of all
municipal RCS’s.
As a result, the population and dwelling unit projections in the RCS have been amended
to reflect the lower estimates which were recently provided by Metro Vancouver staff at
the 2041 Strategy time horizon.
The revised 2041 population projection for Maple Ridge is 118,000 with 45,000 dwelling
units. Based on recent growth patterns, this new lower population projection is easily
attainable by 2041.
It is important to recognize that the population, dwelling unit and employment projections
to 2041 are guidelines only, meant to be used for long range planning purposes for both
municipal and regional planning.
Industrial policy alignment – The Commercial and Industrial Strategy currently underway will
provide the opportunity for greater alignment with the RGS Goal 2 – Support a Sustainable
Economy, particularly with respect to policies related to protecting existing industrially-
designated lands.
Regional Land Use Designations – Metro Vancouver staff have identified a discrepancy between
the Regional land use designation and the Maple Ridge Official Community Plan for the Kanaka
Business Park located on 128th Avenue. This site is currently designated as Suburban
Residential and Rural Resource on Schedule “B” of the Official Community Plan and zoned M-2
[5]
General Industrial. The site has a Regional land use designation of ‘Industrial’ and ‘Conservation
and Recreation’. The Planning Department has been in discussion with Metro Vancouver to
determine how best to solve the discrepancy between the Maple Ridge OCP and the Regional
Growth Strategy and have agreed that a Regional land use designation of ‘Rural’ would be
applicable. This Regional land use category allows for “…low density residential development,
small scale commercial, industrial, and institutional uses, and agricultural uses that do not
require the provision of urban services such as sewer or transit.” (pg. 9 Metro Vancouver Regional
Growth Strategy). The site is outside of the Regional Urban Containment Boundary and not within
the Fraser Sewer Area boundary which provides a basis for the ‘Rural’ land use designation.
If Council is in support of the Regional land use designation change, the process will
required a formal request to the Metro Vancouver Board, by Council Resolution. The
change would be a Type 3 Minor Amendment to the Regional Growth Strategy (simple
majority weighted vote and no regional public hearing required).
o A Type 3 Minor Amendment includes changes from Industrial, Mixed Employment
or General Urban land use designations to Rural, Agricultural or Conservation and
Recreation land use designations.
The alternative to a RGS amendment is to amend the Official Community Plan land use
designation for the Kanaka Business Park from Suburban Residential and Rural
Resource to Industrial.
d)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.
As outlined above in the March 18, 2013 Council Resolution, consultation activities will consist of
posting the proposed OCP amending bylaw on the District’s website and an online questionnaire.
e)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.
Policy Implications:
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.
The updated draft RCS includes a number of statements identifying studies that the District is
currently undertaking, but that may have policy implications to the Official Community Plan. As each
[6]
study is completed, Council will be made aware of the OCP policy implications and if any new or
amended policies relate to the RGS. These ‘work-toward’ statements in the RCS meet the intent of
the requirement to show how the OCP will be made consistent with the Regional Growth Strategy.
RCS Amendment Process
Section 866 (4)(c) of the Local Government Act requires that the council of a municipality must
review the regional context statement at least once in every 5 years after its latest acceptance by the
regional board. Any changes to the Official Community Plan that arise from the studies currently
underway can be reflected in the Regional Context Statement that will be required in 2018.
f) Business Plan 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 order to submit
the amended RCS to the Metro Vancouver Regional Board prior to July 29, 2013 as required.
g) Next Steps:
Following First Reading of an Official Community Plan amending bylaw, the Regional Context
Statement will be referred to Metro Vancouver
The following anticipated timeline outlines the steps for completion and adoption of the Official
Community Plan Regional Context Statement amending bylaw. It has been updated from the
timeline presented at the March 18, 2013 Council Workshop to reflect input on formal process
provided by Metro Vancouver Planning staff.
Council Review of draft Regional Context Statement Complete
Metro Vancouver preliminary staff review – March to April Complete
First Reading of RCS OCP amending bylaw and
Council Resolution for an RGS Amendment
Formal referral to Metro Vancouver Board for Acceptance
and Regional Growth Strategy Amendment- by July 29, 2013
MR Departments review & discussion
Consultation (as per the Council Resolution from March 18, 2013)
Council Update (if significant changes from input or comments from Metro Vancouver)
Second Reading of OCP amending bylaw
Public Hearing (timing contingent on Acceptance of the RCS by the Metro Vancouver
Board)
3rd Reading
Final Approval of OCP amending bylaw.
CONCLUSIONS:
The updated draft Regional Context Statement is provided for Council’s review and discussion. The
Planning Department is continuing to work closely with the Region to address the minor
inconsistencies between the RGS and the Official Community Plan, including the identified mapping
item.
[7]
It is recommended that Council direct the Planning Department to prepare the necessary Official
Community Plan amending bylaw and to bring it to the next appropriate Council meeting for
consideration of First Reading, and pass a Resolution formally requesting an amendment to the
Regional Growth Strategy for a regional land use designation change for the Kanaka Business Park.
“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 Paul Gill” for
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Attachments: Appendix A: Draft Regional Context Statement
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 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.
Official Community Plan – Studies Currently Underway (May 2013)
The District of Maple Ridge is currently undertaking a number of significant studies that are
anticipated to result in policy amendments to the Official Community Plan (as of May 2013).
These studies include:
Commercial and Industrial Strategy – that will provide updated employment projections
and policy recommendations that strengthen the employment base (commercial,
industrial and other employment opportunities) within the District.
Strategic Transportation Plan – that will provide long-term direction for transportation
network development and improvements, and may include revisions to the Major Corridor
Network (OCP Figure 4), as well as other policy-related recommendations.
Environmental Management Strategy – that will strive to connect the existing policy basis
contained within the Official Community Plan with environmental and watercourse
development permit guidelines and other Official Community Plan policies.
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APPENDIX A
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 2
Housing Action Plan – as a requirement of the Regional Growth Strategy, that will follow
Maple Ridge Council’s consideration of potential bylaw amendments (e.g. Zoning Bylaw,
Parking Bylaw) related to Secondary Suites and Temporary Residential Uses.
Albion Flats Area Plan- preparation of an area plan for the Albion Flats area of Maple
Ridge, currently designated as a Special Study Area within the Regional Growth Strategy.
Population and Dwelling Unit Projections – will be undertaken by the District to align with
the Regional Growth Strategy projections prior to 2018.
Each of the above projects is expected to contain policy recommendations that will be evaluated
by District staff and within the context of the Regional Growth Strategy. It is anticipated that these
studies will contribute to Maple Ridge working toward consistency with the Regional Growth
Strategy.
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.”
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 Maple Ridge Regional Context Statement - 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 = 118,000*
o Dwelling Units = 45,000*
o Employment = 42 500**
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District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 3
*The population and dwelling unit projections are taken from the proposed updates to the
RGS projections identified by Metro Vancouver staff, that are reflective of the 2011
Census. The targets included are the low range for both population and dwelling units, as
identified by Metro Vancouver
**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.
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
Chapter 10.4 Town Centre Area Plan, Section 1.3 Assumptions and Targets identifies the
population, density, housing and commercial projections for the Regional Town Centre t o
2021 as follows:
o Population = 21,750
o Density = 70 to 100 persons per hectare
o Housing = 11,065 dwelling units
o Commercial goal to create between 0.25 to 0.75 new jobs for every new
dwelling unit in the Town Centre.
The District of Maple Ridge will work toward undertaking a review of the population,
density, housing and commercial goals within the Town Centre Area Plan boundaries,
which forms the extent of the Regional City Centre. This review will be to better align the
projections for the Regional City Centre with the overall population, dwelling units and
employment projections for the entire District.
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, policies 3-1 and 3-3..
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District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 4
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, polic yies 6-18
and 6-20.
Chapter 10.4 Town Centre Area Plan, Chapter 3.2 General Land Use Requirements,
policies 3-1 and 3-2;
iv)In coordination with the provision of transit service, establish or maintain reduced residential
and commercial parking requirements in Urban Centres, where appropriate
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
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.
The Regional Growth Strategy does not identify any Frequent Transit Development Areas
in Maple Ridge.
ii) Focus growth and development in Frequent Transit Development Areas
Chapter 10.4 Town Centre Area Plan, policies 5-12 and 5-13.
The Regional Growth Strategy does not identify any Frequent Transit Development Areas
in Maple Ridge.
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 Maple Ridge
Regional Context Statement - Regional Land Use Designations map.
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District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 5
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 3.1.3 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.
The Regional Growth Strategy does not identify any Local Centres in the District of Maple Ridge.
However, the following policies support the principles outlined in this RGS policy:
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.
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
Chapter 7.2 Road Network Plan, policy 7-11.
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;
Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features,
policies 2-1, 2-2, 2-13, 2-14 and 2-15.
The Regional Growth Strategy does not identify any Frequent Transit Development Areas
or Mixed Employment lands within the District of Maple Ridge.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 6
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;
Chapter 2.1 Growth Management, policy 2-1.
Section 6.4.1 Industrial Lands, policies 6-40, 6-41 and 6-42.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments for the support, protection and intensification of industrial land uses.
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 ene rgy generation, where appropriate.
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 Maple Ridge
Regional Context Statement - Regional Land Use Designations map.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 7
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
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 8
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
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments for the support, protection and intensification of industrial land uses.
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 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, policy 6-22.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 9
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 Maple Ridge Regional
Context Statement - 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.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments for the support, protection and intensification of industrial land uses.
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, policy 6-49.
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.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments for the support, protection and intensification of industrial land uses.
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);
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 10
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;
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
Chapter 6.1 Employment Generating Opportunities, policy 6-4.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments that may support a greater mix of employment-based land uses within
the municipality.
ii) allow large and medium format retail, where appropriate, provided that such development will
not undermine the broad objectives of the Regional Growth Strategy;
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
Chapter 6.1 Employment Generating Opportunities, policy 6-4.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments that may support a greater mix of employment-based land uses within
the municipality.
iii) support the regional objective of concentrating commercial and other major trip-generating
uses in Urban Centres and Frequent Transit Development Areas;
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments that may support a greater mix of employment-based land uses within
the municipality.
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;
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments that may support a greater mix of employment-based land uses within
the municipality.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 11
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;
The Regional Growth Strategy does not identify any Mixed Employment lands within the
District of Maple Ridge.
Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial
and Industrial Land Use Strategy that is anticipated to result in Official Community Plan
policy amendments that may support a greater mix of employment-based land uses within
the municipality.
2.2.4 e) include policies which help reduce environmental impacts and promote energy
efficiency.
Chapter 5.5 Air Quality, policies 5-39 through 5-42.
Note: The District is currently undertaking an Environment Management Strategy that may
recommend Official Community Plan amendments to include additional policies that
promote energy efficiency.
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 Maple
Ridge Regional Context Statement - 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.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 12
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).
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 13
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 3.1: Protect 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 Maple Ridge Regional Context Statement - 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 4.3 Heritage, Section 4.3.1 Heritage Recognition, policy 4-40, and Section 4.3.2
Heritage Management, policy 4-45.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 14
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.
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.
Chapter 5.3 Land Resources, Section 5.3.1 Hillside Development, policies 5-20 through
5-24.
Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6-
12(b).
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 15
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.
Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6-
12(b).
Chapter 8 Development Permit Guidelines, Watercourse Protection Development Permit
Area Guidelines.
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.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 16
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.
3.4.5 Consider incorporating climate change and natural hazard risk assessments into the
planning and location of municipal utilities, assets and operations.
Chapter 5.3 Land Resources, policy 5-9.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 17
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 18
*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.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 19
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 20
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.
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 21
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 E mployment Areas
in the District of Maple Ridge.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 22
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 Networ k.
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
Regional City Centre.
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.)
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 23
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.
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.)
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 24
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.
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.)
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 25
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.
District of Maple Ridge – Draft Regional Context Statement- Updated May 27, 2013 26
The Maple Ridge Official Community Plan hereby permits such amendments.
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.
1
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 17, 2013
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING:Workshop
SUBJECT: Secondary Suites Review – Policy & Bylaw Recommendations
EXECUTIVE SUMMARY:
In 2012, Council had a number of discussions regarding secondary suites and temporary residential
uses. In July 2012, the process for completing the Secondary Suite Review was endorsed by
Council, directing staff to undertake a review of the District’s current policies and regulations, and to
identify a comprehensive list of issues and their potential solutions. A significant component of the
process was consultation through focus groups, online questionnaires and a public open house.
On March 4, 2013, Council received a report summarizing the input received from the Consultation
Program, relating this information to the preliminary issues raised by Council at the project outset.
This report focuses on the next steps in the Review process, providing comments of the staff working
group, and policy options and recommendations for Council consideration.
RECOMMENDATION:
That the recommendations as outlined in the report dated June 17, 2013 and titled ‘Secondary
Suites Review – Policy & Bylaw Recommendations’ be endorsed.
Process
As endorsed by Council on July 16, 2012, the Secondary Suites Review process included the
following tasks:
1. Establishment of a Staff Working Group Representatives from Planning,
Licences, Permits & Bylaws, Fire
and others as required;
Completed
2. Preparation of an online questionnaire General issues related to
secondary suites and temporary
residential uses;
Completed
3. Research Policies, regulations and
practices of other Lower
Mainland municipalities and
2011 Census information;
Completed
4. Focus Group Workshops local community groups and
organizations, developers and
builders;
Completed
5. Community-wide open house event Completed
6. Issues Summary Report Key messages and options for
Council consideration;
Completed
7. Council Update Policy options and
recommendations for Council
consideration
Current Stage
4.2
2
The Issues Summary (Task 6) and Consultation Program (Tasks 2, 4 & 5) are iterative, building on
the research, consultation and analysis of the project as these tasks occur.
COUNCIL DIRECTION:
Council has passed three Resolutions related to secondary suites, the first on April 16, 2012:
“That staff be directed to prepare a report identifying a comprehensive list of issues
and options pertaining to Secondary Suites and Temporary Residential Uses.”
Also on April 16, 2013, Council received a delegation from the development community expressing
concerns with the District’s current practice of prohibiting direct access to basements (a measure
intended to reduce potential for unauthorized suites). The concern related to the reduced sales
potential and diminished consumer satisfaction with houses without convenient access to the
basement. As there is a high correlation between direct basement access and the creation of
unauthorized suites, Council sought an alternative to minimize this conflict.
On May 22, 2012 Council passed the following resolution related to suites in the compact single
family residential zones:
“That staff be directed to explore the possibility of a restrictive covenant to deal with
illegal suites in the R-1, CD-1-93, R-2 and R-3 zones.”
The intent of this resolution was to relax the prohibition on direct access, using restrictive covenants
as the controlling mechanism.
On July 16, 2012, Council directed that the practice of reviewing building permits to prohibit direct
access to basements and the use of tumbler lock and key systems discontinue pending review of
this issue as a component of the Review.1 The issue with a tumbler lock and key system is when it is
put on an external door to a basement it provides direct access; facilitating the potential for an
unauthorized secondary suite. Previously, Council directed staff to prohibit this practice at the
building permit stage. Towards this end, sliding doors were accepted as they do not provide direct
access with tumbler lock and key. The practice is currently being upheld pending the outcome of the
Secondary Suites Review.
A third Council Resolution on July 16, 2012 related to reporting the process of the Secondary Suites
Review. In addition to outlining a process with staff complements, it recommended specific
consultation activities, including an online questionnaire, focus group workshops, and a public open
house. Receiving this information, Council passed the following resolution:
“That the Secondary Suites Review process outlined in the staff report titled
“Secondary Suites and Temporary Residential uses – Process Report, dated July 16,
2012, be endorsed”.
The Review is intended to provide a broad summary of the issues associated with secondary suites
and temporary residential units, to investigate options and ideas to solve the issues and to
recommend a set of policy and bylaw amendments for Council’s review and consideration. Council
comments from the March 4, 2013 Council Workshop are also explored in this review. These
comments pertained to enforcement, restrictive covenants, and whether owner occupancy as a
condition of secondary suites should continue to be required.
1 A tumbler lock has a cylinder which rotates to move a bolt; tumblers are pins; inserting the key lifts and aligns the pins to
free the cylinder to rotate
3
These comments will be explored further in this report.
POLICY DISCUSSION AND RECOMMENDATIONS:
The human and financial cost of enforcement of illegal suites is high. These costs are assumed by
property owners (who may be unaware of the status of their suite), tenants facing eviction, and the
municipality. The Maple Ridge Bylaws Department reports that this problem is compounded by
financial institutions that may base lending decisions on the presence of “mortgage helpers” without
regard for the legal status of these revenue generators. It seems that the best solution to this
problem is to prohibit at the outset the conditions favourable to the creation of illegal suites. Due to
the costs involved, enforcement should be considered as a last resort. As noted earlier in the report,
the endorsed process identified that a staff working group would be established with representation
from Planning, Licences, Permits and Bylaws, and the Maple Ridge Fire Department. Based upon
public consultation, review of legislation in other jurisdictions, and consideration of the Staff Working
Group, 8 key issues were identified, as follows:
Existing Zoning Bylaw provisions - zones that permit secondary suites and temporary
residential uses;
Building design;
Owner occupancy requirements;
Challenges with enforcement of illegal suites;
The use of restrictive covenants;
BC Building Code requirements and potential equivalencies;
Lot sizes, subdivision design and parking impacts & implications; and
Regional approaches that may be applicable in Maple Ridge.
The following section of this report compiles discussion of each of these issues with corresponding
consultation input, and Staff Working Group comments into a set of recommendations for Council’s
consideration.
Issue #1 – Pursuing Compliance:
This issue includes the identification of the appropriate opportunities, process, and capacity for
enforcement. The issue of Bylaw Enforcement was a significant issue in 1999 during the
establishment of the existing secondary suites program, and was extensively discussed by Council
deliberation. Under the adoption of Council Policy 5.43 Bylaw Enforcement of Legal Suites, staff
were directed to commence enforcement action on:
homes that were not owner occupied;
homes with a restrictive covenant that prohibited secondary suites;
homes with more than one suite; and
detached suites (prior to the introduction of provisions for detached garden suites).
This policy remains largely in effect today, although amendments made in 2008 to the Zoning Bylaw
provide for detached garden suites. In practice, upon receipt of a complaint, Bylaw Enforcement
investigates. Where permitted by zoning, property owners are given an opportunity and a time frame
to bring the unit into compliance with Building Department and Building Code requirements. If not
permitted by zoning, property owners are given a timeframe to have the illegal suite removed. The
District does not actively seek out violators (eg. District staff do not search out Craigslist ads for
offenders), but will investigate upon receipt of a complaint. The District will also require compliance
from those seeking a business licence or Building Permit found to have unauthorized construction on
the premises.
4
During the recent consultation events, discussions around the enforcement of secondary suites
arose. Some residents felt strongly that zones that did not allow for suites should be aggressively
enforced, while others thought that the District enforcement staff should turn a blind eye and only
enforce problem properties.
The staff working group recommended that no change be incurred for pursuing compliance. The
District will not actively seek evidence of illegal suites, but for reasons related to municipal liability,
and concern for human health and safety, there is no scope for the municipality to “turn a blind eye”
to enforcement, upon receipt of a formal complaint about the presence of an illegal suite. Should
Council wish to pursue a more aggressive enforcement program, there would be staffing and budget
implications.
Recommendation #1: That staff be directed to continue their current practices of pursuing
compliance.
Issue #2 - Building Code Equivalencies:
The District is interested in identifying Building Code requirements for Secondary Suites that can be
linked with existing practices to assist homeowners with retrofitting existing suites and constructing
new suites. The Building Department confirms that this is a work in progress, but a completion date
has not yet been established.
This topic did not generate significant dialogue during the consultation events. It should be noted
that as it is related to Building Code compliance, this issue is of a technical nature and public opinion
may not be particularly relevant. The costs associated with retrofitting illegal suites could be
considerable, and would involve a temporary loss of revenue during the construction phase. In order
to bring units into compliance with the Building Code or its equivalent, professional services
(plumbing or electrical) would be required.
BC Building Code requirements for 2012 are discussed in Section 9.36 of the BC Building Code, but
discussion of alternate systems of code compliance are not provided. This increases the challenge
of establishing defensible alternatives to this provision in the Building Code. Staff concur that
equivalencies would assist in the provision of suites but note that priorities have not permitted the
advancement of this work.
Recommendation #2: That the Building Department be directed to continue to make Building Code
Equivalencies a priority.
Issue #3 - Zoning:
Additional zoning regulations for Secondary Suites, such as lot size, lot coverage and increased
minimum parking requirements were identified during the review. On balance, there was support in
the community for prohibiting this use on smaller lots, particularly, the R-3 Special Amenity
Residential District (213m2 lot size).
5
Table 1 below provides information about similar Metro Vancouver municipalities. It includes
information about zones and the minimum lot sizes.
Municipality /
Local Government
Smallest
allowable zone
and lot size
Parking requirements
District of Maple
Ridge
RS-1b (557 m2) 2 spaces for primary, one space for suite
District of Mission R465s - Type II
(465 m2)
one space per Suite must not impede access to parking for
primary use
City of Langley RS-1 zone
(557m2)
one space per Suite
Pitt Meadows R-1 zone
(409 m2)
one space per Suite
Port Coquitlam RS- 4 zone
(300 m2)
not specified
relies on on-street parking for suites to preserve landscaped
yards.
Brochure: Homeowners thinking of creating suite should
ensure that adequate parking for tenant use is provided on-
site.
Corporation of
Delta
RS-7 (335 m2) All single family homes with secondary suite require at least
three off-street parking spaces.
Based on these Lower Mainland examples, there may be some support for allowing this use on
smaller lots such as R-1 Residential District or CD-1-93 Amenity Residential District Zones. These
lots are comparable in size to established urban lots in single family neighbourhoods in the Metro
Vancouver area, many of which have suites in place. It should be recognized that the street scape
facilitated by this residential development includes heavily used street parking and challenges in
finding a parking space. Such a density of use may not be acceptable to all residents in the District
of Maple Ridge. (Parking was by far the most outstanding concern expressed about secondary suites
during consultation).
Permitting secondary suites on the basis of lot size, rather than zoning. It is understood that within
the District there are some properties with a greater parcel size than the minimum required by zone.
The question was raised about whether the criteria for permitting secondary suites should be a
condition of lot size. A review of properties reveals that there are a total of 216 R-1 Residential
District and CD-1-93 Amenity Residential District Zoned properties with lot area over 557 m2 but
without subdivision potential. Typically, these larger parcels occur as part of a cul-de-sac subdivision
where the incidence of irregular shaped lots is inevitable. Without further review it is difficult to
ascertain the suitability of these properties in accommodating secondary suites (For instance, an
irregularly shaped lot might be challenged in accommodating required parking). There is also a
Comprehensive Development Zone (CD-1-99 Comprehensive Development) that permits a single
family use based on the parcel size and siting requirements of the RS-1b One Family Urban
Residential Zone. However, secondary suites are not allowed in this zone, even though they are
allowed in the RS-1b One Family Urban Residential Zone.
Emergency vehicle access and heavy reliance on street parking is a concern. An “amenity
contribution” concept for considering off-street parking provisions was suggested, but would require
further review to determine if this approach would be feasible and under which residential zones it
could be applied.
6
Recommendations #3:
That staff be directed to prepare Zoning Bylaw text amendments to permit secondary suites
in the following zones:
o the CD-1-99 Comprehensive Development Zone to permit secondary suites for one
family residential use in the R-1 and RS-1b zones
o On all R-1 Residential District and CD-1-93 Amenity Residential District Zones
Issue #4 - Parking Requirements:
The recent consultation activities indicate that most respondents felt that the existing off-street
parking requirements of 2 stalls for the principle dwelling unit and 1 stall for the secondary suite
were adequate. Paradoxically, however, concerns around parking were by far the most frequently
expressed during all of the consultation activities, particularly in areas that have smaller lot sizes, in
areas where illegal secondary suites are an ongoing issue or neighbourhoods with reduced road
standards. It should be noted, however, that reduced road standards are no longer supported in
new development outside of the Albion area. Table 1 on the preceding page demonstrates that
Maple Ridge parking requirements are comparable to other municipalities.
A restrictive covenant could be considered to provide a legal mechanism to assist with ensuring that
required off-street parking provisions are upheld in single family zones. Although restrictive
covenants have limitations, they do provide a legal means for enforcement, should issues of non-
compliance create a neighbourhood conflict. Refer to Issue #6 for further discussion on restrictive
covenants.
Recommendation #4:
No change to existing Off-Street Parking Bylaw provisions for off-street parking.
Issue #5 - Requirement of Owner Occupation:
The current bylaw requires that the owner reside in either the principal residence or the secondary
suite. This requirement was strongly supported during the original Secondary Suite consultation
process. It was widely believed that owner occupied properties tended to generate fewer complaints
(i.e. noise, and unsightly and untidy premises). This requirement continues to be strongly supported
within the community. It is felt to be a key component of respecting neighbourhood character.
However, the issue was raised of allowing smaller scale investors to be able to use houses with
secondary suites as revenue properties.
One advantage to allowing secondary suites is that they more readily facilitate home ownership for
the first time buyer. While secondary suites are recognized as an important component of the
affordable housing inventory, they do not substitute for purpose-built rental housing, which generally
means apartment buildings rather than secondary suites or condos. The lack of new construction
starts in the purpose built rental market has been noted for almost 20 years. Purpose built rental
housing is important for its security of tenure, and its appropriate context for affordable housing,
including proximity to transit, and shops and services. These features are important for those who
do not drive. Secondary suites are less likely to be so conveniently situated.
Another issue that was raised at the Open House is that the definition of ‘owner’ is felt to be too
restrictive, noting that elderly parents or grown children with their own families often reside on the
property, as opposed to the owner.
7
Section 3.1.4 of the Official Community Plan contains the Residential Infill Policies of the Maple
Ridge Official Community Plan. The kinds of development supported by these policies could provide
the smaller scale investor with an opportunity for a revenue generating property that meets
municipal objectives for increasing the supply of purpose built rental housing. These policies
express concern with retention of neighbourhood character, and are attached as Appendix B:
The Official Community Plan supports higher density and residential infill in certain contexts.
Neighbourhood Residential Infill supports density increases that are compatible in a single family
neighbourhood, and could include duplexes and triplexes. Major Corridor Residential Infill supports
higher density ground oriented housing along transit corridors. These could include duplexes,
triplexes, fourplexes, townhouses, and apartments. Infill in the Regional Town Centre includes a
variety of higher density housing forms. In addition, Section 6.3.5 of the Official Community Plan
discusses mixed use provisions in Community Commercial Nodes. Recent mixed use development
proposals have received Council approval for increased density in exchange for the provision of
rental housing units.
As noted above, the Official Community Plan has broadened the scope for smaller scale infill
opportunities to increase purpose built rental housing supply. In addition, as part of the Zoning
Bylaw Review currently underway, a reduction in the minimum parcel size for the duplex zone is
being considered. Should Council support the reduced size, there is potential to add a new zone that
would permit the development of triplex and fourplex units on lots of a similar size to the current
duplex zone (891 m2).
Private investment is a key factor in attaining the desired direction of the community. For this
reason, it makes sense to direct smaller scale rental housing investors into opportunities that meet
shared objectives. This goal could be fostered further by preparing Zoning Bylaw amendments
aimed at increasing housing supply and by directing prospective investors to the Strategic Economic
initiatives Department to explore investment opportunities in the purpose built rental housing
market.
There is a link between absentee landlords and Bylaw complaints. Also, i t is often difficult to locate
absentee landlords, should problems arise. It may be possible to broaden the definition of
ownership to include immediate relatives, however, this approach is very difficult to enforce.
Recommendations #5:
Continue requirement of owner occupation (either in the principal or secondary dwelling unit)
where secondary suites are present.
That staff be directed to prepare a new zone for the creation of triplex and fourplex housing
developments for future Council consideration.
8
Issue #6 - Restrictive Covenants:
In May 2012, Council directed that staff explore the placement of a restrictive covenant on the title
of newly created lots, as a component of the secondary suites review. The Restrictive Covenant was
intended to notify residents that secondary suites were not a permitted use.
Between 1994 and 2001 the Approving Officer under direction from Council, required that a
Single Family Residential Use Restrictive Covenant be registered on the title of all new lots
created. The Covenants stated that the property could only be used for single family purposes,
and that secondary suites were prohibited. During this time frame, concerns were raised
regarding this practice, which included the lack of a level playing field (i.e older homes could
have a suite, but newer homes could not). There were also concerns with the effectiveness of
the covenants, noting that it was not unusual for a property owner to be unaware of the
restriction (the actual wording of a covenant is not present on a title search, and generally
requires additional research in order to be accessed).
In February 2001 Council passed a Resolution directing that “the Approving Officer be directed
to discontinue the practice of placing the single family residential use restrictive covenant on the
title of new lots created” (resolution R/01-72).
Council also directed that property owners wishing to clear their title of the covenant to “prepare
and present the Municipal Clerk, for execution, a discharge document for their property”
(Resolution R/01-73). Many of those historic covenants remain.
At the March 4, 2013, Council questioned if the current system of notations on title could be
reviewed to make the intent of a registered covenant apparent with a title search. Staff at the Land
Titles Office report that although remarks can be placed on title, there is no consistent practice for
noting the contents of a restrictive covenant on title.
This issue did not generate significant dialogue during consultation events.
Restrictive covenants have their uses, but have not proven to be an effective means of preventing
unlawful development, or making property owners aware of the restrictions on their properties.
Council could suggest to the Real Estate Board that the contents of restrictive covenants be included
in required disclosure statements to prospective purchasers.
Recommendation #6:
That restrictive covenants not be considered as a practical means to prevent illegal suites
from being constructed.
Issue #7 - Design Review:
The issue of a separate external access to a basement on small lots requires further discussion. The
supporting reasons relate to convenience for the homeowner, and the rationale for relaxing this
standard seems supportable. However, the experience of Bylaw enforcement staff suggests that this
design feature is highly correlated with illegal suites. Further review is required, but this issue will
not be easy to resolve.
A recent suggestion that was widely supported was to encourage all newly constructed single family
structures (in compliant zones) to be made “suite ready”, meaning that fire separation requirements,
as well as rough-ins for the basement plumbing and electrical systems, would be noted on the Final
Occupancy Permit. This requirement would lend itself to code compliant retrofits, and could assist in
increasing the supply of safe affordable rental housing.
9
External entrances to basements are a concern, but the Building Department reports that this could
only be prevented in the R-3 Special Amenity Residential Zone, which is subject to Development
Permit Guidelines.
The Building Department also supports a non-mandatory “suite ready” concept that allows home
builders the opportunity to have an unfinished basement inspected as “suite ready” at Final
Occupancy. This measure allows the unit to be finished and subject to a Final Inspection at a later
stage.
Recommendations #7:
Rear basement access should continue to be disallowed in single family housing where
secondary suites are not permitted.
Direct staff to prepare a policy amendment to the Official Community Plan that supports suite
ready provisions for building permit applications for structures readily convertible to
secondary suites.
Issue #8 - Temporary Residential Uses (TRUs):
This was raised as a concern in the consultation activities, although it was not widely reported. A
temporary residential use is different from a secondary suite, in that it is intended to provide housing
for a relative of the property owner, who must also reside on the premises. Temporary Residential
Uses have reduced code compliance requirements (such as fire separation) compared with
secondary suites. The concern about these uses is that once installed, they are difficult to enforce
and readily can become unauthorized suites that are not code-compliant.
From the outset of the Review, concerns were raised by the Staff Working Group about these uses,
as they can readily lead to their use as illegal suites, once the initial circumstances (i.e to provide
housing for a relative) are no longer valid. In the draft Zoning Bylaw, provisions for TRUs have been
removed as a permitted use in the R-3 (Special Amenity Residential District) Zone.
Recommendation #8:
Prohibit temporary residential uses in the R-3 (Special Amenity Residential District) Zone.
SUMMARY OF RECOMMENDATIONS:
Recommendation #1: That staff be directed to continue their current practices of pursuing
compliance.
Recommendation #2: That the Building Department be directed to continue to make Building Code
Equivalencies a priority.
Recommendations #3:
That staff be directed to prepare Zoning Bylaw text amendments to permit secondary suites
in the following zones:
o the CD-1-99 Comprehensive Development Zone to permit secondary suites for one
family residential use in the R-1 and RS-1b zones.
o On all R-1 Residential District and CD-1-93 Amenity Residential District Zones.
10
Recommendation #4:
No change to the existing Off-street Parking and Loading Bylaw provisions for off-street
parking.
Recommendations #5:
Continue requirement of owner occupation (either in the principal or secondary dwelling unit)
where secondary suites are present.
That staff be directed to prepare a new zone for the creation of triplex and fourplex housing
developments for future Council consideration.
Recommendation #6:
That restrictive covenants not be considered as a practical means to prevent illegal suites
from being constructed.
Recommendations #7:
Rear basement access should continue to be disallowed in single family housing where
secondary suites are not permitted.
Direct staff to prepare a policy amendment to the Official Community Plan that supports suite
ready provisions for building permit applications for structures readily convertible to
secondary suites.
Recommendation #8:
That temporary residential uses be prohibited in the R-3 (Special Amenity Residential District)
Zone.
ALTERNATIVES:
A range of recommendations related to secondary suites are presented in this report for Council’s
consideration. These options have been derived from the consultation program and from input
received from the Staff Working Group. In their consideration, Council may wish to select some, or
all of these recommendations.
CONCLUSION:
Since secondary suites were first allowed in the District more than a decade ago, there have been
changes to single family housing forms, the Building Code, and the housing market. The analysis in
this report has identified the current issues associated with secondary suites and temporary
residential uses. In general, it has been found that the current regulations are working fairly well, but
some changes may be warranted.
11
The issues raised by Council, the Staff Working Group, and public consultation have been considered
in the creation of recommendations for Council’s consideration. The next step in realizing these
recommended changes will be the preparation of bylaw amendments.
“Original signed by Jim Charlebois” for
____________________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner
"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 Paul Gill" for
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Zoning Bylaw Part 4, General Regulations, Secondary Suite Excerpt
Appendix B - Zoning Bylaw Part 6, Section 601 (A) Residential Zones Excerpt
Appendix C – Official Community Plan, Chapter 3, Residential Infill Excerpt.
12
(8) Dwelling units for a Secondary Suite Residential Use:
(a) shall be limited to one per lot;
(b) shall be contained within the same building as the One Family Residential Use;
(c) shall not be permitted where there is a Boarding Use or Temporary Residential Use
on the lot;
(d) shall have a minimum floor area of 37 m² and a maximum floor area of 90 m², not
to exceed 40% of the total floor area of the building;
(e) shall be permitted on the condition that the registered owner of the lot enters into a
Housing Agreement with the Corporation of the District of Maple Ridge under
Section 905 of the Municipal Act, which must be executed and delivered to the
Municipality prior to the issuance of any building permit for the land in relation to
which the Secondary Suite Residential Use is permitted. The Housing Agreement
includes a term that either the One Family Residential Use dwelling unit or the
Secondary Suite Residential Use dwelling unit be occupied by the registered owner;
(f) will require proof of notification to the applicable Health Authority or to the
appropriate authority if located on a lot which is not serviced by municipal sewer;
(g) shall not be strata-titled;
(h) shall not be permitted on property situated within a floodplain;
(i) shall not be permitted unless permitted by the provisions of section 601 (A.) of the
Zoning Bylaw.
APPENDIX A
13
601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3 RS-1, RS-1a, RS-1b,
SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93)
A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES
Subject to the regulations of Section 401, 402 and 601B, the following uses and no others shall
be permitted in the zone indicated:
USE ZONE IN WHICH USE IS PERMITTED
R-1 R-2 R-3 RS-1 RS-1a RS-1b RS-1c RS-1d RS-2 RS-3 RT-1 SRS RE CD-1-
93
Agriculture
One Family
Residential
Two Family
Residential
Boarding
Accessory
Residential
Accessory Home
Occupation
Accessory Off-
Street Parking
Accessory
Employee
Residential
Accessory
Produce Sales
Elderly Citizens
Residential
Temporary
Residential
(subject to
Section 402)
Rental Stable
Temporary
Tourist
Accomodation
Secondary Suite
Residential
Hobby Kennel
Neighbourhood
Daycare
Detached
Garden Suite
Use (subject to
Section 402)
Hobby
Beekeeping Use
(subject to
Section 402)
APPENDIX B
14
3.1.4 Residential Infill and Compatibility Criteria
Compatibility refers to development that “fits’ with the character of a neighbourhood. It does not
mean that the development looks the “same” as neighbouring development, rather the housing
form is similar in size, scale, massing and architectural elements. As an example, attached
housing forms could be considered compatible with single detached housing if they were ground
oriented and similar in height and architectural details.
3 - 19 Neighbourhood Residential Infill is permitted subject to compliance with the following
criteria:
1) Infill development on a property that is larger than the prevailing lot size of the surrounding
neighbourhood or existing zoning of the lot may include the following:
a) a possible change in lot size and configuration providing that:
i.the proposed lot area and widths should be not less than 80% of the lot area and
width prescribed under the predominate or adjacent zoning in the surrounding
neighbourhood;
ii.the proposed lot configuration is similar to the prevailing lot pattern that exists
within the neighbourhood; and
iii.the proposed housing form is consistent in scale and massing to that of the
surrounding neighbourhood.
b) a change in unit type - unit types such as single detached dwellings, secondary suites,
garden suites (pending further study), duplexes and triplexes that resemble a single
detached dwelling, with an emphasis on orientation to the street.
2) Neighbourhood Residential infill must be designed to be compatible with the surrounding
neighbourhood and will be evaluated against Policy 3-21.
3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with the
surrounding neighbourhood and will be evaluated against the following criteria:
a)building forms such as single detached dwellings, duplexes, triplexes, fourplexes,
townhouses, apartments, and small lot intensive residential developments subject to
Policy 3-21;
b) a maximum height of two and one-half storeys with an emphasis on ground oriented units
for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
d) adherence to Development Permit Guidelines for multi-family and intensive residential
developments as outlined in Chapter 8 of the Official Community Plan.
3 - 21 All Neighbourhood and Major Corridor Residential infill developments will respect and
reinforce the physical patterns and characteristics of established neighbourhoods, with
particular attention to:
a)the ability of the existing infrastructure to support the new development;
b) the compatibility of the site design, setbacks, and lot configuration with the existing
pattern of development in the area;
c) the compatibility between building massing and the type of dwelling units in the
proposed development and the surrounding residential properties;
d) the location, orientation, and visual impact of vehicle access/egress in relation to:
APPENDIX C
15
i. adjacent developments
ii. the street
iii. the pedestrian environment
e) minimizing adverse parking and traffic impacts on the existing neighbourhood;
f) a gradual transition of scale and density through the design of building mass and form,
such as:
i. reduction in building heights at the edges of a development;
ii. location of lower density components towards the perimeters of a site; and
iii. concentration of density to the centre of a development or towards a non-residential
boundary;
g) retention and preservation of significant trees, other natural vegetation, and
environmental features;
h) maintaining adequate light, view and privacy for residents on adjacent properties or in
adjacent neighbourhoods;
i) conservation of special landscapes such as gardens, or built-form features, including
heritage buildings, that contribute to the unique character of a neighbourhood
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin MEETING DATE:June 17, 2013
and Members of Council FILE NO:E03-002-002
FROM:Chief Administrative Officer MEETING:CoW
SUBJECT:Water Conservation and Consideration of Metering
EXECUTIVE SUMMARY:
The District of Maple Ridge distributes water that is supplied and treated by Metro Vancouver
from its Coquitlam Lake Reservoir to approximately 70,000 residents.The number of people
consuming water in Maple Ridge has significantly increased over the past decade. Statistics
Canada reports that between 2001 and 2011, the population of Maple Ridge grew by 20%.
However, during that same period total water consumption in Maple Ridge has remained
relatively constant. This is explained by the fact that per-capita water consumption has
steadily declined over the past several years. The decline in per capita water consumption
may be attributed to several water conservation measures, most significantly the installation
of water-efficient fixtures and appliances, and the adoption and public acceptance of
increasingly stringent lawn sprinkling regulations.
Water conservation has several benefits including reduced costs, reduced energy
consumption and delayed environmental impacts associated with storage capacity increases
at the Seymour and Capilano reservoirs.A limited number of Metro Vancouver municipalities
have implemented extensive residential water metering. The District has implemented a
degree of residential water metering.In 2001, the District adopted a bylaw requiring the
metering of all non-residential properties as well as single-family properties meeting criteria
indicating potentially high usage (e.g. properties with in-ground swimming pools).
On average, experience in Canada indicates that metering all properties (universal metering)
results in decreased water consumption. However,decreases in water consumption are not
guaranteed for all jurisdictions. This uncertainty introduces an element of risk to the
prospect of universal metering, especially considering that the business case for universal
metering is very much tied to water consumption trends.Regional data for the period up to
2008 (the last published data)is inconclusive:it does not clearly indicate that increases in
metering are always associated with a reduction in water consumption. On the
environmental side, metering has both benefits (reduced water usage) and drawbacks (the
environmental footprint associated with manufacturing and installing over 14,000 water
meters every 20 years).Given current uncertainty in the magnitude of water consumption
reduction that would be realized in Maple Ridge due to universal metering and the significant
financial implications of these reductions, it is proposed that a decision on universal
metering be deferred until additional information is available.
RECOMMENDATION(S):This report is for information only. No resolution is required.
4.3
DISCUSSION:
a)Background Context:
Water Consumption in Maple Ridge
A chart comparing residential per capita water consumption across Metro Vancouver
municipalities for 2008 is shown in Figure One.The 2011 Environment Canada Municipal
Water Use report states that the average per capita residential consumption for unmetered
properties is 365 liters/capita/day.
Figure One
Figure Two illustrates total water consumption trends for Maple Ridge compared to the Metro
Vancouver Region for the period of 2001 to 2011. The two trends match closely, showing no
increase in average daily flows over the past 10 years despite a Metro Vancouver population
increase of 16% and a Maple Ridge population increa se of 20%.
Figure Two
Water Supply
Metro Vancouver water is supplied from the Coquitlam, Capilano and Seymour watersheds .
While Maple Ridge receives water mainly from the Coquitlam source, Metro Vancouver may
supply Maple Ridge from the Seymour watershed in the event of a disruption at the
Coquitlam Reservoir. The cost of capital improvements at any of the three reservoirs are
reflected in the regional water rate structure.
In the 2011 Drinking Water Management Plan, Metro Vancouver rep orts a need to expand
the storage capacity in the Seymour and Capilano Watersheds by 2050. However,regional
water consumption rates have held relatively constant over the past 10 years. This trend will
likely continue with the ongoing market penetration of water-efficient appliances and fixtures.
Given recent trends in water consumption rates,the need to expand watershed capacity
could be deferred past 2050.
Water Conservation in Maple Ridge
Water conservation supports implementation of the District’s Corporate Strategic Plan, in
particular the strategic focus areas relating to the Environment and Financial Management.
Several benefits are realized through water conservation, including the following:
Economic
Reduced bulk water purchase costs
Reduced pumping costs
Reduced sewage flows and sewage treatment and pumping fees
Potential deferment or avoidance of capital costs related to system expansion to
meet future demands (although water distribution infrastructure sizing is
influenced by fire-fighting requirements as well as water consumption
requirements)
Reduced costs associated with heating water for domestic use
Environmental
Reduced pumping requirements translates into lower energy usage and
greenhouse gas emissions
Reduced domestic use of hot water requires less energy reduces greenhouse gas
emissions
The impact of higher dams required to provide the Metro Vancouver region with
drinking water can be delayed
Social
Extreme water shortage restriction measures are avoided
The fact that overall water consumption in the District has not increased significantly despite
increasing population may be largely attributed to water conservation measures.Water
conservation in Maple Ridge is effected through summer water use restrictions, advertising
campaigns,Building Code requirements,the installation of efficient appliances,rebates on
efficient fixtures, leadership and metering.
Maple Ridge Council approved an update to the District’s Water Shortage Response Plan
(WSRP) Bylaw in 2011, restricting the use of water in summer months. The District’s WSRP
mirrors that of the Greater Vancouver Water District and other municipalities in the Region.
WSRP restrictions are advertised in local newspapers and social media by both the District
and Metro Vancouver.Metro Vancouver worked with focus groups and member
municipalities in 2011 and 2012 to improve its water conservation messaging. Through this
work, the following messages were developed:
“Our mountain-fresh water is precious, don’t waste a drop.”
“One hour a week is all you really need for a healthy lawn.”
The region and member municipalities work together to communicate this messaging
consistently.The Sustainability/What You Can Do section of the District’s website provides
links to Metro Vancouver’s “Waterwise Gardening” guide.
The Building Code requires the installation of water efficient fixtures.In 2011,the BC
Building Code was modified to require that High Efficiency Toilets (HET)or dual-flush toilets
be installed in new residential buildings or when renovations involving plumbing fixtures
occur.At 4.8 liters per flush (Lpf), the HET flush volume for is 20% less than the previous
code requirement of 6 Lpf and 60% less than the 12 Lpf associated with older models.
Given that toilet usage accounts for the largest component (27%1) of indoor water usage, the
code change will significantly impact residential water consumption.
1 Residential End Uses of Water (AWWA, 1999)
The District encourages the replacement of inefficient toilets by offering homeowners a $50
utility tax credit for replacing their older toilet with a new, low-flow toilet.Since the program’s
inception in 2011, the District has provided rebates to 318 homeowners.
Significant gains water use efficiencies have been realized through the development and
marketing of several appliances and fixtures besides toilets such as front-load clothes
washers, low flow showerheads, controlled flush urinals and motion acti vated water taps for
sinks.Water is conserved as new buildings are outfitted with the new efficient appliances
and fixtures and when older less efficient items are replaced in existing homes.
Maple Ridge has demonstrated leadership by reducing water use in District-owned facilities
and sports fields. The District has proactively installed low flow shower heads,motion-
detection sink faucets,low flow urinals and high efficiency toilets in District-owned buildings
such as Municipal Hall the Leisure Centre, the Randy Herman Building and the fire halls.
Sports fields are irrigated only at night to minimize water loss due to evaporation, and an
irrigation technologist ensures that fields are neither over nor under-watered. The District
will install a centralized irrigation system in 2013 that will make it practical to modify field
and streetscape sprinkling schedules in reaction to rain events.
The District currently meters approximately 1,750 parcels. Since the water utility bills for
these properties are related to water usage, the property owners have a financial incentive to
conserve water.However, at $0.82 per 1,000 liters (plus a quarterly meter charge), the cost
of metered water may not be high enough to significantly impact consumption.
Water Metering
Water metering is an industry best practice carried out in some form by most municipalities.
The benefits and drawbacks of metering have been well documented in several publications,
including the British Columbia Water and Waste Association’s (BCWWA) 2012 “Position
Statement -Water Metering”document. The BCWWA Position Statement reviews several
aspects of metering including the regulatory context, benefits, challenges and
implementation options/implications.The report identifies volunteer metering, scalable
metering and universal metering are the main approaches to water metering.
Voluntary Metering
BCWWA defines Voluntary Metering as the “metering of customers based on
voluntary subscription to a metering program typically over extended p eriods of time
and with no planned transition to a universal or scaled metering program.” BCWWA
states that “volunteer metering is seen as the least effective option over the long-
term and not recommended.” The District does not currently have a budget for
voluntary metering. However, the District’s Water Service bylaw states that;
“Any Consumer may make application to the Engineer requesting a metered
service. The Engineer may consider such applications, however the District is
under no obligation to meter any service excepting those described in Section
17”[those with high consumption rates]
Scalable Metering
Scalable metering is “metering all of a category or group of users to meet a particular
data gathering objective. Examples include: district or zone metering, metering of
highest water users (determined by some threshold of scale), metering of only
industrial/commercial/institutional or residential connections, or the installation of
meters on all new construction.”2 BCWWA supports scalable metering “in the short-
term as a means to advance towards the long-term goal of universal metering.”
The District and nearly all other municipalities in the Metro Vancouver area have
implemented scalable metering.This is illustrated in Figure Three,which describes
the implementation of water meters throughout the region as of 2008.
Figure Three3
The District’s mandate for scalable metering is outlined in Section 17 of the Water
Service bylaw, which states that all non-residential properties, plus high-volume
residential properties are to be metered.The District has installed meters at 1,580
of the 2,850 parcels meeting Section 17 criteria. At the current rate of approximately
100 installations per year, meters will be installed at all Section 17 parcels by
approximately 2026.
Universal Metering
Universal metering is described as “metering of all water distributed by a utility at its
customers’ point of service.”BCWWA identifies universal metering as offering “the
best results in terms of infrastructure management, water conservation and fairness
among consumers.”There are both benefits and concerns associated with universal
metering:
Benefits
Equity (user pay)
May reduce water usage between 15% and 30%4
2 BC Water & Waste Association (2012)
3 “GVWD and Municipal Water Demand by Sector” report (Metro Vancouver, 2012)
4 Establishing a Metering Plan to Account for Water Use and Loss (Federation of Canadian Municipalities and
National Research Council, 2003)
Helps identify leaks on private properties
Provides more accurate water consumption information
Reductions in water usage may defer system upgrades required to
accommodate growth
Concerns
Cost/benefit of universal metering is very sensitive to water use
reductions
Uncertain impact on water consumption, particularly within Metro
Vancouver
Environmental footprint –Greenhouse gas emissions and material
requirements related to meter manufacture, shipping, installation,
meter reading and meter replacement every 20 years
Saved water may not translate into cost savings in the long term, as
rate adjustments could be necessary in the wake of any significant
consumption decreases to cover the aspects of water treatment and
supply that are independent of domestic consumption volume (e.g.
water treatment costs,hydrant maintenance, sizing system to provide
water in quantities adequate for fire suppression).
Economics of Metering in Maple Ridge
A high level cost/benefit analysis for the metering of the District’s 14,000 unmetered single-
family properties indicates that cost savings could be achieved by metering if residential
water consumption is reduced by over 30%.The analysis considered the net present value
of lifecycle costs associated with meter installation, maintenance,meter replacement and
customer billing as well as savings associated with purchasing less treated water from Metro
Vancouver.The 30% reduction target was inflated by an assumed 10% reduction5 that is
expected to be realized independently of water metering due to the ongoing installation of
water efficient fixtures and appliances.
A qualification of the analysis is that it assumes reductions in consumption are directly
translated into cost savings based on the current Metro Vancouver bulk -purchase rate which
comprises about 60% of Maple Ridge’s water costs.However, the impact of significant water
use reductions on Metro Vancouver rates is uncertain. If water consumption decreases
dramatically throughout the region, Metro Vancouver may have to raise its rates to cov er
fixed costs such as operations costs,maintenance costs and infrastructure renewal costs.
Conversely, a decrease in water consumption rates could allow Metro Vancouver to defer
storage capacity expansions at the Seymour and Capilano watersheds, thus mitigating rate
increases.Maple Ridge’s 40% share of water costs are mainly composed of fixed costs.
Water is delivered to the majority of residents by gravity alone, so savings in pumping costs
would be somewhat muted. Maintenance costs such as leak detection and repair, hydrant
maintenance and main flushing would not be affected by reduced water usage. Even pipe
sizing would not be significantly affected,as capacity requirements are often governed by the
need to provide water at adequate volumes and pressures for fighting fires rather than
domestic use. However, ongoing analysis of the District’s water distribution system may
5 On average, residential consumption rates for non-metered Metro Vancouver communities fell approximately
13% between 1999 and 2002. This trend is anticipated to continue until water-efficient appliances saturate
the market.
reveal that long-term capacity upgrades can be deferred through increased water
conservation, thus lowering rates.
The Federation of Canadian Municipalities and National Research Council report that
universal metering reduces overall water consumption by 15 to 30%4. Based on this
information,metering would appear to represent an opportunity to reduce household water
usage. However,water use can be affected by location, climate and socio-economic
variables.These variables could be influencing consumption rates in Metro Vancouver:a
regional study released in 2012 provides data indicating the average decline in residential
per capita consumption realized by 4 heavily metered municipalities was approximately the
same as for 12 municipalities with little to no single-family meters for the period of 1999 to
2008.6 These results could be influenced by the fact that some of the heavily metered
municipalities implemented volunteer-metering, whereby many of the metered properties
consumed little water to begin with.It could also be influenced by a lag in residents’
response in water use habits to metered billing.The four heavily metered municipalities
each had unique metering and consumption trends attributed to individual characteristics.
Given uncertainty related to the economic impact of universal metering in Maple Ridge, it is
proposed that staff report back to Council when additional regional metering and water use
trend data is available.It is understood that Metro Vancouver will be publishing a report on
regional meter installation and water consumption trends for the period of 2009 to 2012 in
2014.
Environmental Benefits of Metering in Maple Ridge
Universal metering in Maple Ridge is expected to reduce water consumption, but this trend is
not evident in the Metro Vancouver Region yet. The environmental benefits associated with
reduced water usage would include reduced energy consumption and the delayed need to
expand the Seymour and Capilano Reservoirs.Counterbalance to this is the impact of the
manufacture, maintenance and disposal of larger numbers of meters (meters are typically
replaced every 20 years).
Social Benefits of Metering in Maple Ridge
Water metering supports the user-pay philosophy put forth in the Financial Management
section of the District’s Corporate Strategic Plan.
b)Desired Outcome(s):
It is recommended that Council receive this report for information and support a report back
to Council on the cost/benefits of universal metering once regional metering and water use
trends for the period of 2009 to 2012 are available.
c)Strategic Alignment:
The District’s Corporate Strategic Plan provides guidance for the current and future review of
the District’s water metering policy.Particularly relevant strategies relate to economic
development, sustainability, stewardship of natural resources, and user-pay philosophy.
6 Source data:GVWD and Municipal Water Demand by Sector Report (2012)
CONCLUSIONS:
Water conservation measures have been implemented in Maple Ridge, resulting in a steady
decrease in per capita consumption rates. This trend is expected to continue into the future.
The District currently requires the metering of non-residential and certain residential properties.
Universal metering is expensive, and at this time local trends do not indicate that increased metering
results in reduced water usage. However, across Canada universal metering is associated with lower
water consumption rates. It is proposed that the District monitor regional trends and report back to
Council on the benefits and challenges of universal metering when additional information is
available.
_______________________________________________
Prepared by:Joe Dingwall, P.Eng.,
Manager of Utility Engineering
_______________________________________________
Reviewed by:David Pollock, P.Eng.,
Municipal Engineer
_______________________________________________
Approved by:Frank Quinn,MBA,P.Eng.
General Manager: Public Works & Development Services
_______________________________________________
Concurrence:J.L. (Jim) Rule
Chief Administrative Officer
JD:jd
"Original signed by Joe Dingwall"
"Original signed by David Pollock"
"Original signed by Frank Quinn"
"Original signed by Paul Gill" for