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Home My WebLink About2023-09-26 Council Workshop Agenda and ReportsCity of Maple Ridge COUNCIL WORKSHOP AGENDA September 26, 2023 11:00 AM Virtual Online Meeting including Council Chambers 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. The meeting is live streamed and recorded by the City of Maple Ridge 1.CALL TO ORDER 1.1 Territory Acknowledgement The City of Maple Ridge carries out its business on the traditional and unceded territory of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼәn̓) First Nation. 2.APPROVAL OF THE AGENDA 3.MINUTES 3.1 Adoption of Minutes – July 25, 2023 4.PRESENTATIONS AT THE REQUEST OF COUNCIL 5.UNFINISHED AND NEW BUSINESS 5.1 Options Report – Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 Recommendation: That Council endorse updated Policy 6.32 – Tenant Relocation Assistance Policy and Policy 6.27 – Manufactured Home Park Redevelopment Tenant Assistance Policy, as outlined in Option 1 of the report titled “Options Report – Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27”, dated September 26, 2023, and included as Appendix D. 6.CORRESPONDENCE 7.BRIEFING ON OTHER ITEMS OF INTEREST / QUESTIONS FROM COUNCIL 8.MATTERS DEEMED EXPEDIENT 9.ADJOURNMENT City of Maple RidgeCOUNCIL WORKSHOP AGENDASeptember 26, 202311:00 AMVirtual Online Meeting including Council ChambersThe purpose of the Council Workshop is to review and discuss policies and other items of interest toCouncil. Although resolutions may be passed at this meeting, the intent is to make a consensus decisionto send an item to Council for debate and vote or refer the item back to staff for more information orclarification. The meeting is live streamed and recorded by the City of Maple Ridge1.CALL TO ORDER1.1 Territory AcknowledgementThe City of Maple Ridge carries out its business on the traditional andunceded territory of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen(qʼʷa:n̓ƛʼәn̓) First Nation.2.APPROVAL OF THE AGENDA3.MINUTES3.1 Adoption of Minutes – July 25, 20234.PRESENTATIONS AT THE REQUEST OF COUNCIL5.UNFINISHED AND NEW BUSINESS5.1 Options Report – Proposed Amendments to City of Maple Ridge TenantRelocation Assistance Policy 6.32 and Manufactured Home Park RedevelopmentTenant Assistance Policy 6.27 Recommendation: That Council endorse updated Policy 6.32 – Tenant Relocation Assistance Policy and Policy 6.27 – Manufactured Home Park Redevelopment Tenant Assistance Policy, as outlined in Option 1 of the report titled “Options Report – Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27”, dated September 26, 2023, and included as Appendix D. 6.CORRESPONDENCE 7.BRIEFING ON OTHER ITEMS OF INTEREST / QUESTIONS FROM COUNCIL 8.MATTERS DEEMED EXPEDIENT 9.ADJOURNMENT Document:3458978 City of Maple Ridge COUNCIL WORKSHOP MINUTES JULY 25, 2023 The Minutes of the Council Workshop Meeting held virtually and hosted in the Council Chambers on July 25, 2023, at 11:06 am at City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business. PRESENT Elected Officials Mayor D. Ruimy Councillor K. Carreras Councillor O. Dozie Councillor J. Dueck Councillor S. Schiller Councillor J. Tan Councillor A. Yousef ABSENT Appointed Staff S. Hartman, Chief Administrative Officer S. Labonne, Deputy Chief Administrative Officer A. Nurvo, Deputy Corporate Officer S. Santarossa, Acting Corporate Officer Other Staff as Required C. Bevacqua, Clerk 3 J. Dingwall, Manager of Utility Engineering C. Goddard, Director of Planning K. Gowan, Planner 2 A. Grochowich, Manager of Community Planning C. Howes, Clerk 3 Z. Lifshiz, Director, Strategic Development, Communications and Public Engagement M. McMullen, Manager of Development and Environmental Services C. Nolan, Deputy Director of Finance W. Oleschak, Director of Engineering Operations D. Olivieri, Manager of Corporate Planning and Consultation Note: These Minutes and a video of the meeting are posted on the City’s Web Site at https://mapleridge.primegov.com/public/portal Note: Councillor Dozie participated in the meeting electronically. 1. CALL TO ORDER – 11:06 am 1.1 Territorial Acknowledgement The Mayor provided the territory acknowledgement. 2. APPROVAL OF THE AGENDA 2.1 Approval of Agenda R/2023-WS-049 Moved, seconded, and CARRIED THAT the agenda of the July 25, 2023, Council Workshop Meeting be approved as circulated. Council Workshop Meeting Minutes July 25, 2023 Page 2 of 2 Document:3458978 3. MINUTES 3.1 Adoption of Minutes R/2023-WS-050 Moved, seconded, and CARRIED THAT the minutes of the July 11, 2023, Council Workshop Meeting be adopted. 4. PRESENTATIONS AT THE REQUEST OF COUNCIL - Nil 5. UNFINISHED AND NEW BUSINESS 5.1 Proposed Approaches for the New City of Maple Ridge Off-Street Parking Bylaw Staff report dated July 25, 2023, providing an update on approaches being considered moving forward as well as seeking Council feedback on the proposed approaches for a new Parking Bylaw. K. Gowan, Planner 2, provided a presentation and staff and A. Weinberger, Principal, Evolve Traffic Solutions, responded to question of Council. 5.2 Canada Mortgage and Housing Corporation (CMHC) Housing Accelerator Fund Staff report dated July 25, 2023, recommending that the Action Plan in support of Maple Ridge’s application to the CMHC Accelerator Fund be endorsed and that the Chief Administrative Officer be authorized to approve any changes. A. Grochowich, Manager of Community Planning, provided a presentation and staff responded to questions of Council. R/2023-WS-051 Moved, seconded, and CARRIED 1. THAT the Action Plan in support of Maple Ridge's application to the CMHC Housing Accelerator Fund, outlined in Appendix A of the report "Canada Mortgage and Housing Corporation (CMHC) Housing Accelerator Fund Application," dated July 25, 2023, be endorsed. 2. THAT the Chief Administrative Officer be authorized to approve any changes to the Action Plan in support of Maple Ridge's application for the CMHC Housing Accelerator Fund, on behalf of the City of Maple Ridge, prior to finalizing the application. 6. CORRESPONDENCE – Nil 7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL – Nil 8. MATTERS DEEMED EXPEDIENT – Nil 9. ADJOURNMENT – 12:25 pm _______________________________ D. Ruimy, Mayor Certified Correct ___________________________________ S. Santarossa, Acting Corporate Officer TO: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: September 26, 2023 FILE NO: 13-6440-20 FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Options Report -Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 EXECUTIVE SUMMARY: The City of Maple Ridge has a growing population, with a high demand for rental housing and a low vacancy rate. Combined with a limited increase in new supply of purpose-built rental housing, increases in the cost of home ownership and the rising cost of living has put substantial demands on the rental housing market. These challenges have put additional pressures on displaced tenants in terms of securing adequate, affordable and suitable rental housing within a limited rental market. In January 2023, Council received a report that provided background on Maple Ridge's housing policies. Through that conversation, it was identified that Council desired an updated snapshot of housing needs within the City as well as a closer look at tenant protections. Staff have since reviewed the City's Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27, as well as conducted a regional landscape scan of other municipal tenant relocation policies. Following this work, and recognizing the need to have an updated and current set of policies, staff are seeking Council endorsement of one of the two options: •Option 1: Align with Provincial Regulations; or •Option 2: Benchmark with Regional Neighbours. In addition, staff are seeking Council comment on broader tenant protection provisions to be used to guide in-stream development applications as well as updating other policies accordingly. RECOMMENDATION: That Council endorse updated Policy 6.32 -Tenant Relocation Assistance Policy and Policy 6.27 -Manufactured Home Park Redevelopment Tenant Assistance Policy, as outlined in Option 1 of the report titled "Options Report -Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27", dated September 26, 2023, and included as Appendix D. 1.0 BACKGROUND: 1.1 History Council endorsed the Housing Action Plan (HAP) on September 30, 2014, and the Housing Action Plan Implementation Framework on September 14, 2015. The development and endorsement of the HAP provides the opportunity to identify strategies and implement actions to enhance the Official Community Plan (OCP) policy direction for affordable, rental, and special needs housing. 3510139 Page 1 of 13 As it relates to tenant assistance, Strategy #8 of the HAP, 'Minimize the Loss of Existing Rental Stock' aims to provide supports for tenants impacted by redevelopment, and includes the following actions: • Review the City's Manufactured Home Park Redevelopment Tenant Assistance Policy and identify opportunities to further strengthen the policy as needed; and • Limit the demolition or strata conversion of existing rental units and identify opportunities to further strengthen this policy as needed. As a result of this direction, and supported by Council in 2017, staff prepared a Tenant Relocation Assistance Policy for Council consideration. The policy is intended to help limit the negative impacts on tenants as a result of proposals to redevelop properties with purpose-built rental housing. The policy was subsequently endorsed by Council in March 2018. At the same time, Council also endorsed revisions to the City's Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27, which included new language on notification requirements to tenants and generally brought the policy into alignment with the newly established Tenant Relocation Assistance Policy 6.32. 1.2 Housing Landscape In February 2021, Council received a Housing Needs Report, which provided an overview of current and anticipated housing needs within the City of Maple Ridge. As it relates to rental and tenant protections, the findings within the Housing Needs Report re-affirmed the findings of the earlier housing work, including the: • Disproportionate number of renter households within Maple Ridge, relative to Metro Vancouver, that are in core and extreme core housing need (spending 30-50% of income on housing costs); • Low level of rental units available, with the current rental vacancy rate of 1%, in Maple Ridge; • Amount of aging and nearing end-of-life rental buildings, and; • Limited amount of family-friendly rental housing units available within Maple Ridge. With minimal rental housing built over the last thirty years, coupled with increases in average rents, challenges continue to exist for low-income households to find or maintain adequate, affordable and suitable rental units. With the anticipated redevelopment of purpose-built rental housing units within Maple Ridge that are reaching end-of-life, the Housing Needs Report reaffirms the need to update the City's tenant relocation assistance and support framework. In January 2023, Council received a report that provided a background on Maple Ridge's housing policies. Through that conversation, it was identified that Council desired an updated snapshot of housing needs within the City as well as a closer look at tenant protections. 1.3 Provincial Context In B.C., there are a number of pieces of legislation that oversee and establish the regulatory landscape of tenant rights and protections, including: the Residential Tenancy Act; Residential Tenancy Branch; and Manufactured Home Park Tenancy Act. Residential Tenancy Act: The Provincial Residential Tenancy Act (RTA) specifies the rights and protections of tenants and landlords in British Columbia. The RTA indicates the legislated minimum requirements that landlords must provide to tenants who are displaced as a result of demolition, renovation, repair, or conversion. 3510139 Page 2 of 13 In 2018, the Provincial Government amended the RTA to strengthen tenant protections by increasing the minimum compensation amounts for displaced tenants and notification requirements to end tenancies. Some of the RTA requirements for landlords now include: • Minimum one month's rent, payable to the tenant; • At least four month's notice to end tenancy; and • Tenant right of first refusal to enter into a new tenancy agreement, at the amount determined by the landlord. BC Residential Tenancy Branch: The Residential Tenancy Branch (RTB) provides landlords and tenants with information and dispute resolution services for residential tenancies. It helps tenants and landlords by providing information on their rights and responsibilities, mediating disputes, investigating problems, and issuing orders. The RTB provides information related to rights and responsibilities under British Columbia's Residential Tenancy Act and Manufactured Home Park Tenancy Act. Manufactured Home Park Tenancy Act: The Manufactured Home Park Tenancy Act sets out the rights and responsibilities of landlords and tenants in a manufactured home park and includes a number of items, including tenancy agreements; committee establishment; park rules; rents; repairs, and dispute resolution. This Act does not apply to tenants who rent both the home and the home site. 1.4 City of Maple Ridge Tenant Relocation Assistance Policy 6.32 In March 2018, the City's Tenant Relocation Assistance Policy 6.32 (see Appendix A for the current policy) came into effect. The policy applies to all purpose-built rental housing containing five or more units. Secondary rental market units (those that were not originally purpose-built to be rental, such as condominiums) are excluded from the policy, as well as other housing forms including duplexes, triplexes, fourplexes, secondary suites, detached garden suites, temporary residential uses, or accessory employee residential uses. The City's Tenant Relocation Assistance Policy is triggered by a rezoning application, adoption of a heritage revitalisation agreement, a strata conversion of a previously occupied building, or a change to rental units secured through an existing Housing Agreement. Development applications proposed for pre-zoned land do not trigger the policy. Similarly, renovations do not trigger the policy, however, are covered to some degree under the RTA. The City's Tenant Relocation Assistance Policy 6.32 includes the following measures: • Proof of Early and Ongoing Tenant Communication The proponent -which includes but is not limited to the applicant or developer -must provide notification and consultation with tenants of the redevelopment process, including timelines and opportunities for tenant input and identification of appropriate resources, rights and obligations. • Provisions of a Relocation Assistance Plan The Relocation Assistance Plan must list current tenant details (in order to understand tenant needs), including unit type by number of bedrooms, unit size, length of occupancy and rent amount, as well as the compensation measures offered and agreed to. These Relocation Assistance Plan's are to be administered in compliance with the City's personal information and privacy guideline requirements. 3510139 Page 3 of 13 •Compensation Measures Financial compensation measures are equivalent to three months current rent to assist tenants with their relocation and in compensation for moving expenses. Such compensation can take the form of free rent, a lump sum payment or a combination of both. •Right of First Refusal First right of refusal for current tenants to secure a unit in the new building where the new building is proposed to be a purpose-built rental building. The secured rents are to be at least 10% below the average rents for the City of Maple Ridge. Where the current rents are higher than the proposed 10% below average rent, then the right of first refusal rents are to be provided at the current rental rate. •Reports to CouncilPrior to proceeding to First Reading. copies of early and on-going tenant communication must be provided to the City, along with a commitment by the applicant to uphold and implement the Relocation Assistance Plan. Prior to receiving Final Approval, the proponent must provide regular updates and progress of the Relocation Assistance Plan to the City as it moves through the development process. This includes a final report outlining details related to tenant accommodation in the new building, the amount and type of financial compensation provided per tenant, and copies of communication provided to the tenants. Final Approval is understood to be when final readingis received through the development application process. •Following Final Approval Notice to end tenancy is allowed to be provided only after the date of Final Approval by Council. The current policy requires two months' notice. However, as the RTA is now four months' notice, the proponent is obligated to comply with that requirement and provide four months' notice. As the City of Maple Ridge was an early adopter of a Tenant Relocation Assistance Policy, the updates to the RTA, which came into effect in late 2018, are not currently reflected within the City's policy. The options presented later in this report would bring the City's policy into alignment with the RTA. To-date, the City's Tenant Relocation Assistance Policy 6.32 has not been applied to any completed development applications in Maple Ridge. Updating the policy is a timely and proactive approach to ensure that Tenant Relocation Assistance Policy 6.32 is relevant, in alignment with provincial legislation, and positioned to effectively guide new and in-stream development applications. 1.5 City of Maple Ridge Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 Originally endorsed in April 2008, the Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 (available in Appendix B) was updated in March 2018 in conjunction with the Tenant Relocation Assistance Policy and applies to rezoning applications that propose to redevelop properties used as manufactured home parks. Measures outlined in this policy apply to tenancy agreements where the manufactured home pad is rented, but the dwelling itself is owned by the resident. The City's Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 includes the following measures: •Proof of Early and Ongoing Tenant Notification The proponent -which can be the applicant or developer - must provide tenants with notification of plans to redevelop the property, including a consultation meeting with existing 3510139 Page 4 of 13 tenants early in the process with opportunities for tenants to voice comments about the rezoning application. • Provision of a Relocation Assistance Plan A Relocation Assistance Plan must include a professional appraisal of the site's housing stock, including a feasibility assessment of relocating the structure to a new site; a qualitative survey of the tenant's housing preferences in order to determine their ability to secure accommodation in the proposed development; and the option to continue their tenancy at that site with an affordable unit in the future development. Regular updates must be provided to the City on the progress of the Relocation Assistance Plan, in which City staff will regularly evaluate and monitor for compliance. • Commitment to Hire a Qualified Professional to Assist Impacted Tenants The qualified professional must identify at least three alternative and comparable (i.e. similar unit size, number of bedrooms, rent amount) housing options for each current tenant, preferably located in Maple Ridge; advocate on behalf of tenants for resources, such as available subsidies and programs; liaise with appropriate agencies; and provide updates to the City on the progress of the Relocation Assistance Plan. • Compensation Measures When a tenant owns the housing unit (but rents the pad), the proponent is obligated to provide the following compensation measures including, but not limited to: o Disposal of structures at the end of their useful life, or where a tenant chooses an alternative housing tenure; o Compensation payments based on appraised value or $10,000; o Right of first refusal for tenants wanting to purchase a unit in the new development; and o Two years eviction notice, effective from the date of Final Approval for the rezoning application. As the Manufactured Home Park Tenancy Act has since increased the compensation payments to $20,000, the proponent is obligated to meet that requirement, which supersedes the City's current policy. As such, the options presented later in this report would bring the City's policy into alignment with the Manufactured Home Park Tenancy Act regarding compensation. • Reports to Council Prior to proceeding to First Reading, copies of early and on-going tenant communication must be provided to the City, including minutes and tenant comment forms. • Prior to Receiving Final Approval The applicant must demonstrate compliance with the Relocation Assistance Plan, through completion of requirements, or a security amount for the appropriate compensation; registration of a restrictive covenant outlining the two year eviction notice, effective from the date of Final Approval; and a demonstrated acceptance from tenants with regard to relocation packages. The City's Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 is intended to supplement the Provincial regulations through the Manufactured Home Park Tenancy Act. However, in instances where tenancy includes the rental of the housing unit and does not include ownership of the pad or housing unit, then Tenant Relocation Assistance Policy 6.32 will apply. 3510139 Page 5 of 13 2.0 DISCUSSION: The City of Maple Ridge has a growing population, with a high demand for rental housing and a low vacancy rate. Combined with a limited increase in new supply of purpose-built rental housing, increases in the cost of home ownership and the rising cost of living has put substantial demands on the rental housing market. These challenges have put additional pressures on displaced tenants in terms of securing adequate, affordable and suitable rental housing within a limited rental market. Based on Council comments at the January 2023 Council Workshop, staff have reviewed the Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 and have identified several possible options for Council to consider going forward. 2.1 Regional Landscape Scan Since interest in rental tenancy relocation assistance policies took off in 2018, a number of municipalities have brought in such policies. For a snapshot of what these policies look like regionally, staff conducted a regional landscape scan. The full table is broken down by municipality, available as Appendix C, with the components highlighted and summarized below: • Financial Compensation to Offset Displacement Hardships The financial compensation is solely the responsibility of the proponent -not the local government -and may take the form of free rent, a lump sum payment, or combination of both. Some municipal relocation policies require very little compensation (up to two months rent in total), while others require significantly more compensation commonly based on length of tenancy. • Provision of Relocation Costs Relocation costs form a type of compensation provided to the tenant, from the proponent, to alleviate the financial cost of the moving process. The amount provided can be based on the number of bedrooms within a unit, or may be provided as a flat rate per unit. Tenants may be eligible for compensation for more than one move, depending on whether a temporary unit is required while waiting to return to the new building, once complete. • Right of First Refusal for Tenants Provides the tenant with the first right of refusal for the option to enter into a new tenancy agreement for the future rental unit once renovations, repairs or construction of the new unit is complete. This may also apply to tenants who wish and are able to purchase a strata unit within the new building. • Maximum Rent of New Accommodation Establishes a requirement that the new rent amounts for the new unit do not exceed a stated threshold, relative to what a tenant was paying at their previous location. This is to help maintain the unit's affordability for the tenant. Typical maximum rent, when applied, is often considered as 10% above current rent or 10% above CMHC median rent. • Tenant Relocation Assistance Plan Requirement for the proponent to outline a plan which includes notification to tenants of the redevelopment plan and associated process, information related to tenant rights and obligations, and financial compensation. Information timeliness is an important component of the Tenant Relocation Assistance Plan and should include items related to the development application, including the dates of Council Meetings and of Public Hearing. As part of the plan, tenants are to be provided with opportunities to provide input on the relocation process. 3510139 Page 6 of 13 • Tenant Relocation Coordinator A qualified, third-party resource person that provides assistance and support to tenants navigating the relocation process. This would include support finding alternative housing for tenants that meets their current rental needs (unit size, number of bedrooms, rent costs) and ideally, unit options should be located within the same community. The Tenant Relocation Coordinator also facilitates communication between tenants, the proponent and City staff, and maintains records of relocation proceedings. The Tenant Relocation Coordinator should be experienced in working with vulnerable populations and familiar with local resources. This position is funded by the proponent, with input from City staff to ensure policy measures are being implemented accordingly. • Municipal Staff Role Some municipalities are developing "Housing" Departments, where staff are overseeing the development of Housing Agreements, processing Development Applications with significant rental housing components and overseeing in-stream Tenant Relocation Assistance Plans; ultimately serving as resources to the Tenant Relocation Coordinator and proponents on a wider scale. • Supports for Tenants Requiring Additional Assistance This includes requesting additional supports targeted towards tenants requiring additional assistance, for whom the impact of displacement may be more acute. Tenants requiring additional assistance may include: o Long-term tenants who may be paying well-below market rent; o Tenants with specific housing needs; o Seniors on fixed incomes and/or mobility challenges; o Families with young children requiring appropriate unit sizes and configurations; o Newcomers, including recent immigrants and refugees; and o Households with low incomes. The responsibility to provide additional assistance to these individuals would be the obligation of the proponent. This additional assistance can include, but is not limited to, compensation for rent and moving expenses above and beyond the required amounts; additional support finding alternative accommodations; and providing expanded support in dealing with service providers and non-profit organizations. 2.2 Options for Consideration: Following the outcomes of the regional landscape scan, and recognizing the need to have an updated and current set of policies, two levels of options to update these policies are being presented for Council consideration at Council Workshop: Option 1: Align with Provincial Regulations; or Option 2: Benchmark with Regional Neighbours. 2.2.1 Option 1-Align with Provincial Regulations This option would bring the City's policies into alignment with existing provincial legislation. It includes wording updates to both policies, 6.32 and 6.27, to align with the most current provincial regulations as well as minor administrative clarifications, which are outlined as follows: Tenant Relocation Assistance Policy 6.32 • Update notice to end tenancy requirement from two months to four months' notice, in alignment with the Residential Tenancy Act; and • Re-alignment of existing policy provisions for improved flow and clarity. 3510139 Page 7 of 13 Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 • Update required level of appraised value compensation from $10,000 to $20,000 to align with the Manufactured Home Park Tenancy Act; • Update reference to a 'qualified professional' by replacing it with 'Tenant Relocation Coo rd i nato r'; • Bring into compliance the provisions associated with registering a Restrictive Covenant on title as it relates to notice to end tenancy; and • Remove all terms not currently found in the City of Maple Ridge Zoning Bylaw No. 7600 - 2019. To illustrate the changes proposed as Option 1, a red-lined version of Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 is included as Appendix D. If endorsed, both Policy 6.32 and Policy 6.27 would be transferred to the latest Policy template. 2.2.2 Option 2 -Benchmark with Regional Neighbours This option would not only bring the City's policies into alignment with provincial regulations but would also benchmark the City with our regional neighbours. Proposed amendments to both Policy 6.32 and Policy 6.27 are as follows: Tenant Relocation Assistance Policy 6.32 The proposed updates outlined in Option 1, above, as well as: • Clearly defining the timeline for when consultation with impacted tenants must occur. o Namely that a consultation meeting with tenants be held within two weeks of a confirmed complete development application submission to the City; • Require a third-party Tenant Relocation Coordinator to assist and support tenants through the relocation process. o This would include a higher level of support for tenants looking for resources and assistance with finding alternative housing options. Requiring this position would also help facilitate general communication with tenants, the proponent and City. • Require that 'right of first refusal' rents in the new building be offered at 20% below the average market rents for the City of Maple Ridge for the displaced tenants. o This would be an increase from the current requirement of 10% below the average market rents; • Increased financial compensation package. o Adjust financial compensation to align with length of tenancy, which may take the form of free rent, lump sum payments or combination of both. Proposed breakdown is outlined in Appendix E; • Bring in specific compensation for moving expenses. o Compensation for moving expenses is to be based on the number of bedrooms within a unit. Alternatively, the proponent may provide an insured moving company, with all arrangement costs covered. Proposed rates are outlined in Appendix E; • Recognize that some tenants may require additional support above and beyond those provided through the Relocation Assistance Plan. o Require that the Tenant Relocation Coordinator help to identify vulnerable tenants, and on a case-by-case basis, adjust the level of support required. 3510139 Page 8 of 13 Manufactured Home Park Relocation Redevelopment Tenant Assistance Policy 6.27 The proposed updates outlined in Option 1, above, as well as: • Defining the timeline of when consultation with impacted tenants must occur. o This would include a consultation meeting with tenants held within two weeks of a confirmed complete development application submission to the City; • Recognize that some tenants may require additional support above and beyond those provided through the Relocation Assistance Plan. o Require that the Tenant Relocation Coordinator help to identify vulnerable tenants, and on a case-by-case basis, adjust the level of support required; • Adjust financial compensation to align with Policy 6.32. o Offer financial compensation to align with length of tenancy, which may take the form of free rent, lump sum payments or combination of both. Proposed breakdown is outlined in Appendix E. • Bring in specific compensation for moving expenses. o Compensation for moving expenses is to be based on the number of bedrooms within a unit. Alternatively, the proponent may provide an insured moving company, with all arrangement costs covered. Proposed rates are outlined in Appendix E; • Require that 'right of first refusal' units for purchase in the new building be offered at below market rates for the City of Maple Ridge for the displaced tenants. o This would help maintain the affordability of the unit, while continuing to support ownership opportunities for the displaced tenants; • Require that 'right of first refusal' rents in the new building be offered at 20% below the average market rents for the City of Maple Ridge for the displaced tenants. o This would be in alignment with Policy 6.32 above. To illustrate the changes proposed under Option 2, a red-lined version of Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 is included in Appendix E. If endorsed, both Policy 6.32 and Policy 6.27 would be transferred to the latest Policy template. 2.2.3 In-Stream Snapshot: To provide Council with some context on how these policies may be immediately applied, a few in- stream application and inquiries are listed below: • 2O23-O2O-RZ and 2O23-O21-RZ / 21688 and 21698 Lougheed Highway o Application(s) that recently received first reading to rezone to the C7 /RM1 zones to permit the future construction of two mixed-use buildings and a townhouse development. o These applications trigger Policy 6.32 and Policy 6.27. • 2O23-183-RZ /12129 Edge Street o Application that received first reading in September proposing the future construction of a rental building that may be used to house existing and/or displaced rental tenants during the redevelopment of other aging rental buildings in Maple Ridge. o This application does not trigger Policy 6.32 or Policy 6.27 specifically but may be used in the future application of these policies. The City has also recently received general inquiries regarding the potential to redevelop manufactured home parks, which would trigger the implementation of both Policy 6.32 and Policy 6.27 if the redevelopment proceeds. 3510139 Page 9 of 13 2.2.4 Implications for Legacy Applications: Any new development applications submitted after the updated policies are in effect would be subject to the provisions of the revised policies, however, recognizing that there are in-stream applications that may involve tenancies, the following conditions would apply: • In-stream development applications currently at third reading will continue with existing Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27; and • In-stream development applications not yet at third reading would need to align with the updated policies, noting that: o Staff would work with proponents on a case-by-case basis to ensure requirements of the policies are being met as the required information is anticipated to come before council at first reading. o Depending on where the application is in the process, the information will be brought forward either at first reading (if the application qualifies for the previous Development Procedures process) or at second reading. 2.3 Going Forward: Beyond the two options available for endorsement, there are a number of elements where Council comment would be appreciated. The following section includes items that when combined could be considered the highest standard in terms of possible policy supports seen provincially or regionally for tenants impacted by redevelopment. Following Council comment, staff will be able to further guide applicable development applications as well as return with updated policies, as needed, to reflect Council comment. Tenant Relocation Assistance • Increase financial compensation to 'Top Tier' of Regional Neigbours Further increasing levels of financial compensation, provided by the proponent, would provide tenants with the highest form of compensation. This could involve looking at the type of tenant relative to length of tenancy. • Increase affordability of 'first right of refusal' units When securing 'first right of refusal' units in the new building, secure these new units at rates that are increasingly affordable relative to market rates. For example, rents could be secured at 20% to 50% below average market rates in Maple Ridge or limited to a rent increase of no more than 10% above what the tenant pays at their current location. • Require and compensation for Interim Housing Often considered the 'rent-top-up' model, this would ensure that the tenant expenses remain unchanged during displacement from their original unit. This would be in effect while the tenants are waiting for the new unit in the new building to become available. Manufactured Home Park Redevelopment & Tenant Assistance • Increase financial compensation to 'Top Tier' of Regional Neighbours Further increasing levels of financial compensation, based on length of tenancy and provided by the proponent, would provide tenants with the highest form of compensation. This could include additional financial supports for tenants requiring additional assistance. • Increase affordability of 'first right of refusal' rental units When securing 'first right of refusal' units in the new building, secure these new units at rates that are increasingly affordable relative to market rates. Rents could be secured at 20% to 50% below average market rates in Maple Ridge or limited to a rent increase of no more than 10% above what the tenant pays at their current location. 3510139 Page 10 of 13 • Require and compensation for Interim Housing Often considered the 'rent-top-up' model, this would ensure that the tenant expenses remain unchanged during displacement from their original unit. This would be in effect while the tenants are waiting for the new unit in the new building to become available. This can be tailored for tenants requiring additional or unique levels of assistance. • Expand 'first right of refusal' purchased units When a number of units in the new building would be available for purchase by the existing tenants at a below market rate. These agreements would be secured through Housing Agreements and negotiated during the redevelopment application process. General conditions • Dedicated City Staff Position or Section This position or section would be responsible for providing support and acting as a resource for the Tenant Relocation Coordinator and proponents on a wider scale. The staff role would help facilitate policy implementation and ensure the relocation assistance plan criteria are being met. This position could also be responsible for other housing actions for the City. • Reduce Threshold to Trigger Policies Currently the tenant relocation policy only applies when there are 5 or more purpose-built rental units being impacted. Staff could explore the implications of lowering the threshold to three or zero units. • Activate Tenant Relocation requirements for tenants on pre-zoned land Currently, Policy 6.32 and Policy 6.27 are not triggered for re-development on pre-zoned land or when only a development permit is required. Exploring this element would outline what options Council have at their disposal to ensure proponents meet the policy requirements through either mandatory measures or through voluntary compliance. 2.4 Next Steps As Council has the discretion to revise policies at any time, and as policies do not require four readings or a public hearing, staff are recommending Council endorse Option 1 today. This would bring the existing Tenant Relocation Assistance Policy and Manufactured Home Park Redevelopment Tenant Assistance Policy into alignment with provincial regulations. Should Council wish to endorse the proposed policies today, the policies would come into effect with the legacy clauses identified above in Section 2.2.4. Alternative Recommendation: Alternatively, Council could endorse Option 2 today, which would not only bring the City's Tenant Relocation and Manufactured Home Park Policies into alignment with provincial regulations, but also benchmark the City with our regional neighbours. If so, the following alternative recommendation has been identified: That Council endorse updated Policy 6.32 -Tenant Relocation Assistance Policy and Policy 6.27 - Manufactured Home Park Redevelopment Tenant Assistance Policy, as outlined in Option 2 of the report titled: "Options Report -Proposed Amendments to City of Maple Ridge Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27", dated September 26, 2023, and included as Appendix E. Should Council endorse Option 2, the policies would come into effect immediately with the legacy clauses identified in Section 2.2.4. 3510139 Page 11 of 13 Additional Recommendation: As work is underway to update the City's Housing Needs Report and associated Action Plan, staff anticipate having updated information on the City's housing landscape available for the end of Qi 2024. As a part of this work, staff anticipate that further amendments to these policies may be required. Should Council be interested in this work, staff could bring back a report with the proposed changes through the following additional recommendations. That staff bring back an updated and detailed tenant protection and relocation policy and program to further support tenants within Maple Ridge in alignment with the outcomes of the refreshed housing work anticipated for early 2024. This work would reflect Council's comments on Section 2.3 (above) as well as the outcomes from the most recent housing and rental snapshot. 3.0 STRATEGIC ALIGNMENT Ensuring the safety and enhancing the well-being of residents is identified as a Council priority under the Engaged, Healthy Community pillar of the 2023-2026 City of Maple Ridge Council Strategic Plan. Supporting tenants displaced through the redevelopment process aligns with this pillar. 4.0 POLICY IMPLICATIONS Through the Official Community Plan and the Housing Action Plan, rental housing has been identified as a key priority, as has the protection of existing rental units noting their contribution towards offering adequate, affordable and suitable housing choices within the City. 5.0 FINANCIAL IMPLICATIONS Management of development applications, including those with tenancy implications, are considered as a core business service by the City. In the future, expanded housing or rental tenant supports may require additional staff resourcing. Any additional staff increases would come to Council as part of the regular business planning process. 3510139 Page 12 of 13 CONCLUSION: Based on Council comment in January 2023, staff reviewed the Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 as well as conducted a regional landscape scan of other municipal tenant relocation policies. Following this work, and recognizing the need to have an updated and current set of policies, staff are now seeking Council endorsement of one of the two options, as well as Council comment on broader tenant protection provisions to be used to guide in-stream development applications as well as update other policies accordingly. "Original Signed by Adam Rieu" Prepared by: Adam Rieu, MPlan Planner 1 "Original Signed by Mark McMullen" Approved by: Mark McMullen Manager of Development and Environmental Services "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A: Tenant Relocation Assistance Policy 6.32 Appendix B: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 Appendix C: Comparative Table of Municipal Tenant Relocation Policies Appendix D: Proposed Amendments for Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 -Option 1 Appendix E: Proposed Amendments for Tenant Relocation Assistance Policy 6.32 and Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 -Option 2 3510139 Page 13 of 13 APPENDIX A POLICY MANUAL Title: Tenant Relocation Assistance Policy Authority: ~ Legislative □ Operational Approval: ~ Council □ CMT □ General Manager Policy Statement: Policy No: 6.32 Supersedes: New Effective Date: March 7, 2018 All development applications for properties, which currently contain five or more purpose-built rental housing units, that propose a: • Rezoning; • Adoption of a heritage revitalisation agreement; • Strata conversions of previously occupied buildings; or • Change to rental units secured through an existing Housing Agreement with the City; shall provide the following measures: 1. Proof of early and ongoing tenant communication that: a. Notifies tenants of the intent to redevelop the property (the notices to end current tenancies are not to be issued at this early stage); b. Provides information on the development application process and timelines involved and identifies opportunities where tenants can provide input to the City; c. Outlines the Relocation Assistance Plan; d. Identifies other information and resources, including all rights and obligations as outlined under the British Columbia Residential Tenancy Act; e. Includes a consultation meeting with existing tenants held as early in the development application process as possible with opportunities for tenants to voice comments about the development application. 2. A Relocation Assistance Plan which shall include: a. A list setting out the name of each current tenant, the current unit type (1 bedroom, 2 bedroom, etc.), the size of each current unit, the unit number currently rented by the tenant, the length of current occupancy, and the rent the tenant currently pays; b. Provision of a right of first refusal to current tenants to rent a unit in the new building if the proposed building is to be a purpose-built rental building or contain secured rental units, with rents that are at least 10% below the average rents for the City of Maple Ridge as per the CMHC Rental Market Report for the previous year. If the current rents are higher than the proposed 10% below average rent, then the right of first refusal may be provided at the current rental rate; Page 1 of 3 Policy c. Financial compensation equivalent to three months current rent allocated to each current tenant to assist in their relocation and in compensation for moving expenses, to be provided before the move-out date. Such compensation can take the form of free rent, a lump sum payment, or a combination of both as agreed to with the tenant. d. A commitment that each tenant will be given a minimum of two months notice to end the current tenancies, and that such notice will be served only after the date of Final Approval by Council. Prior to proceeding forward to Council, the First Council Report must include: 1. Copies of all early and ongoing tenant communication, including minutes and an attendance list of the applicant-led consultation meeting; 2. A commitment by the applicant to uphold and implement the Relocation Assistance Plan. Prior to receiving Final Approval: 1. Regular updates on the progress of the Relocation Assistance Plan must be provided to the City at each stage of the application process as the application progresses. 2. A final report must be provided to the City which outlines the names of current tenants; whether the tenant was accommodated in the new building; the total financial compensation provided per tenant; and copies of all communication provided to the tenants. Following Final Approval: 1. Provision of two month notice, only after the date of Final Approval by Council. Purpose: To ensure that existing rental tenants are not impacted or displaced as a result of proposals to redevelop properties with purpose-built rental housing, through a rezoning application, heritage revitalisation agreement, strata conversion of a previously occupied building, or change to rental units secured through an existing Housing Agreement with the City. This Policy Statement applies to all existing purpose-built rental buildings, or a collection of buildings, with a total of five or more purpose-built rental housing units, excluding those secondary rental market units that were not originally purpose-built to be rental units (such as condominiums) or other buildings, structures or uses that comprise fewer than five dwelling units (such as duplexes, triplexes, fourplexes, secondary suites, detached garden suites, temporary residential uses, or accessory employee residential uses). This policy does not apply to developments that are permitted outright under the Zoning Bylaw. Definitions: Purpose-built rental means a residential building that is not subdivided by strata plan, and in which all or a portion of the dwelling units have been purposely built and/or secured through a Housing Agreement to be rented or leased under a tenancy agreement for either periodic or fixed-term tenancies as defined under the Residential Tenancy Act. Page 2 of 3 Policy Key Areas of Responsibility: Action to Take To require applicants proposing a rezoning, heritage revitalisation agreement, or strata conversion of a previously occupied building that would redevelop properties with purpose built rental housing of five or more units to provide the measures outlined in this Policy Statement. Page 3 of 3 Responsibility Planning Department Policy APPENDIX B British Columbia Deep Roots Greater Heights POLICY STATEMENT District of Maple Ridge Title: Manufactured Home Park Redevelopment Tenant Assistance Policy Policy No : 6.27 Supersedes: April 22, 2008 Authority: _Co~u=n=c=il _________ _ Effective Date: Approval: March 6, 2018 Policy Statement: Rezoning applications that propose the redevelopment of properties used as mobile home parks should include the following measures: 1. A Rezoning Application must include: a. Proof of early and ongoing tenant notification of plans to redevelop the property, including a consultation meeting with existing tenants early in the process with opportunities for tenants to voice comments about the rezoning application. b. A Relocation Assistance Plan that includes; i. a professional appraisal of the site's housing stock and its feasibility for relocation to a new site, ii. a qualitative survey of residential housing preferences, an assessment of the ability of tenants to secure accommodation in the proposed new development, and, iii. where residential development is proposed, affordable housing options on the subject site with opportunities for tenants to continue their tenancy there. c. A commitment to hire a qualified professional to assist tenants impacted by the rezoning application by; i. identifying at least three satisfactory and comparable alternative housing options for each current tenant that are preferably in Maple Ridge, ii. advocating on behalf of tenants in accessing available subsidies and programs, iii. liaising with appropriate agencies, and iv. providing updates to the municipality on the progress of the Relocation Assistance Plan. 2. Prior to proceeding forward to First Reading, the First Reading Report must include: a. Proof of all early and ongoing tenant communication, including minutes and tenant comment forms from the applicant-led consultation meeting; Printed on: May 1, 2018 Page 1 of 2 Policy 6.27 b. Where a tenant owns the housing unit, a commitment to provide compensation measures which will include but are not limited to: i. the applicant assuming responsibility for the disposal of structures considered to be at the end of their useful life, or where the tenant chooses a different housing tenure; ii. compensation payments based on the greater of professionally appraised values, assessed values, or $10,000. iii. the right of first refusal for tenants wishing to purchase a unit in the proposed new development, with the compensatory amount being applied as a down payment to the fair market value on a new unit. iv. two years eviction notice, effective from the date of Final Approval for the Rezoning Application. c. Where a tenant rents or leases the housing unit, a commitment that the measures established by Council Policy No. 6.32 -Tenant Relocation Assistance Policy -will be satisfied. 3. Prior to Receiving Final Approval: Purpose: a. Regular updates on the progress of the Tenant Relocation Assistance Plan are to be provided as the application progresses. Staff will evaluate the tenant assistance plan for compliance and its merits in meeting tenant needs, and will include this measure as part of the criteria for a favourable recommendation for Council's consideration. b. Prior to receiving Final Reading, the applicant must: i. demonstrate compliance with the conditions of the tenant relocation plan (have either completed these requirements or submitted securities in the amount of the required compensation measures to ensure honouring these commitments). ii. register on title a restrictive covenant giving tenants two years eviction notice effective from the date of Final Approval. iii. Demonstrate acceptance from tenants with regard to relocation packages. The Manufactured Home Park Redevelopment Tenant Assistance Policy is intended to supplement Provincial regulations (the Manufactured Home Park Tenancy Act) in providing assistance to tenants at risk of displacement due to the potential redevelopment of mobile home parks within the City of Maple Ridge. Compensatory measures outlined in this policy pertain to tenancy agreements where the mobile home pad is rented but the dwelling itself is owned by the tenant. In instances where tenancy includes the rental of the housing unit, Council Policy No. 6.32 -Tenant Relocation Assistance Policy -will apply. This policy will be triggered by a rezoning application for the subject property. Definitions: Mobile Homes, Mobile Home Parks, and Mobile Home Plots are defined in the Maple Ridge Zoning Bylaw. Printed on: May 1, 2018 Page 2 of 2 Policy 6.27 APPENDIXC Appendix C -Comparative Table of Municipal Tenant Relocation Policies Municipality Right of first Maximum rent of Financial Moving assistance refusal new compensation accommodation Yes -rates Studio/1 bed: $900 covered under Rent top-up for new 2 bed: $1,200 Burnaby 3 bed+: $1,400 (Jan 2023) the Rental N/A unit Moving assistance Use Zoning Policy also available upon return Based on length of tenure: 0-5 years: 3 months' rent 6-10 years: 4 Coquitlam Yes N/A months' rent Studio/1 bed: $750 (Nov 2021) 11-15 years: 6 2 bed+: $1,000 months' rent 16-20 years: 8 months' rent 20 or more years: 10 months' rent Yes 20% discount Based on length of Studio/1 bed: Delta on average 10% above current tenure -3 months' $1,000 (July 2023) market rents rent OR 10% above rent plus $15 / 2 bed: $1,250 5% discount CMHC month for each 3 bed+: $1,500 on purchase month of residency price Yes -at least New 10% below Westminster CMHC market N/A 3 months' rent (June 2018) average, or current rent Based on length of Studio/1 bed: tenure $1,000 North 10% above current <5 years: 4 months' 2 bed: $1,250 Vancouver, Yes rent OR 10% above rent 3 bed+: $1,500 City CMHC median rent >5 years: 4 months' Rates adjusted for (Jul 2021) rent plus total Consumer Price Index tenancy in months -(CPI) 60 X $25 Studio/1 bed: North Yes -5% Based on length of $1,000 10% above current tenure 2 bed: $1,250 Vancouver, discount on rent OR 10% above 4 months' rent, plus 3 bed+: $1,500 District purchase CMHC median rent $35/month for each Rates adjusted for (May 2021) price month of residency CPI and moving assistance available to return Page 1 of 2 Based on length of tenure Up to 4 years: 2 Yes -20% months rent Port Moody discount on (Jul 2018) starting N/A 5-9 years: 3 months' Studio/1 bed: $750 rent 2 bed+: $1,000 market rents 10+ years: 4 months' rent 20+ years: 6 months' rent Yes -10% discount on Does not exceed Richmond market rents (Jun 2018) 5 % discount CMHC average for 3 months' rent on purchase Richmond price Surrey Yes -10% No higher than (Apr 2018) discount on current rent or 10% market rents above CMHC 3 months' rent average Yes 20%to 30% below market Based on length of discount tenure (depending on <10 years: 4 White Rock length of No higher than months' rent + 2 (Oct 2020) tenancy. current rent or months per year of Developer pays for Discount on CMHC average tenancy moving company purchase >10 years: 14 price equal to months rent + 1 12 months' month per year of rent in that tenancy unit Page 2 of 2 APPENDIX D Option 1: Tenant Relocation Assistance Policy 6.32 POLICY MANUAL Policy No: 6.32 Title: Tenant Relocation Assistance Policy Supersedes: March 7, 2018 Authority: ~ Legislative □ Operational Effective Date: Approval: ~ Council □ CMT Maroh 7, 2018 TBD □ General Manager Pol icy Statement: All development applications for properties, which currently contain five or more purpose-built rental housing units, that propose a: • Rezoning; • Adoption of a heritage revitalisation agreement; • Strata conversions of previously occupied buildings; or • Change to rental units secured through an existing Housing Agreement with the City; shall provide the following measures: 1. Proof of early and ongoing tenant communication that: a. Notifies tenants of the intent to redevelop the property (the notices to end current tenancies are not to be issued at this early stage); b. Provides information on the development application process and timelines involved and identifies opportunities where tenants can provide input to the City; c. Outlines the Relocation Assistance Plan; d. Identifies the process for providing supports to tenants and other information and resources, including, but not limited to, all rights and obligations as outlined under the British Columbia Residential Tenancy Act and the Residential Tenancy Branch. e. Includes a consultation meeting with existing tenants held as early in the development application process as possible with opportunities for tenants to voice comments about the development application. 2. A Relocation Assistance Plan which shall include: Option 1 a. A list setting out the name of each current tenant, the current unit type (1 bedroom, 2 bedroom, etc.), the size of each current unit, the unit number currently rented by the tenant, the length of current occupancy, and the rent the tenant currently pays; b. Provision of a right of first refusal to current tenants to rent a unit in the new building if the proposed building is to be a purpose-built rental building or contain secured rental units, with rents that are at least 10% below the average rents for the City of Maple Ridge as per the CMHC Rental Market Report for the previous year. If Page 1 of 3 Policy Option 1: Tenant Relocation Assistance Policy 6.32 the current rents are higher than the proposed 10% below average rent, then the right of first refusal may be provided at the current rental rate; c. Financial compensation equivalent to three months current rent allocated to each current tenant to assist in their relocation and in compensation for moving expenses, to be provided before the move-out date. Such compensation can take the form of free rent, a lump sum payment, or a combination of both as agreed to with the tenant. d. A commitment that each tenant will be given a minimum of tw-e four months' notice to end the current tenancies, and that such notice will be served only after the date of Final Approval by Council. Prior to proceeding forward to Council, the First Council Report must include: 1. Copies of all early and ongoing tenant communication, including minutes and an attendance list of the applicant-led consultation meeting; 2. A commitment by the applicant to uphold and implement the Relocation Assistance Plan. Prior to receiving Final Approval: 1. Regular updates on the progress of the Relocation Assistance Plan must be provided to the City at each stage of the application process as the application progresses. 2. A final report must be provided to the City which outlines the names of current tenants; whether the tenant was accommodated in the new building; the total financial compensation provided per tenant; and copies of all communication provided to the tenants. Following Final Approval: 1. Provision of tw-e four months' notice, only after the date of Final Approval by Council. Purpose: To ensure that existing rental tenants are not impacted or displaced as a result of proposals to redevelop properties with purpose-built rental housing, through a rezoning application, heritage revitalisation agreement, strata conversion of a previously occupied building, or change to rental units secured through an existing Housing Agreement with the City. This Policy Statement applies to all existing purpose-built rental buildings, or a collection of buildings, with a total of five or more purpose-built rental housing units, excluding those secondary rental market units that were not originally purpose-built to be rental units (such as condominiums) or other buildings, structures or uses that comprise fewer than five dwelling units (such as duplexes, triplexes, fourplexes, secondary suites, detached garden suites, temporary residential uses, or accessory employee residential uses). This policy does not apply to developments that are permitted outright under the Zoning Bylaw. Definitions: Purpose-built rental means a residential building that is not subdivided by strata plan, and in which all or a portion of the dwelling units have been purposely built and/or secured through a Housing Option 1 Page 2 of 3 Policy Option 1: Tenant Relocation Assistance Policy 6.32 Agreement to be rented or leased under a tenancy agreement for either periodic or fixed-term tenancies as defined under the Residential Tenancy Act. Key Areas of Responsibility: Action to Take To require applicants proposing a rezoning, heritage revitalisation agreement, or strata conversion of a previously occupied building that would redevelop properties with purpose built rental housing of five or more units to provide the measures outlined in this Policy Statement. Option 1 Page 3 of 3 Responsibility Planning Department Policy Option 1: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 MAPLE RIDGE POLICY STATEMENT City of Maple Ridge British Columbia Deep Roots Greater Heights Title: Manufactured Home Park Redevelopment Tenant Assistance Policy Policy No : 6.27 Sup~rsedes: March 6, 2018 Authority: -=-Co=-u=nc..:...::c=il,_ _________ _ Approval: Policy Statement: Rezoning applications that propose the-redevelopment-9f properties used as mobilp manufactured home parks should include the following_ measures: · ·. \, ;,, . . . 1. A Rezoning Application must include:' ·.·· ~-. . .. a. Proof of early and ongoin~i'tenant ·notification of plans to redevelop the property, including a c-onsultation me,eting with exist.ing .. \enants e9rly in the process with opportunities•for tenants to voic'e.comm.ents c;!b:61..!t the rezoning application. ' "· . . . . \ b. A Relocation Assistarce Plan th~t inclu'des; ·-_,. . : ·,, \, i. a professional appraisal of'the .site's housing stock and its feasibility for relocation to a ney/ site, · · · ·, · ·-· ii.:•·.~ q~alitative· survey. of re~idential'housing preferences, an assessment of the ability of tenants to secure accommodation in the proposed new development, and,- \ where r~sid_ential development is proposed, affordable housing options on the subject ~ite with opportunities for tenants to continue their tenancy . ' . \ · .. there. : 1--• ( c. A commitment .. to:"hir~ a qualified professional Tenant Reiocation Coordinator to assist tenants impacted by the rezoning application by; i. identifying at least three satisfactory and comparable alternative housing options for each current tenant that are preferably in Maple Ridge, ii. advocating on behalf of tenants in accessing available subsidies and programs, iii. liaising with appropriate agencies, and iv. providing updates to the municipality on the progress of the Relocation Assistance Plan. 2. Prior to proceeding forward to First Reading, the FiFSt Reading report to the City must include: Option 1 Page 1 of 3 Policy 6.27 Option 1: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 a. Proof of early and ongoing tenant communication, including minutes and tenant comment forms from the applicant-led consultation meeting; b. Where a tenant owns the housing unit, a commitment to provide compensation measures which will include but are not limited to: i. the applicant assuming responsibility for the disposal of structures considered to be at the end of their useful,life, or where the tenant chooses a different housing tenure; .,./<' ii. compensation payments based on th'e greater of professionally appraised values, assessed values, or $10,.Q00 _$20,000. •,. iii. the right of first refusal for tenants·wishing to purchase a unit in the proposed new development, with the compensatory amount being applied as a down payment to tre fair market value on a new .. unit. iv. two years eviction notice; ·effective from t~e date of Final Approval for the Rezoning Application. --- ' .· c. Where a tenant rents. or leases the hou-sing unit, a commitment that the measures established by Council :policy No. 6.32 -T'en_an-t Relocation Assistance Policy -will be satisfied. -: 3. Prior to Receiving Fi~al Approval: -.. ,. ~ '- Option 1 a. Regular updates 9n the progre$s-of the TerianJ-.Relocation Assistance Plan are to be provided as the app!ic~tion prog~es_ses:· Staff will~yaluate the tenant assistance plan for compliance and its merits in·meeting tenant needs, and will include this measure as part of the,.criteria for a._favourable recommendation for Council's · cohsid~ration. , · -, ' Prior'to receiving Final Reading,..the'aP,plicant must: i. demonstrate compliance with the conditions of the tenant relocation plan (have either completed these requirements or submitted securities in the amount-,of'the required compensation measures to ensure honouring these commitm~nt,). . ii. register on title a restrictive covenant giving tenants two years eviction notice pffect'ive from the date of Final Approval. ,' iii. Demonstrate acceptance from tenants with regard to relocation packages. c. Register on title a restrictive covenant requiring the owner of land parcel to: i. Provide all tenants of land parcel a notice via personal service of the intended change of use converting all or a significant part of the manufactured home park to a non-residential use or a residential use other than a manufactured home park at least 24 months prior to the change of use; ii. Provide the City with a statutory declaration 12. months from date of the notice to all tenants referenced in (i) that all tenants were served with notice of intended change of use; Page 2 of 3 Policy 6.27 Option 1: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 Purpose: iii. stipulate that upon completion of (ii) above and any additional requirements set out by Council, the City may proceed to issue the necessary permits and approvals required by law for the change of use; and iv. upon obtaining all the necessary permits and approvals required by law, comply with the requirements to provide notice to end a tenancy agreement under Section 42 of the Manufactured Home Park Tenancy Act, as amended from time to time. The Manufactured Home Park Redevelopment Tenant Assistari·ce Policy is intended to supplement Provincial regulations (the Manufactured Home Park.Tenancy Act) in providing assistance to tenants at risk of displacement due to the potential,.,redevelopment of rnooile manufactured home parks within the City of Maple Ridge. Compenspt&ry measures outlined in thts policy pertain to tenancy agreements where the mobile manufactured home pad is rented but the dwelling itself is owned by the tenant. In instances where tenancy'i~cludes the ren.tal of the ho~sin"g unit, Council Policy No. 6.32 -Tenant Relocation Assistance Policy .-will apply. This policy wilL,be triggered by a rezoning application for the subject P._roperty. Definitions: Mobile Manufactured Hom Aobi obile Home Plots are defined in the Maple Option 1 Page 3 of 3 Policy 6.27 APPENDIX E Option 2: Tenant Relocation Assistance Policy 6.32 POLICY MANUAL Policy No: 6.32 Title: Tenant Relocation Assistance Policy Super~edes: March 7, 2018 ,/' Authority: ~ Legislative □ Operational ,: Effective Date: Approval: ~ Council □ CMT March 7, 2018 TBD □ General Manager Policy Statement: .· / ·, All development applications for properties, whic~ currently contain five or more: p,i..Jrpose-built rental housing units, that propose a: , • Rezoning; • Adoption of a heritage revitalisat,ion:·~gre~ment; • Strata conversions of previously occupied ~U!ldings; or • Change to rental units secured through an existin'g Housing Agreement with the City; ·~ . _,.,,•'4 ... ' '\ shall provide the followin~ measures: ' I 1. Proof of early and ongoing tena'nt communication that: •/ • ' ' I \ a. Notifies_ tenants of the i~te~t to redevelop the property (the notices to end current tenancies .. are not to be'issued c:it this early,stage); -.. _ . . -... \ b. P.rovid,es info'rmation on the dev~loprnent application process and timelines involved / ,ahct ic;Jentifies o'pportUnities where tenants can provide input to the City; • 4 •• ' • •• • · c,. · · Outlines the Relocation Assistance Plan d. Identifies the proGess for.providing supports to tenants and other information and ·. resources, includi~g, but n'ot iimited to, all rights and obligations as outlined under th~ British Colurr'l,bi_~, Residential Tenancy Act and the Residential Tenancy Branch; e. Includes a consu'lta.tion meeting with existing tenants to be held within two weeks of confirmati_on of•a cbmplete development application by the City, as early in the development application process as possible with opportunities for tenants to voice comments about the development application. 2. A Relocation Assistance Plan which shall include: Option 2 a. A Tenant Relocation Coordinator to assist and support tenants through the relocation process. b. A list setting out the name of each current tenant, the current unit type (1 bedroom, 2 bedroom , etc.), the size of each current unit, the unit number currently rented by the tenant, the length of current occupancy, and the rent the tenant currently pays (including damage deposit, pet deposit and utilities, as applicable); Page 1 of 3 Policy Option 2: Tenant Relocation Assistance Policy 6.32 c. Provision of a right of first refusal to current tenants to rent a unit in the new building if the proposed building is to be a purpose-built rental building or contain secured rental units, with rents that are at least 4-G20% below the average rents for the City of Maple Ridge as per the CMHC Rental Market Report for the previous year. If the current rents are higher than the proposed 4-G20% below average rent, then the right of first refusal may be provided at the current rental rate; d. A summary of financial compensation to be provided based on length of tenancy. This compensation may take the form of free rent, lump sum ·payment, or a combination of both: • 0 to 5 years = 3 months' rent; • 6 to 10 years= 4 months' rent; • 11 to 15 years= 6 months' rent; and • 16 + years = 10 months' rent e. Moving assistance to be provided on ,~ dwelling unit basis. Tenants may_~elect one of two options paid for by the proponent· . Option 1: Flat rate compen~~tiop based on uhU size: ·, . • Studio/ One bedroo~ ~ $f,009 • Two bedroom = $1,250 \ • Three bedroom plus = $;1.,500 .. ' \ Option 2: r.rovisio~-of an in_sured moving'company, whhin the Metro Vancouver region .. ····· · · ·. · \. ·, ' f. A commitment that each tenant will be given a minimum of twe four months' notice to ~nd the current tenaocies, and that such notice will be served only after . th~ date _of Fin~I Approval by Cou·ncil ·:•,., 3:·· A Tenant Relocation .Coordinator shall be: a .. A third-party resource, fu.nded by the proponent, with input from City staff to ensure ·policy measures·9re implemented accordingly; I •, 'a I b. Responsible for proyiding assistance and support to tenants navigating the relocation proc:ess1.,.including finding alternative housing for impacted tenants; advocating on behalf of tenants for resources and liaising with appropriate agencies; and facilitating communication between tenants, the proponent and City staff; and c. Help to identify tenants that may require additional support, and on a case-by-case basis, adjust the level of support required; Prior to proceeding forward to Council, the First Council Report must include: 1. Copies of all early and ongoing tenant communication, including minutes and an attendance list of the applicant-led consultation meeting; 2. A commitment by the applicant to uphold and implement the Relocation Assistance Plan. Option 2 Page 2 of 3 Policy Option 2: Tenant Relocation Assistance Policy 6.32 Prior to receiving Final Approval: 1. Regular updates on the progress of the Relocation Assistance Plan must be provided to the City at each stage of the application process as the application progresses. 2. A final tenant assistance report must be provided to the City which outlines the names of current tenants; whether the tenant was accommodated in the new building; the total financial compensation provided per tenant; and copies of all communication provided to the tenants. Following Final Approval: 1. Provision of :twe-four months' notice, only after the date of Fi~al App roval by Council. Purpose: To ensure that existing rental tenants are not impacted ;r displaced as a result of proposals to . ' redevelop properties with purpose-built rental housing,_ through a rezoning application, heritage revitalisation agreement, strata conversion of a previously occupied building, or chaQge to rental units secured through an existing Housing Agreeni'ent with the City;\__ ',, This Policy Statement applies to all existing purpose-builtr ental buildings, or a collection of buildings, with a total of five or more purpose-built rental housing units, excluding those secondary rental market units that were not origin$lly purpose-built to be rental units (such as condominiums) or other buildings, structures or uses that comprise fewer ·than . five dwelling units (such as duplexes, triplexes, fourplexes, secondary-suites, detached garden suites, temporary residential ' \ ' uses, or accessory employee _r.esj~ential use~)-1his policy .does not apply to developments that are permitted outright under the Zon_i~~-Bylaw. , Definitions: Purpose-built rental means a re.sidentral.buiiding th?1t is' not subdivided by strata plan, and in which all or a portion df th~ dwelling''ur;its have ·beeri :p~rposely built and/or secured through a Housing Agreem~nt to be·-rented or lea,sed under a tenancy agreement for either periodic or fixed-term tenancfes/a§ defined Ur"1der the Residential Tenancy Act. / / ', Action :to Take f To require appiicants proposing a rezoning, heritage revitalisation agreement, or strata conversion of a previously occupied building that would redevelop·.properties with purpose built rental housing of five or more units to· provide the measures outlined in this Policy Statement. Option 2 Page 3 of 3 Responsibility Planning Department Policy Option 2: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 MAPLE RIDGE POLICY STATEMENT City of Maple Ridge British Columbia Deep Roots Greater Heights Title: Manufactured Home Park Redevelopment Tenant Assistance Policy Policy No: 6.27 . ~,'~p~rsedes: March 6, 2018 Authority: _C=o=-u=nc.:.:c=i,_I __________ _ Effective Date: Approval: Maroh 6, 2018 TBD Policy Statement: ) Rezoning applications that propose the redevelopment of properties used as mobile manufactured home parks should include the followin'g rnea,sures: , 1. A Rezoning Application must includ~:·" .. "··:··· .. a. Proof of early and ongoing·t.ehant n·otifiG•ation of plansto redevelop the property, including a consultation meeting with existing \enant$ eqrly in the process with opportunities·for tenants to voice'-corrv11ents-:9bout the rezoning application: Option 2 . . . ,;,, i. notifies tenant$ of the intent to'--'redevelop·the property (the notices to end current tenanci~s are nott o b_~ issued at this early stage); and -.. ii." provides· infor_tnatiori on the ·deVelopment application process and timelines ;%.,~'.~;~1:·:-.. .. ~ --.. :. ·:• ihvolved and identifies. oppo.rtur:ii.ties where tenants can provide input to the '"'Cit~·. . •. ···: . A Relocation Assistance Plan that includes; ·, . a Tenant R~location Coordinator to assist and support tenants through the relocatio~ prpcess; , ii. a profes?ional appraisal of the site's housing stock and its feasibility for r'elocatibn to a new site; iii. a quaJita'tive survey of residential housing preferences, including an assessment of the ability of tenants to secure accommodation in the proposed new development, and iv. where residential development is proposed, affordable housing options on the subject site with opportunities for tenants to continue their tenancy there. c. A commitment to hire a qualified professional Tenant Relocation Coordinator to assist tenants impacted by the rezoning application by; i. identifying at least three satisfactory and comparable alternative housing options for each current tenant, that are preferably in Maple Ridge; Page 1 of 4 Policy 6.27 Option 2: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 ii. advocating on behalf of tenants in accessing available subsidies and programs; iii. help to identify tenants that may require additional support, and on a case- by-case basis, adjust the level of support required; iv. liaising with appropriate agencies; and v. providing updates to the municipality on the progress of the Relocation Assistance Plan. _/ _// ' ,•· 2. Prior to proceeding forward to First Reading, the Fir:st Reading report to Council must include: / · · _,/ Option 2 a. Proof of all early and ongoing tenant corr'i°~L!nication,· including minutes and tenant comment forms from the applicant-led cqnsultation meeting; i. identifies the process for providing supports to ten~nt$ and other information and resource$1 including but not limited to, all rights and obligations as outlined under __ !he Manufactyred Home Park Act; ii. includes a corisultation meeting\v_j~h existing tenants held within two weeks of a confirmatfol) qf 9'complete develppment application, with opportunities for tenants to vo'loe··co'mrnents about th~ development application. . \ •. ' . b. Where a te~ant owns the ho~s-ing unit:·a co-~mitment to,provide compensation meas_ures wli"ich \/l(ill include bul are not limited to:·· ~ i. the applicant assuming r·e.sporisibility for the disposal of structures considered to b:e _at the end of,their useful life, or where the tenant chooses a different hou?ln~·ten~re; , ~--· ... ' '"' -., . ii.· financial compensation; base'tj o·n length of tenancy. This compensation may take th~ form of free rent, lump sum payment, or a combination of both: ... 0 to 5 years .:= 3 months' rent; • ·6 to 10 years ·!::: 4 months' rent; \, ... , • 1'1 to 15 years= 6 months' rent; and • 1?+ years = 10 months' rent iii. m~ving assistance to be provided on a dwelling unit basis. Tenants may ' / sel'eGt ope of two options paid for by the proponent: Option 1: Flat rate compensation based on unit size: • Studio/ One bedroom: $1,000 • Two bedroom: $1,250 • Three bedroom plus: $1,500 Option 2: Provision of an insured moving company, within the Metro Vancouver region. Page 2 of 4 Policy 6.27 Option 2: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 iv. provision of a right of first refusal to current tenants to rent a unit in the new building if the proposed building is to contain secured rental units, with rents that are at least 20% below the average rents for the City of Maple Ridge as per the CMHC Rental Market Report for the previous year. If the current rents are higher than the proposed 20% below average rent, then the right of first refusal may be provided at the current rental rate; v. provision of a right of first refusal for tenants wishing to purchase a unit in the proposed new development at below market value, with the option to use the compensatory amount as a down payment on a new unit. The amount below market value to be determined through the redevelopment process and secured via a Housing Agre,ement. . ·•, "' vi. compensation payments based o,n the gre;te~K,professionally appraised values, assessed value~>or'~_~o:·ooo $20,000.· ... ___ ,, ~ •... ' ' "~, vii. two years eviction notice;·effective from the date of Fina kApproval for the Rezoning Application. ·, ·>---·· · · ' ~- ,,.,.,,.•' . -... •, c. Where a tenant rents 'or leases the housing unit, a commitment that the measures established by Council P?liqy·Np. 6.32 -Tenant~~location Assistance Policy -will be satisfied. , 3. Prior to Receiving Final Approval: Option 2 ,..,..,• _:_ .. _ ·.,·.:·~ ·,, ''\ / . "' . a. Regul~r u,rfoates on,th~ progres$ oft h~ Tenant Relocation Assistance Plan are to be provided· as.the applica~ion progresses. Staff will evaluate the tenant assistance plan for com.pli~nce .. and iJ? merits· in r11eeting tenant needs, and will include this -measure aspart: of the 6riteria,for a f9v0urable recommendation for Council's .consideration.':> · · ·· ·· .. • ':, '. ~ ~ ·•. ' ... . b. Prior t~ receiving Fina i:R~ading, the :applicant must: ·, . demonstrate c·ornpliance with the conditions of the tenant relocation plan (have either completed these requirements or submitted securities in the amount o_f the require·d compensation measures to ensure honouring these commitments). ' ,! ,, ii> ._register cfn title a restrictive covenant giving tenants two years eviction ·hetfce effective from the date of Final Approval. ·•. ,/' iii. Demonstrate acceptance from tenants with regard to relocation packages. c. Register on title a restrictive covenant requiring the owner of land parcel to: i. Provide all tenants of land parcel a notice via personal service of the intended change of use converting all or a significant part of the manufactured home park to a non-residential use or a residential use other than a manufactured home park at least 24 months prior to the change of use; Page 3 of 4 Policy 6.27 Option 2: Manufactured Home Park Redevelopment Tenant Assistance Policy 6.27 Purpose: ii. Provide the City with a statutory declaration 12 months from date of the notice to all tenants referenced in (i) that all tenants were served with notice of intended change of use; iii. stipulate that upon completion of (ii) above and any additional requirements set out by Council, the City may proceed to issue the necessary permits and approvals required by law for the change of use; and iv. upon obtaining all the necessary permits a_n,d approvals required by law, comply with the requirements to provide/r1otice to end a tenancy agreement under Section 42 of the Manufacture~VHor:ne Park Tenancy Act, as amended from time to time. /~,.,.=·:_;:~ ::&:!:~:!~, ••• •✓ The Manufactured Home Park Redevelopment Tenant Assistance Policy is intended to supplement Provincial regulations (the Manufactured Home Park Tenancy Act) in providing assistance to tenants at risk of displacement due to the potential redevelopment of manufactured home parks within the City of Maple Ridge. Compe~satory measures outlined in this policy pertain to tenancy agreements where the manufactured horn~ pad is rentetj but the· dwelling itself is owned by the tenant. In instances where tenancy includes the rental of the housing unit, Council Policy No. 6.32 -Tenant Relocation Assistance Policy ~ wiWapply.,Jhis policy.will be triggered by a rezoning application for the subject property. · ' · · : '"· ·· .. :, Definitions: Mobile Manufactured Homes and Mobile Manufactu~ed Hom~· Parks, and Mobile Home Plots are defined in the Maple Ridge Zoning Bylaw. .., . . Option 2 Page 4 of 4 Policy 6.27