HomeMy WebLinkAbout2007-01-15 - Committee of the Whole - Agenda and Reports.pdfCorporation of the District of Maple Ridge
COMMITTEE OF THE WHOLE
A GENDA
January 15, 2007
1:00 p.m.
Council Chamber
Conzniittee of the Whole is the initial venue for review and debate of issues. No
voting takes place on bylaws or resolutions. A decision is made to send an item
to Councilfor debate and vote or to send an item back to stafffor more
information or clarfl cation.
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
DELEGATIONS/STAFF PRESENTATIONS - Nil
2. PUBLIC WORKS AND DEVELOPMENT SER VICES
Note: Owners andlor Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Note: The following items have been numbered to correspond with the Council Agenda:
1101 RZ/028/05, 10583 and 10587 245B Street, First Extension
Staff report dated December 20, 2006 recommending that a one year extension be
granted for rezoning application RZ/028105 to permit subdivision into
approximately 11 lots
1102 VP/103/05, 23004 Dewdney Trunk Road, Variance Permit
Staff report dated January 2, 2007 recommending that the Manager of Legislative
Services be authorized to notifi qualifying property owners that approval of
VP/i 03/05 respecting property located at 23004 Dewdney Trunk Road will be
considered by Council at the February 13, 2007 meeting.
Committee of the Whole Agenda
January 15, 2007
Page 2 of4
1103 VP/125/06, 11143 Hynes Street
Staff report dated January 8, 2007 recommending that the Manager of Legislative
Services be authorized to notify qualifying property owners that approval of
VP1125106 respecting property located at 11143 Hynes Street will be considered
by Council at the February 13, 2007 meeting.
1104 DP/017105 and DP/064/06, 23379 Kanaka Way
Staff report dated January 5, 2007 recommending that the Corporate Officer be
authorized to sign and seal DP/064/06 respecting property located at 23379
Kanaka Way.
1105 Mobile Home Park Redevelopment Tenant Assistance Policy
Staff report dated January 4, 2007 recommending that the proposed Mobile Home
Park Redevelopment Tenant Assistance Policy Assistance Policy be adopted.
1106 Maple Ridge Dog Pound and Dog Control Amending Bylaw No. 6463-2007
Staff report dated January 8, 2007 recommending that Maple Ridge Dog Pound
and Dog Control Amending Bylaw No. 6463-2007 be given first, second and third
reading.
3. FINANCIAL AND CORPORA TE SER VICES (including Fire and Police)
1131 Disbursements for month ended November 30, 2006
Staff report dated December 19, 2006 recommending that the disbursements for
November 2006 be approved.
Committee of the Whole Agenda
January 15, 2007
Page 3 of4
1132 Adjustments to the 2006 Collector's Roll
Staff report dated December 27, 2006 submitting information on changes to the
2006 Collector's Roll through the issuance of Supplementary Roll 09/2006.
1133 Adjustments to the 2005 Collector's Roll
Staff report dated December 28, 2006 submitting information on changes to the
2005 Collector's Roll through the issuance of Supplementary Roll 13/2005.
1134 Adjustments to the 2002 and 2003 Collector's Roll
Staff report dated December 28, 2006 submitting information on changes to the
2002 and 2003 Collector's Roll through the issuance of Supplementary Roll
29/2002 and 28/2003
COMMUNITY DEVELOPMENT AND RECREATION SER VICES
1151 UBCM Emergency Planning Grant Application 2007
Staff report dated January 8, 2007 recommending that the 2007 UBCM
Emergency Planning Grant application attached to the January 8, 2007 report for
submission to the UBCM, be approved and supported.
CORRESPONDENCE
1171
OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
January 15, 2007
Page 4 of 4
8. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to speak with Council
on items that are of concern to them, with the exception of Public Hearing by-laws
that have not yet reached conclusion.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the podium).
The total time for this Forum is limited to 15 minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
If a member of the public has a concern related to a Municipal staff member, it should
be brought to the attention of the Mayor and/or Chief Administrative Officer in a
private meeting.
Other opportunities to address Council may be available through the office of the
Municipal Clerk who can be contacted at 463-5221 or by e-mail at
tfrver(mapleridge.org
Checked by:_ __________
Daze: ( .'•7(Oijif
C-1101
CORPORATION OF THE DISTRICT
OF MAPLE RIDGE MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: December 20, 2006
and Members of Council FILE NO: RZ1028105
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Rezoning - First Extension
10583 and 10587 245B ST
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application
under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to
permit the subdivision into approximately 11 residential lots under the RS-lb (One Family. Urban
(Medium Density)Residential) zone.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ/028/05 and that the
following conditions be addressed prior to consideration of final reading:
Registration of a Rezoning Development Agreement including the deposit of
security as outlined in the Agreement;
Park dedication as required;
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Glenn Rogers
Shane S Warren, Kathleen A Warren, Edward W.
Meidrum and Carol A. Meidrum
Lot I & 2, Section 10, Township 12, Plan 75957
NWD
Urban Residential
Urban Residential
-1-
1/0/
Zoning:
Existing:
Proposed:
Surrounding Uses
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
RS-2 (One Family Suburban Residential)
RS-lb (One Family Urban (Medium
Density)Residential)
Conservation
RS-lb (One Family Urban (Medium
Density)Residential)
Conservation
Residential
RS-2 (One Family Suburban Residential)
Urban Residential
Residential
RS-2 (One Family Suburban Residential)
Urban Residential
School
P-i (Park and School)
School/Park
Residential
Residential
0.868 HA
245 Street and 245B Street
Full Urban
SD/028/05
This application is to permit the subdivision into approximately 11 residential lots.
The following dates outline Council's consideration of the application and Bylaw 6332 - 2005:
- The First Reading report (see attached) was considered on August 30, 2005;
- First Reading was granted August 30, 2005
- Public Hearing was held September 20, 2005;
- Second and third reading was granted on September 27, 2005.
Application Progress:
One of the conditions to be completed prior to final zoning approval is park dedication. Rather
than providing a separate plan the applicant has chosen to include the park dedication on the final
subdivision plan. Accordingly, in order to complete the requirements for rezoning, the applicant
also must complete the requirements for subdivision approval. One of the subdivision
requirements is submission of the servicing drawings. These are expected to be available within a
couple of months.
-2-
Alternatives:
Council may choose one of the following alternatives:
grant the request for extension;
deny the request for extension; or
repeal third reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has
applied for a one year extension. It is anticipated that within the next few months final
consideration will be applied for.
Prepared by: David Stevenson
Plannina Technician
of P)anning
Approved by:frank Quinn
GM: Public Works & Development Services
/
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
I
The following appendices are attached hereto:
Appendix I - Subject properties map
Appendix II - Preliminary subdivision plan
Appendix ifi - First reading memo
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CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE
TO: Her Worship Mayor Kathy Morse DATE: July 19, 2005
and Members of Council FILE NO: RZ/028/05
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Bylaw No. 6332 - 2005
10583 & 10587 245B Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-2 (One Family
Suburban Residential) to RS-lb (One Family Urban (Medium Density)Residential), to permit
the subdivision into approximately 10 residential lots. This application is in compliance with
the Official Community Plan.
RECOMMENDATIONS:
That Maple Ridge Zone Amending Bylaw No. 6332 - 2005 be read a first time and be
forwarded to Public Hearing; and
That the following terms and conditions be met prior to final reading.
Registration of a Rezoning Development Agreement including the deposit of security
as outlined in the Agreement;
Park dedication as required;
Inclusion of the site into Sewer Area "A".
DISCUSSION:
a) Background Context:
Applicant: Glenn Rogers
Owner: Shane S Warren, Kathleen A Warren, Edward W.
Meldrum and Carol A. Meldrum
Legal Description: Lot 1 & 2, Section 10, Township 12, Plan 75957 NWD
OCP:
Existing: Single Family Residential (18 upnh)
Proposed: Single Family Residential (18 upnh)
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-lb (One Family Urban (Medium
Density)Residential)
Surrounding Uses
North: Use:
Zone:
Designation
South Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
WTest: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Conservation
RS-lb (One Family Urban (Medium
Density)Residential)
Conservation
Residential
RS-2 (One Family Suburban Residential)
Single Family Residential 18
Residential
RS-2 (One Family Suburban Residential)
Single Family Residential 18
School
P-I (Park and School)
School/Park
Residential
Residential
0.868 HA
245 Street and 245B Street
Full Urban
Project Description:
An application has been submitted to rezone the properties located at 10583 245B Street and 10587 245B
Street to RS-lb (One Family Urban (Medium Density)Residential) to permit the subdivision into
approximately 10 residential lots. The minimum parcel size prescribed for the RS-lb (One Family Urban
(Medium Density)Residential) zone is 557 m2.
Planning Analysis:
Official Community Plan:
The properties are designated Single Family Residential 18 units per net hectare on the Official
Community Plan (OCP). This designation correlates with the proposed zone.
Development Permits:
There is a watercourse just north of 10587 245B Street that is designated for protection on Schedule "E"
of the OCP. This area was dedicated Park as a condition of rezoning, RZ1039/03. The established
watercourse protection setback is 15 meters. This setback encumbers a portion of the development site.
Accordingly, as a condition of rezoning it is recommended that the area included in the 15 meter from top
of bank setback be dedicated as Park. Respecting the objectives and guidelines of Development Permit
Area XXX, prior to any development the developer must receive an approved Development Permit from
Council.
Interdepartmental Implications:
Engineering Department:
Engineering staff has reviewed the proposed development and advise that the sanitary sewer requires
extension to the site. In order to secure the works the developer must enter into a rezoning development
agreement and deposit the security noted in the agreement with the District. The properties are not
-2-
included within Sanitary Sewer Area "A". The applicant must apply to the District to be included. All
other servicing issues will be detailed at the subdivision stage.
The subdivision geomepd road network of the area is consistent with the overall trafficcircjjlatinn
gealsanri. cbjectis ticeived fjapart of tJthAlhoc Area and presented in the Functional
Planning of Arterial and Collector Roads for Albion (Ward Group Aug 1994). The extension of
McClure Drive from 240 Street to 248 Street with the 245 Street urban collector linking road south to
104 Avenue and fronting the school is consistent with the District's vision of the area. The urban
collector nature of 245 Street ensures that on-street_parking will be provided for on both sides of the
street albeit with direct access to new lots on-street parking will be somewhat restricted. Pag_o_he
jprpose playing field in the schooL tw lgneLto be accommodated primarily on-site with
overflow parliii-eet. This arrangement is similar to many other sites throughout the community
where on-street parking augments on-site parking. The collector classification of 245 Street provides an
appropriate level of on-street parking given in addition to the on-site parking required in support of
residential development.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed they
will be responsible for maintaining the street trees. In the case of this project it is estimated that there
will be an additional 11 trees which is based on one tree per lot; fmal subdivision design will provide
exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of
$25.00 per new tree will increase their budget requirements by $275.00.
CONCLUSION:
The proposed RS-lb (One Family Urban (Medium Density)Residential) zone complies with the Official
Community Plan designation. Therefore it is recommended that Maple Ridge Zone Amending Bylaw
No. 6332 - 2005 be read a first time and be forwarded to Public Hearing.
Prepared by: David Stevenson
Approved by: Frank Quinn, P.Eng., PMP
GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
DS/bjc
-3-
C. 044~ MW 11 CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 2, 2007
and Members of Council FILE NO: VP/103/05
FROM: Chief Administrative Officer ATTN: CoW
SUBJECT: Variance Permit
23004 Dewdnev Trunk Rd
EXECUTIVE SUMMARY:
A Development Variance Permit application has been submitted requesting to relax the exterior side yard
setback of the proposed day care building from 7.5 meters to 4.5 meters on the west side (230 Street,
exterior side) and from 7.5 meters to 3.3 meters on the east side (interior side). The variances will permit
the construction, with approved rezoning to P-2 (Special Institutional), of a child day care center.
RECOMMENDATION:
That the Manager of Legislative Services be authorized to notify qualifying property owners that
approval of VPI103/05 respecting property located at 23004 Dewdney Trunk Rd will be considered
by Council at the February 13, 2007 meeting.
DISCUSSION:
a) Background Context:
Applicant: Bheemdev Meetarbhan
Owner: 0505633 BC Ltd.
Legal Description: Parcel A (RP 7941) Lot 1, Except: part dedicated Road on
Plan NWP87590, Section 17, Township 12, Plan 3179,
NWD
Existing: Urban Residential
Proposed: Institutional
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: P-2 (Special Institutional)
Surrounding Uses
North: Use: Vacant
Zone: CD-2-95
Designation Community Commercial
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential (18 upnh)
East: Use: Pioneer Village
Zone: RE (Elderly Citizens Residential)
Designation: Single Family Residential (18 upnh)
//ot
Residential
RS-1 (One Family Urban Residential)
Compact Housing (40 upnh)
Eagle Hall
Child Day Care
893 m2
230 Street
Full Urban
RZ/1 03/05
Building setback from the exterior side yard from 7.5
meters to 4.5 meters and from the interior side yard from
7.5 meters to 3.3 meters.
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
Requested Variance:
b) Project Description:
Part 9, Section 903(2)(c) states that all buildings and structures shall be sited not less than 7.5 meters
from all lot lines. The developer is requesting a variance for the setback from the exterior side lot line,
230 Street, from 7.5 meters to 4.5 meters and for a variance for the setback from the interior side lot line
from 7.5 meters to 3.3 meters.
b) Planning Analysis:
The existing RS-1 (One Family Urban Residential) zone permits an exterior side yard setback of 4.5 meters
and an interior side yard setback of 1.5 meters. However, the proposed institutional zone requires a 7.5
meter setback from all lot lines. The proposed building has been designed to be residential in size and
appearance for the purpose of fitting in with the existing neighborhood. The proposed 4.5 meter setback on
the west side is in keeping with the existing properties to the south and similar to the existing setbacks on
the west side of 230 Street. The east 3.3 meter side yard setback is reduced to focus the out door play area to
the north and west yards, away from Pioneer Village to the east. Further, the proposed 3.3 meter setback is
more than twice that required by the current RS-1 zone. This site is restricted in size which will only
accommodate a small building. The 7.5 meter setbacks prescribed for the P-2 (Special Institutional) zone
generally applies to a larger site and for a larger development.
CONCLUSION:
It is recommended that VP/103/05 be favorably considered and the Manager of Legislative Services be
authorized to notify qualifying property owners.
Prepared by: vid Stevenson Concurrence: J.L. (Jim) Rule
'Pla ng Technician Chief Administrative Officer
/
Appovè . Jane Pick r4g, MCP, MCIP
-
Approved bj Frank Quinn, P.Eng., PMP
GM: Public Works &
Development Services
The following appendices are attached hereto:
Appendix I - Subject property map
Appendix II— Proposed site plan
-2-
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DATE: Nov 9, 2005 FILE: VP/103/05 BY: PC SCALE 1:1,500
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e), Lo"M *I t CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 08, 2007
and Members of Council FILE NO: VP/125/06
FROM: Chief Administrative Officer ATTN: CoW
SUBJECT: Variance Permit
11143 Hynes Street
EXECUTIVE SUMMARY:
The owners of the property located at 11143 Hynes Street wish to construct a detached
garage/carport with an office, storage and workout room. The height of the proposed structure is
7.61 meters (24.97 fi). Part 6, Section 601 C (5) (b) of Maple Ridge Zoning Bylaw No.3510-
1985 as amended, states the following:
"Buildings and structures for an accessory residential use or accessory off street parking use shall
not exceed a height of 6.0 meters (19.68 ft) in the RS-2 or RS-3 zone."
A variance of 1.61 meters (5.28 fi) is requested.
RECOMMENDATION:
That the Manager of Legislative Services be authorized to notify qualifying property
owners that approval of VP/125/06 respecting property located at 11143 Hynes Street will
be èonsidered by Council at the February 13, 2007 meeting.
DISCUSSION:
a) Background Context
Applicant: Mary-Anne Mack
Owner: David T Mack And Mary-Anne Mack
Legal Description: Lot: 17, Section: 8, Township: 15, Plan: 7730
OCP: Agricultural
Zoning: RS-3 (One Family Rural Residential)
Surrounding Uses
North: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation Agricultural
South: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
803
East: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Requested Variance:
b) Project Description:
Residential
RS-3 (One Family Rural Residential)
Agricultural
Residential
Residential
1.495 ha (3.69 ac)
Hynes Street
Well and on site septic disposal
A variance of 1.61 meters (5.28 ft) for a detached
garage/carport, office, storage and workout room.
The owners of the property located at 11143 Hynes Street wish to construct a detached
garage/carport with an office, storage and workout room. The height of the proposed structure is
7.61 meters (24.97 ft). Part 6, Section 601 C (5) (b) of Maple Ridge Zoning Bylaw No.35 10-
1985 as amended, states the following:
Buildings and structures for an accessory residential use or accessory off street parking use shall
not exceed a height of 6.0 meters (19.68 ft) in the RS-2 or RS-3 zone. A variance of 1.61 meters
(5.28 fi) is requested.
The applicant is requesting the variance to allow for a 12 foot ceiling on the main level to provide
adequate clearance for the storage of a recreation vehicle. The extended ceiling height will continue
through the main level for the art workshop area. The second floor will be used for other family
activities.
Planning Analysis:
As noted above, the site is 1.495 ha (3.69 ac) and the proposed accessory residential building will be
sited approximately 21 meters from the front lot line and 5.5 meters from the south lot line. The
setbacks will provide room to not adversely impact on the neighborhood. The house on the property
to the south is setback approximately 66 meters from the front lot line. As well there is existing
vegetation to provide screening.
Citizen/Customer Implications:
If the variance is not favorably considered, the proposed structure will be required to conform to the
6.0 meter maximum height regulation.
-2-
CONCLUSIONS:
That application VP/125/06 be favorably considered and that the Manager of Legislative Services
be authorized to notify qualifying property owners.
Prepared by: David Stevenson
PlannuigTechnician
e€tby: 'JaneP , P,MCIP
Direc or of Planning
- -
Approved by: Frank Quinn, P.Eng., MBA
GM: Public Works ev lopment Services
Concurrence: 4L. (Jim) Rule
,thief Administrative Officer
/dp
The following appendices are attached hereto:
Appendix I - Subject Map
Appendix II - Site Plan
Appendix III - Elevations
-3-
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CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 5, 2007
and Members of Council FILE NO: DP/017/05 & DP/064/06
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Development Permit
23379 Kanaka Way
EXECUTIVE SUMMARY:
Development Permit applications have been received in support of a building permit for the property
located at 23379 Kanaka Way. The subject property was recently rezoned by Council to permit future
subdivision in to 30 R-1 (Residential District) lots, 14 R-3 (Special Amenity Residential) lots and 28
townhouse units under the RM-1 (Townhouse Residential) zone. Council will be giving
consideration to a Development Variance Permit VP/017/05 for setback relaxations for both the single
family and the townhouse portion at their meeting of January 23, 2007. These relaxations are
requested in support of this development permit application.
This report will deal with the Development Permit Areas that have been designated under Section 8.1
of the Official Community Plan to create special requirements for intensive residential and multi-
family residential development under the:
• Intensive Residential Development Permit Area for the 14 lots zoned R-3 (Special Amenity
Residential) zone; and
• Multi-Family Development Permit Area for the 28 townhouse units zoned RM-1 (Townhouse
Residential).
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DP/064106 respecting property
located at 23379 Kanaka Way.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Surrounding Uses
North:
0733961 BC LTD
0733961 BC LTD
Lot 29, D.L. 404, Plan 47210
Urban Residential
RM-1 Townhouse Residential, R-3 (Special Amenity
Residential District) and R-1 (Residential District)
Use: vacant
Zone: RS-3 (One Family Rural Residential)
Designation Conservation
flo ~
South: Use: Kanaka Creek/Kanaka Creek Regional Park
Zone: RS-3 (One Family Rural Residential)
Designation: Park
East: Use: School/Townhouses
Zone: P-i (Park & School)/RM-1 (Townhouse Residential)
Designation: Institutional/Urban Residential
West: Use: Townhouses/watercourse
Zone: RM-i (Townhouse Residential)
Designation: Urban Residential/Conservation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Previous Applications:
Vacant
Residential
4.714 ha
Kanaka Way
To be provided at the time of subdivision
SD/0/72, RZ/SD/VP/DP/0 17/05, DP/064/06 DP/065/06
b) Project Description:
The subject development site is zone R-i (Residential District), R-3 (Special Amenity Residential
District) and RM-i (Townhouse Residential). It is the R-3 (Special Amenity Residential District)
and RM-1 (Townhouse Residential) zones that are subject to this Development Permit application for
form and character.
Overall Development Proposal is for:
R-3 (Special Amenity Residential) Zone:
The lots adjacent to Kanaka Way are zoned to permit the subdivision into 14 lots using the R-3
(Special Amenity Residential). The lots will front on to Kanaka Way and will be accessed via a
lane. All but one of the lots will be wide enough to accommodate one additional parking space on-
site. This is an intensive residential zone and the subject of this Development Permit application.
R-I (Residential District) Zone:
The proposal is for approximately 29 R-1 (Residential District) lots not less than 371 m 2. These lots
will be located north of the R-3 lots and west of the newly constructed 234A Street. The majority of
these lots are larger than 371 m2.
RM-1 (Townhouse Residential):
The proposal is for 28 townhouse units on the sloped northeast corner of the site. Access to this
area will be from the newly created cul-de-sac bulb of 234A Street via a private driveway. The
development concept calls for the townhouse to step down the hillside in accordance with the
recommendations of a geotechnical report provided to the District.
-2-
c) Planning Analysis:
Intensive Residential Development Permit Area Guidelines:
The purpose of an Intensive Residential Development Permit is to provide a greater emphasis on high
standards in aesthetics and quality of the built environment while protecting important qualities of the
natural environment. The desired outcome is an environment that is safe, attractive, people-friendly and
environmentally responsive.
Key Concepts:
Applications for Development Permits will be assessed against the following key concept guideline
concepts as follows:
Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet
compatible buildings, in materials used and in architectural styles, in landscapes and in recreational
areas, and by facilitating a range of transportation choices.
• The Plans have met this and a landscape plan has been prepared for treatment on the front of
these units. The architectural style is compatible with other R-3 development in the District and
the houses are elevated from the road, in the case of this development and because of floodplain
issues 2 meters.
A vibrant street presence is to be maintained through a variety of housing styles, by maintaining
street parking and by directing garage structures and off-street parking to the rear of a property
accessible by a lane.
• The plans provided show 5 different front elevation types, including a corner lot elevation. On-
site parking will be provided at the rear of the property via a municipal lane. Garages will be
constructed on each of the lots and one additional parking space will be provided except for Lot
14.
Multi-Family Development Permit:
The purpose of a Multi-Family Development Permit is to enhance existing neighbourhoods with
compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land
uses.
Key Concepts:
New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
• The development respects the private space of the adjacent townhouse site, which is located on
the sites eastern property line. All of the units that back onto this established townhouse site are
7.5 meters from the property line.
2. Transitional development should be used to bridge areas of low and high densities, through means
such as stepped building heights, or low rise ground oriented housing located to the periphery of a
higher density developments.
-3-
This development is a low rise, ground oriented, housing form. It is located on a hillside and the
units are adapted to the slope. There is no high density development included with this
development.
Large scale developments should be clustered and given architectural separation to foster a sense of
community, and improve visual attractiveness.
• This is not a large scale development.
Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground where
possible or away from public view through screened parking structures or surface parking located to
the rear of the property.
• A pathway system is provided for through the site. Street trees will be planted along the private
drive isle. There is no underground parking proposed for this townhouse development.
Advisory Design Panel:
The Intensive Residential, R-3 (Special Amenity Residential District) development proposal is fee simple
and does not require review by the Advisory Design Panel.
The 28 unit townhouse development proposal was reviewed by the Advisory Design Panel on April 11,
2006. The resolution from that meeting was:
• "The Advisory Design Panel was in general support of the project as presented".
Environmental Implications:
The Environmental issues have been addressed through the Watercourse Protection Development Permit
that Council will be considering on January 9, 2007.
Financial Implications:
A security deposit that equals 2.5% of the construction value for the townhouse portion of this
development will be required as a condition of the Building Permit. The construction value is $4.9
Million dollars; the security required is $122,500.00.
Alternatives:
There are no alternatives. Under Section 919.1 of the Local Government Act and Section 8.1 of the
Official Community Plan the property has be designated a Development Permit Area which created
special requirements for intensive residential and multi-family residential development. Council
approval is required for the Intensive Residential Development Permit Area and the Multi-Family
Development Permit Area, as presented in this report prior to a Building Permit being issued.
-4-
CONCLUSION:
As the development proposal complies with the guidelines of the Intensive Residential Development
Permit Area and the Multi-Family Development Permit Area, it is recommended that DP/064/06 be given
favourable consideration.
Prepared by: Gay McMillan,
Plan in Te nician
/ 4pproved y e F erin --P, MCIP
Dir lanning -
/
Approved by: Frank Quinn, P.Eng., MBA
/GM: P ic Works evelopment Services
Concurrence: J. L. (Ji) Rule
Chief Mlministrative Officer
The following appendices are attached hereto:
Appendix A - Subject Property Map
Appendix B - Overall subdivision geometry
Appendix C - Site Plan/Landscape Plan/Building Elevations for the Intensive Residential Development
Appendix D - Site/Landscape Plan/Bldg Elevations for the Multi Family Residential Development
-5-
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ek CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 4, 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Mobile Home Park Redevelopment Tenant Assistance Policy
EXECUTIVE SUMMARY:
On March 20, 2006, Council directed staff to prepare a report regarding a Mobile Home Redevelopment
Tenant Assistance Program to offer protection to the tenants of mobile home parks where redevelopment
plans are proposed. This request has occurred due to the numbers of BC communities that are
contending with redevelopment plans for mobile home parks, which could displace and cause hardship
for existing tenants. The most immediate and recent examples are from the Tn-Cities area, with
redevelopment plans for manufactured home parks in Port Moody, Coquitlam, and Port Coquitlam.
Tenants receive some protection under Provincial legislation- the Manufactured Home Park Tenancy
This legislation requires that tenants be given 12 months notice and 12 months rent prior to ending
the tenancy agreement. As it is generally recognized that this legislation fails to adequately compensate
tenants for having to relocate, some BC municipalities (including the City of Coquitlam) have adopted
policies to provide additional compensation to displaced tenants.
The purpose of this report is to:
• outline the Provincial legislation- the Manufactured Park Home Tenancy Act;
• summarize tenant relocation policies from other British Columbia municipalities;
• inform Council about the scope of this issue, the implications this issue has for the
District, and
• provide policy recommendations that will assist those who may in the future face
displacement due to the redevelopment of manufactured home parks.
RECOMMENDATION:
That the proposed Mobile Home Park Redevelopment Tenant Assistance Policy as attached to the
staff report dated January 4, 2007 be adopted.
BACKGROUND:
At their March 20, 2006 Workshop, Council directed staff to prepare a report regarding a Mobile Home
Park Redevelopment Tenant Assistance Policy for the District of Maple Ridge. This action came as a
result of correspondence received from Julia Gully of the Concerned Manufactured Home Park
Residents Across BC, received February 12, 2006. -
The letter discussed the importance of manufactured home parks for providing affordable housing,
garden space, and a community setting. The letter also described the hardship and expense that tenants
face when having to relocate when the property that their homes are situated on becomes subject to
redevelopment. It was noted that the Manufactured Home Park Tenancy Act did not adequately
address this issue.
DISCUSSION:
Definitions - Mobile or Manufactured Home
The Maple Ridge Zoning Bylaw provides the following definitions relating to mobile homes.
MOBILE HOME means a single family dwelling manufactured as a unit, intended to be
occupied in a place other than of its manufacture, suitable for year-round occupancy,
and capable of being drawn or moved from place to place.
MOBILE HOME PARK means a parcel of land on which two or more mobile homes are
or are intended to be situated.
MOBILE HOME PLOT means an area of land within a Mobile Home Park that is
occupied or intended to be occupied by one mobile home.
A building permit is required prior to the installation of a manufactured dwelling on any site within the
District of Maple Ridge. In light of this requirement, the term "Mobile Home" may be confusing, as it
may promulgate a concept of greater relocation potential than is actually the case. The BC Assessment
Use Code refers to these structures as "Manufactured Homes". For the purpose of this report "Mobile
Home" and "Manufactured Home" will be used interchangeably.
Tenure
Manufactured Homes may have 4 different types of tenure. These are:
Owner occupied on rental pad;
Tenant occupied on rental pad;
Owner occupied on privately owned lot;
Tenant occupied on privately owned lot.
For the purpose of this report, the greatest concern is the owner occupied home on a rental plot.
Although the other tenancies may provide affordable housing, the owner occupied units on rental plots
represent a unique financial investment by the homeowner that leaves them vulnerable in the face of
changing market values for land and redevelopment pressures.
Affordable Housing
Supporters for mobile home parks stress their importance for providing affordable housing, a welcoming
community environment, and private yard space. These attractive features are usually associated with
Single Family Residential uses. Private sector investment has made land available for this purpose.
Tenants and land owners have benefited from programs such as the Canadian Mortgage and Housing
Corporation, who have provided through the Chattel Loan Assistance Program, accessible financing to
those wishing to purchase a manufactured home. Local Governments have also assisted by rezoning or
otherwise allowing land to be used for this purpose. -
However, the downside of this type of housing is becoming increasingly clear: tenants are required to
purchase their dwelling, without having long term security for the land their dwelling occupies. These
-2-
structures are therefore a depreciating asset on an insecure tenure, and tenants must rely on pnvate sector
interests to provide land for this purpose. Tenants are therefore highly vulnerable to changing market
conditions that may make the redevelopment of their rental pads advantageous for the property owner.
Scan Of Existing Legislation / Lower Mainland Policies
Provincial Context Manufactured Home Park Tenancy Act
The Provincial Manufactured Home Park Tenancy Act, (MHPTA) regulates tenant notification and
compensation when mobile home parks are redeveloped. The MHPTA states that the landlord must give
the tenant twelve months notice and twelve months rent if the mobile home park is to be redeveloped to
another use. All necessary permits and approvals must be in place at the time of notification.
Greater Vancouver Regional District: As it updates its regional growth strategy, the GVRD is
considering requiring member municipalities to include in their regional context statements measures to
retain and improve existing rental housing stock. This requirement stems from initiatives advanced in the
Regional Affordable Housing Strategy, currently in draft form. Although specific policies have not yet
been developed, the protection of mobile home parks is included as one of a series of possible actions
towards this purpose.
Other Municipalities: Abbotsford, Surrey, and Coquitlam have established tenant assistance policies
that supplement the statutory requirements of the Manufactured Home Park Tenancy Act, as follows:
Abbotsford requires a minimum two years notice given to tenants, along with
compensation that is equivalent to 2 years pad rental. Where conversion to another
residential use is proposed, tenants must be given the opportunity to purchase one of the
new units. The compensatory amount would then be deducted from the fair market value
of the new unit. In addition, Abbotsford provides some relaxation of building code
standards in relocating existing units that do not have CSA approval.
Surrey requires greater notification than statutory requirements, and the inclusion of a
tenant relocation plan as part of the redevelopment application.
Coquitlam requires notification prior to making an application, the inclusion of a tenant
relocation plan, and a tenant assistance communication plan as part of the application
package. The applicant is required to provide demographic information pertinent to the
site, and an assessment of its housing stock (whether suitable for relocation) and based on
this information, to tailor the relocation plan to meet specific tenant needs. Where
conversion to a different residential use is proposed, the relocation plan must include
affordable housing options and right to purchase provisions for tenants.
MAPLE RIDGE CONTEXT
Six properties are associated with mobile home parks within the District of Maple Ridge. (see Map 1
attached). District records indicate that all of these uses have been in place for 20 years or longer,
indicating that private sector interest and investment in this market may have dwindled. The 2 zones
associated with these parks include the RMH-1 Mobile Home Residential and CS-3 Recreation
Commercial zones. The CS-3 Recreation Commercial zone is a tourist commercial zone, and not
intended for permanent occupancy. However, District records indicate that permanent occupancy does
take place in this zone. The degree and the history of this non-conformity requires further research in
order to offer tenants needed protection and may be considered in the future. With the exception of the
-3-
site at 12892 232d Street (see attached map), these sites are within the Urban Area Boundary. The land
use designations associated within these sites are provided on Appendix I. All of the properties noted
could be rezoned for other uses (which include urban residential, commercial, or suburban residential)
without requiring an amendment to the Official Community Plan. In addition, the properties zoned CS-3
could also be developed for uses other than mobile home temporary tounst accommodation without
rezoning. Table I gives the uses permitted in the current zoning and land use designations of the subject
properties.
Table 1. Redevelopment potential of Existing Sites used as Mobile Home Parks within the District
of Maple Ridge.
Address Zone Permitted Uses Land Use Uses permitted with
(No rezoning Designation rezoning
required)
21085 RMH none Urban Residential Range of residential
Lougheed Mobile Home (Major Corridor densities possible
Highway Residential Residential Infill) depending on
District neighbourhood context
from low-rise apartment to
single family.
21163 CS-3 Recreation Indoor or outdoor Urban Residential Range of residential
Lougheed Commercial commercial (Major Corridor densities possible
Highway recreation, tourist Residential Infill) depending on
accommodation neighbourhood context
from low-rise apartment to
single family.
21668 CS-3 Recreation Indoor or outdoor General CS-i Highway
Lougheed Commercial commercial Commercial (65%) Commercial or C-2
Highway recreation, tourist & Urban Community Commercial,
accommodation Residential (35%) (65%), RS-1 One Family
Urban Residential (35%)
21698 CS-3 Recreation Indoor or outdoor General CS-i Highway
Lougheed Commercial commercial Commercial (79%) Commercial or C-2
Highway recreation, tourist & Urban Community Commercial,
accommodation Residential (21%) (79%), RS-1 One Family
Urban Residential (21%)
12885 CS-3 Recreation (CS-3 portion only) Urban Residential RS-1 One Family Urban
Barnsdale Commercial Indoor or outdoor Residential (21%)
Street 70% and RMH commercial
Mobile Home recreation, tourist
Residential accommodation
District (30%)
12892 CS-3 Recreation (CS-3 portion only) Estate Residential RS-2 One Family
232 Commercial Indoor or outdoor (85%) & Suburban (Residential
Street (85%) & RS-2 commercial Neighbourhood (85%) & C-I
One Family recreation, tourist Commercial (15%) Neighbourhood
Suburban accommodation Commercial (15%)
(Residential
(15%)
-4-
To date, no applications for redevelopment have been received for these long term uses; however, given
current development pressures within the District, and pertinent examples elsewhere in the Lower
Mainland, this possibility should be a consideration.
Manufactured Housing Stock in Maple Ridge
Municipal records and tax information has been used to provide details and a human dimension to the
residents of this housing stock. While these records provide valuable household information, they do not
show how many individuals are affected, or their ages. Other limitations to this data will be explained in
the context of this report.
There are currently 253 manufactured homes within the District of Maple Ridge, of which 219 are owner
occupied. There are 193 rental pads within the District. For the issue of greatest concern, the best
estimate for the numbers of owner occupants on rental pads is 171.
Assessed Value.
The BC Assessment office reports that assessments for new manufactured homes would generally range
from $65,000 to $160,000. For existing stock, based on BC Assessment data for 2004, there is a wide
range of assessed values in Maple Ridge, due to the presence of much older units that by current
municipal standards would be considered unsuitable for relocation. The lowest value is $2800.00, and
the highest value is $160,000.00, with an average of $ 21,151. As Table 1 below shows, most of this
housing stock (7 1%) is valued at less than $20,000, and almost 80% is valued at less than $30,000.
Table 1. Assessed Values of Manufactured Homes in Maple Ridge by Percentage
and Absolute numbers
less less less less less less less Greater
than than than than than than than than
$10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $70,000
28.4 % 42.6 % 8.9 % 7.4 % 4.7 % 3.2 % 1.6 % 3.2 % 1 54 81 17 14 9 6 3 6
Homeowner Grant information and Manufactured Homes.
Table 2 provides a breakdown of those over the age of 65 (or disabled) by assessed value. The
limitations of this data occur at the lowest levels of assessed value. A cutoff exists for housing values
below approximately $5000.00, whereby no homeowner grant can provide relief, as there is a minimum
property tax that must be paid by the property owner. For this reason, tax information does not provide
an accurate measure of the incidence of seniors and the disabled at the lowest housing values (under
$10,000), as housing at this value would not qualify for this grant, regardless of the inhabitant's personal
situation. In absolute numbers, records indicate that at least 69 of these households have one member
who is disabled or a senior citizen.
Table 2. # Households receiving over age 65 Homeowner Grants by Assessed Housing
Value
less than less than less than less less less less than Greater -.
$10,000 $20,000 $30,000 than than than $70,000 than
$40,000 $50,000 $60,000 $70,000
10 34 7 8 5 1 2 2
-5-
Of the District's 193 manufactured homes on rental pads (which includes owner occupied and rental
units), 19 residences or almost 10% are reported in arrears of payment of property tax, which is a
significant difference from the District's average of 3.5% arrears (for all properties, including residential,
commercial, and industrial).
Growth, Redevelopment, and Affordable Housing.
Information provided by the Alouette Home Start Society indicates that few local resources exist to assist
those in need of affordable housing. Aside from senior's facilities, Maple Ridge does not have an
identifiable supply of non-market housing. BC Housing, the Lower Mainland's largest non-market
housing provider, has no accommodation within the District of Maple Ridge. Local residents who
acquire housing under programs run by BC Housing will therefore have to relocate outside of the
community. In addition, they will face a 2-3 year wait for a vacancy to occur.
In certain instances, the eventual redevelopment of mobile home parks may be consistent with the long
term goals of the community, as the redevelopment of older housing stock is part of the District's process
for accommodating population growth and change. However, manufactured homes are not easily
relocated, for reasons noted below. Residents who are vulnerable due to ill health or low income will
find displacement to be a particular challenge and hardship.
As with many other North American municipalities, the District of Maple Ridge is faced with the
challenge of meeting the needs of a growing population, and providing affordable housing without
incurring undue hardship on those at risk of displacement. This issue has been a key concern of the
Social Planning Advisory Committee. As background to the Official Community Plan, the Committee
reviewed policy recommendations related to addressing tenant needs and providing an adequate housing
supply. These recommendations included the provision of special needs housing, incentives to increase
rental housing stock, and limiting the demolition or strata conversion of existing rental units. These
supportive recommendations were included in the Official Community Plan.
It is consistent with the overall intent of these policies that the District establish appropriate procedures
to address the redevelopment of mobile home parks to protect tenant interests, and to retain its supply of
affordable housing stock.
Relocation options
Manufactured homes require a building permit in order to be placed on a mobile home plot. The
structures must comply with current Canadian Safety Standards in order to qualify for a building permit.
Canadian Safety Standards have changed over time, and older structures that may have been approvable
at the time of installation could be legally non-conforming today. These changing standards have
implications for relocating existing structures in new locations. The Building Department confirms that
most of this housing stock would be considered unsuitable for relocation. Maple Ridge Bylaw # 6184-
2003, which requires the installation of Fire Sprinkler Systems in all new residential construction, would
basically prohibit the relocation within the District of structures manufactured before 1998. That date
marks the introduction of sprinkler systems into Canadian Safety Standards.
Anecdotal evidence indicates that it costs around $10,000 to move a manufactured home to another site,
assuming a site may be found, and that the structure is considered suitable. Provincial legislation, which
requires twelve months notice, and one year's rent as financial compensation, may be insufficient to
address hardships incurred by forced relocation. One year's pad rental is worth less than $5,000.00, on
average, and does not compensate for the costs of relocating the structure. Waiting lists for affordable
housing are much longer than 12 months, and therefore, the 12 month notification period is insufficient
for tenants to adequately locate appropriate housing in a timely manner.
It is for these reasons that some BC municipalities are requiring additional measures to supplement
provincial requirements. Within the Maple Ridge context, additional requirements are appropriate. The 3
municipalities with related policies (Abbotsford, Surrey, and Coquitlam) all require an increased tenant
notification period in their tenant relocation policies. Abbotsford provides some relaxation of its
building code standards in order to move non-CSA approved structures. However, discussions with the
Licences, Bylaws and Permits Department indicates that this measure would not be advisable within the
Maple Ridge context, for reasons relating to tenant safety. Abbotsford requires financial compensation
equivalent to 2 years pad rental. This amount would be roughly equivalent to the estimated cost of
relocating the manufactured home. It may also be used as a down payment towards the purchase of a
residential unit on the site. As this compensation amount is straightforward and enforceable, it is an
effective approach.
Elements of the model used by the City of Coquitlam may also be suitable for the District of Maple
Ridge. These include:
giving tenants as much notice as possible in order to make relocation plans;
providing assistance in locating appropriate housing;
providing tenants with opportunities to comment on the relocation:
including affordable housing options, and giving tenants the right of first refusal, where
possible.
Recommended Approach - Proposed Mobile Home Park Redevelopment Tenant Assistance Policy
Compensatory measures in the tenant assistance policy pertain to tenants who own the manufactured
home but rent the pad on which it is situated. This qualifier is consistent with Provincial legislation.
Legally, the municipality can make these additional requirements as a condition of rezoning only.
Therefore, this policy could not apply in an instance of redevelopment without rezoning, which could be
possible in the CS-3 Zone (as shown in Table 1). Under such circumstances, tenants in the CS-3 Zone
would be protected by provincial legislation. Elements of the policy include:
• Tenant Notification: Should be early in the process, offering tenants an opportunity to
participate in the relocation planning process through ongoing contact with the applicant.
• Relocation Plan formulation: Where the redevelopment plans are for residential development,
the applicants should include housing options that would offer tenants an opportunity to continue
to reside there. In order to satisf, this requirement, as a condition of rezoning, the applicant
should be required to enter into a Housing Agreement with the District of Maple Ridge.
• Compensation Measures: These should be equivalent to 2 years pad rental, with the applicant
assuming the cost of disposal of units considered
The redevelopment plan will be evaluated by staff and presented to Council with appropriate staff
recommendations for approval or denial.
Alternatives
If Council decides not to adopt a Mobile Home Park Redevelopment Tenant Assistance Policy,
tenants will be protected under Provincial legislation.
-7-
CONCLUSION:
The request for a Mobile Home Park Redevelopment Tenant Assistance Policy has occurred due to
development pressures within the District of Maple Ridge. Rising market values for land make the
redevelopment of mobile home parks more economically feasible. Within this context, these policies
related to tenant relocation assistance are intended to assist the community in meeting its goals of
accommodating growth, change, and redevelopment while avoiding undue hardship on those in
vulnerable circumstances. By providing greater compensation and notification than required under the
Manufactured Home Park Tenancy Act, the attached policy provides greater protection to affected
Maple Ridge residents.
Prepared by:
( _ proyed by:
Hall
Ja ickexiEfICP, MCIP
or of Plannng-
Approved by: Frank Quinn, MBA, P.Enjin
G: Public _mentServices
Concurrence: J. L Jim) Rule'
DW
Chief Administrative Officer
The following appenices are attached hereto:
Appendix I - Map showing location of Mobile Home Parks in the District of Maple Ridge
Appendix II - Proposed tenant relocation assistance policy.
0
Z10-1 20046~~~a
MAPLE RIDGE
POLICY STATEMENT
Appendix II
Lflstrlct 01
Title: Mobile Home Park Redevelopment Tenant
Assistance Policy
Authority:
Approval:
Policy No:
Supersedes: New
Effective Date:
Policy Statement:
Rezoning applications that propose the redevelopment of properties used as mobile home parks
should include the following measures:
1. Tenant Notification
Tenants should be notified as soon as possible of the property owner's intent to
redevelop the property, and proof of tenant notification must be provided as part
of the development application;
Applicants must work with tenants to determine relocation options, and
opportunities for securing appropriate housing (the applicant should provide
professional services for this purpose) and keep tenants informed of the
application as it progresses through Council process;
Early in the application process, the applicant will hold a development
information meeting whereby tenants will be given ample opportunity to voice
concerns and the applicant will provide the District with minutes of the meeting.
2. Requirements for Relocation Assistance Plan Formulation.
An acceptable plan should include elements of the following:
An assessment of the site's housing stock and its feasibility for relocation to a
new site;
A qualitative survey of residential housing preferences, and the ability of tenants
to secure accommodation in the proposed new development.
Affordable housing options on the subject site (where residential development is
proposed) with opportunities for tenants to continue their tenancy there.
Applicants will be required to enter into a Housing Agreement for Affordable
Housing (as specified under Section 905 in the Local Government Act).
Prior to giving final approval, Council will give consideration to whether tenants have received
appropriate compensations in the following ways:
3. Compensation measures will include but are not limited to:
a. 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;
b.. Compensation payments equivalent to 2 years pad rental; and
c. The right of first refusal for tenants wishing to purchase a unit in the
new development, with the compensatory amount being applied as a down
payment to the fair market value on a new unit.
4. Staff and Council Review
The Tenant Relocation Assistance Plan shall be included with the redevelopment
application along with regular updates on the progress of the relocation plan 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.
Purpose:
The Mobile 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 District 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.
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.
CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 8, 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: COW
SUBJECT: Maple Ridge Dog Pound and Dog Control Amending Bylaw # 6463-2007
EXECUTIVE SUMMARY:
A recent amendment to Maple Ridge Dog Pound and Dog Control Bylaw No. 4524-1991 increased the
fees charged for the impoundment of dogs within the District of Maple Ridge. Impoundment fees were
increased in all categories to better reflect the actual costs of securing and housing the dogs and to act as a
deterrent to allowing dogs to be at large within the municipality. One of the categories listed in the bylaw
is for unlicensed dogs and the bylaw currently lists a fee of $150.00 plus the dog licensing fee. The fee
should have actually read $75.00 plus licence fee and staff are recommending an amendment to the bylaw
to reflect the correct fee.
RECOMMENDATION(S):
That Maple Ridge Dog Pound and Dog Control Amending Bylaw No. 6463-2007 be given first,
second and third reading.
Prepared by: Brock McDonald
Director of Busine.ssticence, Permits and Bylaws
--, (
Approve41by: Frank Quinn
G.M. ofublic Works and Development Services
Concurrence: /J.L. (Jim) Rule
Chief Administrative Officer
BMJbm
//0 ~
MAPLE RIDGE incnrnerawd 12 Senterntc. 1874
THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 6463-2007
A By-law to amend Maple Ridge Dog Pound and Dog Control Bylaw No. 4524— 1991
WHEREAS it is deemed expedient to further amend Maple Ridge Dog Pound and Dog Control Bylaw
No. 4524-199 1
NOW THEREFORE the Municipal Council of the Corporation of the District of Maple Ridge in open
meeting assembled, ENACT AS FOLLOWS:
This By-law shall be cited for all purposes as "Maple Ridge Dog Pound and Dog Control Amending
Bylaw No. 6463-2007.
Maple Ridge Dog Pound and Dog Control Bylaw No. 4524-1991, Schedule A. Section 2 is amended
to read:
"For an Unlicenced Dog
(a) first impoundment $75.00
plus licence fee"
READ A FIRST TIME the day of
READ A SECOND TIME the day of
READ A THIRD TIME the day of
RECONSIDERED AND ADOPTED the
2007.
2007.
2007.
day of ,2007.
MAYOR
CLERK
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: December 19, 2006
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN:
SUBJECT: Disbursements for the month ended November 30, 2006
EXECUTIVE SUMMARY:
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor, together
with the Director of Finance. Council authorizes the vouchers for the following period through Council
resolution. The disbursement summary for the past period is attached for your information. Expenditure
details are available to any Council member for review in the Finance Department.
RECOMMENDATION:
That the "disbursements as listed below for the month ended November 30, 2006 now be approved"
GENERAL $ 18,704,243
PAYROLL $ 1,065,252
PURCHASE CARl) S 90,000
S 19,859,495
DISCUSSION:
Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
//3/
c) Business Plan / Financial Implications:
Emergency Communications fourth quarter dispatch levy S 240,953
Greater Vancouver Water District water consumption Aug 1 - Aug 29 S 406,680
Greater Vancouver Regional District debt payment S 203,506
MCAP Financial Corporation, Maple Ridge Municipal Holdings S 15,942,328
mortgage payout
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended November 30, 2006 have been reviewed and are in order.
/
Prepared '5 : Bernice Carstensen
Accounting Clerk II
6eA~~
Approved by: Kathleen Gorm.9y
Manager of Business Systems
Approved by: Pul Gill, BBA, CGA
GM - Corporate & Financial Services
\' •/
Concurrence. (Jim) Rule
ief Administrative Officer
gmr
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - PERIOD 11, 2006
A W Fraser & Associates Firefighter testing 6,330
Candidate application appraisal 1,007
Managerial Competencies workshop 11.790 19,127
BC Hydro Hydro charges November 73,400
CUPE Local 622 Dues - pay periods 06/22 & 06/23 16,751
Chevron Canada Ltd Fuel 69,026
Columbia Bitulithic Ltd Gravel 61,444
Co-Pilot Industries Tandem dump rentals 23,410
Emergency Communications Dispatch levy - fourth quarter 240,953
Greater Vanc Water District Water consumption Aug 2 - Aug 29 406,680
Greater Vancouver Regional Dis Debt payment 203,506
Water sample analysis 475 203,981
Guillevin International Inc Fire Dept equipment 24,981
Imperial Paving 2006 Paving program 29,739
Kedco Constructors Ltd Sealing pump houses 2,072
Pump stations 256 St & 128 Ave 189.165 191,237
MCAP Financial Corporation MFA payout Maple Ridge Municipal Holdings mortgage 15,942,328
Microserve Computer equipment 30,808
Minister Of Provincial Revenue School tax remittance 15,679
MJT Enterprises Ltd Skating lessons 18,799
Municipal Insurance Assoc Insurance deductibles 32,642
nicipal Pension Plan BC Pension remittance 196,218
iw Solutions Payroll software annual license 33,657
Professional Mechanical Ltd Maintenance: Courthouse 562
Fire Halls 235
Leisure Centre 9,891
Library 693
Municipal Hall 1,189
Operation Center 1,247
PM Fam Rec Center 5,421
PM Heritage Hall 395
RCMP 3,611
Whonnock Lake Center 87 23,331
Receiver General For Canada Employer/Employee remit PP 06/23 175,151
Ridge Meadow Comm Arts Council ACT Café addition to capital assets 41,622
Program revenue Oct 1,535
Theater angels donation 500
Vending machine collections share 361
Theatre rentals and catering 381
Ticket sponsor advertising 1,064 45,463
Ridgemeadows Recycling Society Monthly contract for recycling Oct 68,462
Weekly recycling 206
Litter pick-up contract 1,910 70,578
Ross Data Canada Limited Annual maintenance fees - 52,970
Rosterman Engineering Consult Consulting services Sept & Oct 15,834
Shaw Communications Inc Tax refund 23,244
Canada Trust-Prop Tax Dept Tax refund 17,055
erasen Gas Gas November 22,175
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
TOTAL PERIOD 11 2006 DISBURSEMENTS
PP 06/23 & 06/24
18,076.661
627.582
18.704.243
,065,252
90.000
I 9.859,495
BMC
\oak\Corp. Serv.\FinanceAccounting'AP Remittances (Disbursements)\2006\LMonthy Council Report 2006x1sJNOV06
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: Dec. 27. 2006
and Members of Council FILE NO: T21-212-003
FROM: Chief Administrative Officer ATTN:
SUBJECT: Adjustments to 2006 Collector's Roll
EXECUTIVE SUMMARY:
BC Assessment has revised the assessed value for the 2006 Collector's Roll through the issuance of
Supplementary Roll 09/2006. The Collector is required to make all the necessary changes to the
municipal tax roll records and report these adjustments to Council.
RECOMMENDATION:
The report dated Dec. 27, 2006 is submitted for information.
DISCUSSION:
Background Context:
Four folios are affected:
BC Assessment transferred a portion of assessment from one residential class folio to a neighboring folio
reducing the assessment for one and increasing the assessment for the other by the same amount resulting
in no net difference. BC Assessment decreased the assessment and increased the exemption for the utility
portion of a GVWD property. There was also an increase to the exemption for a business class folio
owned by MRTC Tower Properties.
(Net Municipal tax decrease, business class. $4.068.06, utility class $21,640.00)
Business Plan/Financial Implications:
There will be a total decrease of $39,117.13 in tax revenue of which the municipal share is $25,708.06.
CONCLUSIONS:
A review by BC Assessment of assessments and exemptions resulted in a net decrease in assessments of
$278,000 for business class and $541,000 for utility class.
This report dated Dec. 27, 2006 is submitted for information and is available to the public.
Prepared by: Silvia Rut dge Approved by Jacob G. Sorba, C.G.A.
Manager of Revenue & Collections 111 Director of Finance
a
Approved by: Paul Gill, B.B.A.; C.G.A.
GeneydIManager: Corporate & Financial Services
Concurrence J.L. (Jim) Rule
Chief Administrative Officer
I
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: Dec. 28. 2006
and Members of Council FILE NO: T21-212-003
FROM: Chief Administrative Officer ATTN:
SUBJECT: Adjustments to the 2005 Collector's Roll
EXECUTIVE SUMMARY:
BC Assessment has made revisions to the 2005 Collector's Rolls through the issuance of Supplementary
Roll 13/2005. The Collector is required to make all the necessary changes to the municipal tax roll
records and report these adjustments to Council.
RECOMMENDATION:
The report dated Dec. 28, 2006 is submitted for information.
DISCUSSION:
Background Context:
Two folios are affected:
BC Assessment has reduced the assessments for 2005 for two business class folios owned by Sun Life
Assurance Company of Canada, aka Westgate Mall. This adjustment, along with a previously reported
adjustment for 2006 for these properties. is summarized as follows:
Municipal Revenue Decrease Total Revenue Decrease Assessment Reduction
2006 $ 60.420.90 $ 109,080.76 $ 4,129.000.00
2005 $ 58,787.43 $ 109,305.75 $ 4.129,000.00
(Net Municipal tax decrease, business class. $58.787.43 for 2005 and $60,420.90 for 2006)
Business Plan/Financial Implications:
There will be an additional decrease of $109,305.75 in tax revenue of which the municipal share is
$58.787.43. Interest payable is $4,959.62 of which the municipal share is $2.667.42.
CONCLUSIONS:
Appeals filed with PAAB resulted in a net decrease in assessable values for business class of $4,129,000.
This report dated Dec. 28. 2006 is submitted for information and is available to the public.
Prepared by: Silvia R&Hedge Approved /: )ob G. Sorba, C.G.A.
Manager of Revenue & Collections .41l Director of Finance
Approv1: Null Gill, B.B.A.; C.G.A.
.- Gen.ei anager: Corporate & Financial Services
Concurrence: I J.L. (Jim) Rule
/ Chief Administrative Officer
I
//3
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: Dec. 28. 2006
and Members of Council FILE NO: T21-212-003
FROM: Chief Administrative Officer ATTN:
SUBJECT: Adjustments to 2002 and 2003 Collector's Roll
EXECUTIVE SUMMARY:
BC Assessment has made revisions to the 2003 and 2004 Collector's Rolls through the issuance of
Supplementary Roll 29/2002 and 28/2003. The Collector is required to make all the necessary changes to
the municipal tax roll records and report these adjustments to Council.
RECOMMENDATION:
The report dated Dec. 28, 2006 is submitted for information.
DISCUSSION:
Background Context:
Three folios are affected:
BC Assessment has increased the amount of the exemptions for three folios and changed the classification
of one of those folios from business to utility class. All three folios are owned by the Greater Vancouver
Sewerage and Drainage District
(Net Municipal tax decrease, business class. $2 1.099.46, utility class $9,187.98)
Business Plan/Financial Implications:
There will be a total decrease of $54,263.26 in tax revenue of which the municipal share is $30,287.44.
Interest payable is $6.503.92 of which the municipal share is $3,616.39.
CONCLUSIONS:
Appeals filed with PAAB resulted in a net decrease in assessable values for business class of $1,622,000
and for utility class of $165,500.
This report dated Dec. 28. 2006 is submitted for information and is available to the public.
d ~-- --
Prepared by: Silvia"Rutledge Approved bk': Jacoi G. Sorba, C.G.A.
Manager of Revenue & Collections Director of Finance
Approved by: Piul Gill, B.B.A.; C.G.A.
Corporate & Financial Services
Concurrence: ilbL. (.Iirn) Rule
Chief Administrative Officer
//
CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: Mayor Robson DATE: January 8, 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C.O.W.
SUBJECT: UBCM Emergency Planning Grant Application 2007
EXECUTiVE SUMMARY:
The UBCM has provided an opportunity for member municipalities to apply for an Emergency Planning
Grant to improve the preparedness of local communities. The application requires a resolution from
Council approving the application.
RECOMMENDATION(S):
That the 2007 UBCM Emergency Planning Grant application, prepared by the Joint Emergency
Coordinator and attached to the January 8, 2007 report on this subject for submission to the
UBCM, be approved and supported.
DISCUSSION:
Background Context:
The District received notification of a UBCM emergency planning grant opportunity. Grant funds
are available to assist municipalities in developing emergency plans to better manage their local
hazards. If grant funds were awarded we would develop an exercise format to facilitate ESS
activation training and develop an updated ESS manual. Municipalities are eligible to be funded
at 75% of the total program cost, to a maximum of $5,000.
Desired Outcome:
To develop and hold a Maple Ridge Emergency Social Services activation and EOC table top
exercise. To update the Joint Emergency Social Services manual into BCERMS model.
Strategic Alignment:
The completion of an exercise and updating of the manual would help accomplish a number of
Council's goals under the strategic focus area of "Safe and Livable Community"
Interdepartmental Implications:
All municipal departments will have to dedicate minimal time to prepare for the exercise and
commit staff and resources on the day of the exercise. The commitment would be similar to
exercises that have occurred in the past.
Approximately 44 hours of time will need to be committed to the updating of the ESS Manual.
1151
Business Plan/Financial Implications:
Municipalities are eligible at 75% of the total program cost to a maximum funding of $5,000.
Alternatives:
If grant funds are not available this particular program will not take place at this time.
CONCLUSIONS:
The Emergency Management Committee recognizes this grant as an opportunity to move the Emergency
Program forward and requests that Council approves the recommendation.
/
- -L.- -
Prepared by: Mike Davies
Joint Emergency Coordinator
/
- ---
ConcuITee: Mike Murray
GenepLManager 1ark & Leisure
I.!
Concurrence1r J.L. (Jim) Ile
/ Chief'iinistrative Officer
BM
2
District of Maple Ridge and City of Pitt Meadows
Joint Emergency Program
U. B.C.M. Emergency Planning Grant Application 2007
The Joint Emergency Program is an organizational - wide, full service model of municipal
government preparedness. It is based entirely on the British Columbia Emergency
Response Management System (BCERMS) model as created by the Province of British
Columbia. All training, documentation, procedures and organizational components are
based upon the BCERMS Site Support level standards documents. Both Municipal
Councils have recognized the importance of emergency planning by identifying it as one of
their "Strategic Focus Areas".
The District of Maple Ridge and the City of Pitt Meadows for the past eight years have
provided the Emergency Preparedness Program through a joint delivery system. Each
municipality provides facilities, staff and operates their individual Emergency Operations
Centre when dealing with small events that effect their municipality. The municipalities
move to a Joint Emergency Operations Centre when an event occurs that affects both
municipalities or the event is of a magnitude that the individual municipality requires
additional resources.
The major entrances to the communities are Highway #7 over the Pitt River Bridge to the
west and Ruskin Bridge to the east. Damage, blockage or removal of these bridges would
greatly reduce the resources available to each community during an emergency event.
The Joint Emergency Management Committee, composed of senior staff from both
municipalities, establishes the Joint Emergency Program Business Plan and provides
direction for the Joint Emergency Program Coordinator.
The Joint Emergency Program has embraced training in a wide variety of subject areas
including, but not limited to, evacuation, Incident Command, Emergency Operations
Centres, Neighbourhood Programs, Emergency Social Services, Damage Assessment and
Fire Smart.
Funding for the Joint Emergency Program currently comes from the general budget
process where the Joint Emergency Program, represented by the Emergency Coordinators,
presents budget projections and requests through the business plan. Council reviews each
business plan and allocates municipal funds according to priority.
The UBCM funding program over the last four years has provided our communities with
the opportunity that has allowed us to exercise in three of our high hazard areas: flood,
wild interface fire, and rail. In 2007 we would like to focus the exercise on railway
dangerous spill affecting both communities, concentrating on the components of ESS. We
would like to practice the call out and activation of the ESS Headquarters and provide a
tabletop exercise for the EOC. Also test availability and functionality of suppliers,
volunteers, liaison partners and amateur radio communications. This exercise would also
present the opportunity to involve neighbourhood programs, community groups, drama
clubs, media and local schools.
District of Maple Ridge and City of Pitt Meadows
Joint Emergency Program
U. B.C.M. Emergency Planning Grant Application 2007
We would also like to use a portion of the funding to update the Joint ESS Manual to
ensure that it is BCERMS compliant.
Purpose:
To conduct a training exercise for the volunteers of ESS and the EOC in the
District of Maple Ridge, the City of Pitt Meadows and to update the Joint ESS
Manual.
Objectives:
• To develop exercise scenarios that will specifically activate the EOC and ESS
in each municipality.
• To test the initial call out system through the activation.
• To access the response time for the initial call out.
• To develop the BCERMS staffing requirements based on the event needs.
• To demonstrate the adequacy of the EOC and ESS HQ space, equipment,
communications, information displays and other materials to support the event.
• To utilize the section checks lists and verify correctness.
• To identify strengths, weaknesses and lessons learned for the purpose of
establishing future action items for the emergency program.
• To practice information management, gathering and display, resource
management, and decision making.
• Implement new strategies to accommodate the weaknesses that have been
discovered.
• Perform a follow up Community Emergency Program Review.
The following is the cost estimate for the design, planning and holding of this training
exercise and updating the manual; a final report accompanied with financial statements
will be submitted no later than August 30, 2007.
Cost estimate:
2
I I District of Maple Ridge and City of Pitt Meadows
Joint Emergency Program
U. B.C.M. Emergency Planning Grant Application 2007
ESS Exercise
Exercise Design
Participant time (preparationlday of event)
Additional Expenses
Event day lunchlcoffee
Event supplies - vests
Volunteer transportation
Evacuation bus transportation
Miscellaneous supplies
Subtotal
ESS Manual Update
Manual update ESSD (40 hours)
Manual update coordinator (10 hours)
Subtotal
Grand Total
$ 5,000.00
$10,000.00
$ 1,000.00
$ 400.00
$ 400.00
$ 500.00
$ 500.00
$17,800.00
$ 1,800.00
$ 300.00
$ 2,100.00
$ 19,900.00
3