HomeMy WebLinkAboutEmployment Land Investment Incentive Program and TCIIP2014 Extension
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CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: His Worship Mayor Ernie Daykin
And Members of Council
MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: October 14, 2014
FROM:FROM:FROM:FROM: Chief Administrative Office MEETINGMEETINGMEETINGMEETING:::: Council
SUBJECT:SUBJECT:SUBJECT:SUBJECT: Employment Land Investment Incentive Program and TCIIP2014 Extension
EXECEXECEXECEXECUUUUTIVETIVETIVETIVE SUMMARY:SUMMARY:SUMMARY:SUMMARY:
A priority focus of Council has been to improve the ratio of jobs to housing. In addition to retaining
and supporting existing businesses, the key to meeting this objective is to attract new commercial,
industrial and institutional businesses to locate here.
Council began work on a Commercial and Industrial Strategy in early 2012. In May 2013, Council
directed that staff begin to work on an incentive program to help bring high value jobs to Maple
Ridge. In November 2013, Council received a presentation and provided feedback around options
for an incentive program. In early September 2014 Council further discussed incentive options. The
Economic Advisory Commission was engaged to provide input on incentive options on September 18,
2014. The Commercial and Industrial Strategy was endorsed by Council in August 2014 and
provides the necessary foundation upon which an incentive program can be based.
Throughout these discussions, there were some generally accepted principles that have been
incorporated into the proposed incentive programs:
• Bricks and mortar (property value) contributes to the City’s revenue stream
• Industrial land should be retained for industrial uses
• Focus on attracting high value jobs and high job densities
• Focus on businesses not driven by population growth - “retail follows rooftops”
• Time limited programs provide momentum
• Incentives shouldn’t draw businesses away from the Town Centre
• The Town Centre commercial sector needs continued support
• A multi-pronged approach is needed; incentives alone are not the answer
No one-size-fits-all incentive program will serve all areas and business types. An incentive program
has been in place in the Town Centre since 2010, bringing residential density, new commercial
space and businesses, in addition to supporting the revitalization of existing properties. The next
phase of incentives focuses on employment lands identified in the Commercial and Industrial
Strategy. Directing financial incentives at those businesses that most strongly align with Council’s
objectives will strike a balance between economic development goals and financial constraints.
On October 6, 2014, Council was provided with a report and presentation that outlined a proposed
Employment Land Investment Incentive Program (ELIIP) and recommended an extension to the Town
Centre Investment Incentive Program (TCIIP2014). As a result, Council directed staff to bring forward
enabling bylaws and regulations to initiate both of these programs. This report fulfills that direction.
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It is also acknowledged that this incentive program is just one of a number of actions that may be
taken to position the City for future growth and prosperity.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
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Incentive ProgramIncentive ProgramIncentive ProgramIncentive Program and TCIIP2014 Extensionand TCIIP2014 Extensionand TCIIP2014 Extensionand TCIIP2014 Extension”””” be implemented; be implemented; be implemented; be implemented;
2)2)2)2) ThatThatThatThat the fee reductions and partnering incentivesthe fee reductions and partnering incentivesthe fee reductions and partnering incentivesthe fee reductions and partnering incentives for the for the for the for the Town CentreTown CentreTown CentreTown Centre Investment Investment Investment Investment
Incentive ProgIncentive ProgIncentive ProgIncentive Programramramram as set out in thas set out in thas set out in thas set out in the October 14e October 14e October 14e October 14, 2014, , 2014, , 2014, , 2014, reportreportreportreport, , , , ““““Employment Land Employment Land Employment Land Employment Land
Investment Incentive ProgramInvestment Incentive ProgramInvestment Incentive ProgramInvestment Incentive Program and TCIIP2014 Extensionand TCIIP2014 Extensionand TCIIP2014 Extensionand TCIIP2014 Extension”””” be implemented; be implemented; be implemented; be implemented;
3)3)3)3) That Maple Ridge Revitalization Tax Exemption That Maple Ridge Revitalization Tax Exemption That Maple Ridge Revitalization Tax Exemption That Maple Ridge Revitalization Tax Exemption Employment Land Investment Incentive Employment Land Investment Incentive Employment Land Investment Incentive Employment Land Investment Incentive
Program Program Program Program Bylaw Bylaw Bylaw Bylaw No. No. No. No. 7112711271127112----2014 be given first, second and third readings; 2014 be given first, second and third readings; 2014 be given first, second and third readings; 2014 be given first, second and third readings;
4)4)4)4) That Maple Ridge Revitalization Tax Exemption Amending Bylaw That Maple Ridge Revitalization Tax Exemption Amending Bylaw That Maple Ridge Revitalization Tax Exemption Amending Bylaw That Maple Ridge Revitalization Tax Exemption Amending Bylaw No. No. No. No. 7109710971097109----2014 be 2014 be 2014 be 2014 be
given first, second and third readings; given first, second and third readings; given first, second and third readings; given first, second and third readings;
5)5)5)5) That Maple Ridge OffThat Maple Ridge OffThat Maple Ridge OffThat Maple Ridge Off----Street Parking and Loading Amending Bylaw No. Street Parking and Loading Amending Bylaw No. Street Parking and Loading Amending Bylaw No. Street Parking and Loading Amending Bylaw No. 7110711071107110----2014 be2014 be2014 be2014 be
givgivgivgiven en en en first, second and third readings.first, second and third readings.first, second and third readings.first, second and third readings.
6)6)6)6) That $650,000 be set aside in a reserve That $650,000 be set aside in a reserve That $650,000 be set aside in a reserve That $650,000 be set aside in a reserve account account account account to fund incentives;to fund incentives;to fund incentives;to fund incentives;
7)7)7)7) That $50,000 be set aside for a Town Centre improvement program over 2015That $50,000 be set aside for a Town Centre improvement program over 2015That $50,000 be set aside for a Town Centre improvement program over 2015That $50,000 be set aside for a Town Centre improvement program over 2015----2016 in 2016 in 2016 in 2016 in
partnership with, and with matching funds from, the Downtown Maple partnership with, and with matching funds from, the Downtown Maple partnership with, and with matching funds from, the Downtown Maple partnership with, and with matching funds from, the Downtown Maple Ridge Business Ridge Business Ridge Business Ridge Business
Improvement Association; Improvement Association; Improvement Association; Improvement Association; and further,and further,and further,and further,
8)8)8)8) That That That That additional lands that meet the additional lands that meet the additional lands that meet the additional lands that meet the Employment Land Investment Incentive ProgramEmployment Land Investment Incentive ProgramEmployment Land Investment Incentive ProgramEmployment Land Investment Incentive Program’s ’s ’s ’s
reasons, objectives and principles, described in Part 5 of Revitalization Tax Exemption reasons, objectives and principles, described in Part 5 of Revitalization Tax Exemption reasons, objectives and principles, described in Part 5 of Revitalization Tax Exemption reasons, objectives and principles, described in Part 5 of Revitalization Tax Exemption
Bylaw No. 7112Bylaw No. 7112Bylaw No. 7112Bylaw No. 7112----2014 may be added2014 may be added2014 may be added2014 may be added to the program at Council’s option in future. to the program at Council’s option in future. to the program at Council’s option in future. to the program at Council’s option in future.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
The City of Maple Ridge was engaged in the development of a Commercial and Industrial Strategy
from Spring 2012 until it was adopted by Council in August 2014. The purpose of the strategy is to
provide a framework to assist the City of Maple Ridge in navigating towards a prosperous future, with
vibrant and diverse economic activity, and with quality employment close to home. There are many
indications that the City is well positioned for future growth, and the strategy includes a number of
recommendations to further strengthen this position. These recommendations include offering
incentives to attract development and encourage revitalization.
A priority focus of Council has been to improve the ratio of jobs to housing. In addition to retaining
and supporting existing businesses, the key to meeting this objective is to attract new commercial,
industrial and institutional businesses to locate here.
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Industrial/Light Industrial/Employment Development
The Strategy indicates that the existing industrial land base should be protected from non-industrial
uses, and there is a long term need to identify more employment generating lands within the District.
This report proposes a comprehensive incentive program to encourage new development on these
lands. In addition, as new lands are identified and property owners seek Council approval for
industrial and light industrial uses, Council would have the opportunity to extend the incentive
program to these lands.
Commercial Development
Commercial land is also an economic driver within the community, although generally associated
with retail and other population serving industries. The City should be guarded in offering incentives
for this category of business. A fundamental principle of the City’s incentive program approach is to
apply it to development that wouldn’t happen otherwise. This is essential in targeting financial
resources effectively while not placing the burden too heavily on the remainder of the tax base. The
funding for incentives comes from General Revenue, and while job attraction is a Council priority, it
must be balanced off against Council’s other priorities, including affordable property taxes.
Having said this, the strategy indicates that the Town Centre must remain a priority, and must be
supported to strengthen its role as the primary destination for retail, service and leisure in the
coming years. This report proposes a two-year extension to the existing Town Centre Investment
Incentive Program, which offers incentives for commercial development and renovations. It is also
suggested that the City extend funding to the Downtown Maple Ridge Business Improvement
Association. In past years, funding has gone toward providing matching grants to businesses wanting
to update façades. Other options could include downtown branding elements relating to storefront
design, such as signage. It is suggested the City’s Strategic Economic Initiatives Department work
with the Downtown Maple Ridge Business Improvement Association (BIA) to determine the best use
of the funds.
Council has raised the issue of the west end of Maple Ridge and the need to support this area in
some capacity. At the same time, drawing businesses away from the Town Centre is not something
to be encouraged through financial incentives. One option is to provide financial support for façade
improvements, similar to what has been done for the Town Centre. It should be noted that the Town
Centre program is a matching grant, where the City matches the BIA contributions, and then this
matches the business improvements to a maximum cap. This leverages City funds by a minimum
factor of four, and in fact the Town Centre leveraged the City’s $75,000 to $1.2 million in
improvements. The west end businesses owners may wish to establish a business improvement
association for a similar program.
PROPOSED PROGRAM CRIPROPOSED PROGRAM CRIPROPOSED PROGRAM CRIPROPOSED PROGRAM CRITERIA:TERIA:TERIA:TERIA:
This section recommends criteria for the Employment Land Investment Incentive Program.
Locations
Maps are attached to this report indicating the proposed areas for incentive eligibility. They
encompass all designated industrial lands, and the Kanaka Business Park, zoned industrial:
• Schedule A – 256 Street
• Schedule B – Albion Industrial Area
• Schedule C – Kanaka Business Park
• Schedule D – Lougheed East
• Schedule E – Maple Meadows
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Linking the incentive program to zoning would have been more straightforward, however there are
some small parcels with historical zoning that Council may not wish to incent for industrial use.
It is recognized that Council is considering future employment lands that are currently not designated
for industrial use. For future housekeeping, the regulations will be structured such that as Council is
considering OCP and zoning amendments, consideration for expanding the incentive program to
apply to those properties can occur alongside this process.
Ineligible Uses
In keeping with the Commercial and Industrial Strategy’s discussion and recommendations, it is
proposed that the incentives apply to all industrial uses defined in the Zoning Bylaw except the
following list of uses currently permitted under the bylaw. These uses would typically have either
lower job densities or lower value jobs, and therefore would not meet the objectives of the program:
• Dance schools, fitness centres and gymnastics schools
• Auction marts
• Mini-warehouses
• Parking of unoccupied commercial and recreational vehicles
• Indoor commercial recreational uses
• Restaurants
• Childcare centres
• Retail warehouse operations (“big box”)
• Operations relating to medical marihuana
For a list of all eligible principal uses in the zoning bylaw for industrial zones, see Schedule F.
For buildings that may provide space for a variety of tenants and/or uses, it may not be possible for
eligibility to be established by end-use at the early stages of the development process. However, the
tax exemptions will be structured such that they will be cancelled for ineligible uses, and a claw-back
provision will allow the City to recoup tax revenue if necessary. This would apply to the portion of the
building with the ineligible use, for the period of time the ineligible use began. The exemption will not
be re-established if a subsequent use occurs. This is intended to provide financial relief during an
initial period of vacancy until such time that the space can be occupied with an eligible use.
Project Eligibility and Valuation
In previous Council discussions relating to this incentive program, the difficulties relating to
measuring jobs has been discussed. In addition, jobs don’t provide any direct financial return to the
City. On the other hand, “bricks and mortar” adds value to the tax roll. BC Assessment’s valuation of
non-market change provides an excellent third-party assessment of value, and it is the driver of
property tax revenue. Therefore, it provides a solid basis for tax exemptions. Because valuation is
done during and after construction though, it can’t be used to determine eligibility for the earlier
incentives, and therefore, building permit construction value will be used as the initial eligibility
criteria. It is recommended that all new construction and renovations over $250,000 be eligible.
Time Period
It is proposed the incentive program have a four year time window to allow the investment
community the necessary time to fully explore project decisions, and complete the development
process. An open program, with no expiry date, is not recommended. The objective is to see
development occur in the short to medium term, in advance of when it might otherwise occur,
whereas the longer term provides less certainty both around development and the City’s financial
situation. During the four year time period, staff will evaluate outcomes on an ongoing basis, to
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determine whether any adjustments to the program need to be recommended to Council, and will
report out midway through the time period.
Incentives
The current Town Centre Investment Incentive Program has been a success in terms of its
comprehensive nature, clarity and ease of use. In addition, creative use of legislation has provided
the City with some unique opportunities in terms of upfront incentives. It is recommended the new
program incorporate those same tools:
• Building permit fees discounted 50%;
• Application fees rebated 50% at building permit issuance (flat rate $6,000 for new buildings;
$1,200 for renovations), and only at the time building permit fees and DCCs are paid;
• Development Cost Charge 50% rebate (from General Revenue), to a maximum rebate of
$50,000 and a cap on the fund of $500,000;
• Property Tax Exemptions over 5 years (reduced by 20% per year);
• Green building/green energy premium (10 years tax exemption, reduced by 10% per year,
plus DCC cap of $75,000);
• Brownfield and energy conservation programs and potential grants and rebates.
As far as investors are concerned, time is money. They found priority processing a particularly
attractive component of previous programs. Council raised questions around prolonging priority
processing. The apprehension is due to the fact that in the absence of additional staff resources,
non-qualifying developments have to wait. It is anticipated that the activity coming through this
program, combined with eligible commercial projects in the Town Centre, will be much lower than the
activity experienced during the first three years of the Town Centre program when residential
development was eligible. As the program unfolds, priority processing may be considered at Council’s
option.
It is recommended the Town Centre Investment Incentives Program remain as currently structured,
with the exception of priority processing for the time being, and the program’s deadline extended to
the end of 2016, at which time Council may wish to revisit the financial commitment and the
program outcomes.
EXAMPLES OF POTENTIAEXAMPLES OF POTENTIAEXAMPLES OF POTENTIAEXAMPLES OF POTENTIALLY QUALIFYING DEVELLLY QUALIFYING DEVELLLY QUALIFYING DEVELLLY QUALIFYING DEVELOPMENTOPMENTOPMENTOPMENT::::
For the purpose of providing clarity around the types of development that would be covered under
the two incentives programs, a few examples are provided below. While not an all-inclusive list, it
describes generally some of the types of developments that would be eligible for consideration:
1) Construction or major renovation of a building for office use related to construction,
industrial, high technology and utility companies and government – permitted in the M-3
zone and would be covered by the Employment Land Investment Incentive Program. The
Town Centre Investment Incentive Program would cover all office uses in the Town Centre.
2) Construction or major renovation of an existing building for light industrial use (i.e. uses such
as food assembly, and clothing and electronics manufacturing) – Employment Land
Investment Incentive Program would apply in Industrial Zones, and the Town Centre
Investment Incentive Program would apply to properties zoned CS-1 Service Commercial in
the Town Centre.
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3) Construction or major renovation of a building for post-secondary use in the Town Centre –
covered by the Town Centre Investment Incentive Program (the C-3 Zone “Civic” use includes
public colleges and universities).
4) Construction or major renovation of a building for post-secondary use outside of the Town
Centre, on land that may or may not require OCP amendment and/or rezoning – covered by
the Council resolution in this report to consider applications for inclusion in the Employment
Land Investment Incentive Program, where they meet the intent of the program. Employment
Land Investment Incentive Program would apply to Industrial Trade Schools in the M-2 and
M-3 Zones.
NEXT STEPSNEXT STEPSNEXT STEPSNEXT STEPS::::
Public notice will be provided in accordance with the Community Charter, before the items come
back to Council. Should Council approve these incentive programs, the remainder of 2014 will
include activities around developing a marketing program, making programming changes to our IT
systems, and working with staff to implement the program.
a)a)a)a) Desired ODesired ODesired ODesired Outcome:utcome:utcome:utcome:
While the ultimate goals are to maintain and improve the jobs-to-housing ratio, diversifying the tax
base and improving the business-to-residential tax base ratio, the City must balance off the desire to
offer incentives against the short-term financial cost this places on the remaining tax base. The
incentive program must target those business categories that bring high-value jobs, that are not
population-driven, and on development that would be unlikely to occur otherwise at this time.
b)b)b)b) StraStraStraStrategic Alignmenttegic Alignmenttegic Alignmenttegic Alignment::::
The proposed incentive program aligns with the Commercial and Industrial Strategy, which drew
upon the Economic Development Strategy, the Official Community Plan, the Regional Growth
Strategy and the Regional Context Statement. Each of these items underwent comprehensive
processes including public consultation. The incentive program also addresses a long-standing goal
to diversify the tax base and improving the business-to-residential property tax ratio.
c)c)c)c) Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:
The intended customers of this incentive program are potential investors who need further
enticement to develop, expand or renovate on the City’s industrial designated lands, and property
owners who need that extra push to develop or revitalize in the Town Centre. There are implications
to taxpayers in the short term, with up-front incentives drawing on General Revenue. This is expected
to be recovered as tax exemptions expire, expanding and diversifying the tax base.
d)d)d)d) External Feedback:External Feedback:External Feedback:External Feedback:
At the September 18, 2014 meeting of the Economic Advisory Commission, staff gave a presentation
on the Commercial and Industrial Strategy, and then presented options around an incentive
program. The feedback was primarily themed around the marketing side, with some valuable
suggestions offered in terms of home based business, and relating to bundling the City’s incentives
alongside senior government programs as a complete package. The importance of supporting those
employers who evolve from home to office was emphasized. The importance of targeting incentives
on developments with higher densities was also shared. A comment was made that Maple Ridge
needs to be known for being business friendly, and the responsibility for creating this perception falls
not just to the City, but to all of the business groups and Council.
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e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
Staff in the development services area will play a key role in educating developers and determining
eligibility. Information Technology staff will be required to alter our systems to apply the incentives to
qualifying permits. Sustainability and Corporate Planning, in cooperation with Finance, will
administer the incentive program, meeting legislative requirements for: developing agreements with
property owners; giving public notice; and working with BC Assessment on establishing market
change and applying exemptions accordingly. Strategic Economic Initiatives will be required to work
with the Downtown Maple Ridge Business Improvement District to determine whether to extend the
façade program or to apply the funding to another use.
f)f)f)f) Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:
Council previously set aside a sum of money to fund the Town Centre Investment Incentive Program.
After covering off future tax exemptions for the remaining years of the existing program, there is
$350,000 remaining. On top of that, it is recommended that this amount be topped up with an
additional $650,000 to cover the upfront incentives that offset Development Cost Charges.
Increased building permit fees generated as a result of the incentive program deliver extra revenue,
helping to offset the discounts offered, for those projects which would not have occurred otherwise.
There are costs associated with delivering the services, which may not be fully covered off with the
incentive discounts, potentially resulting in a budget shortfall.
A direct financial contribution to the Downtown Maple Ridge Business Improvement Association is
proposed of $25,000 for each of 2015 and 2016, making this six consecutive years of funding.
The five-year financial plan includes revenue projections resulting from growth in the tax base in the
form of property tax revenue. If a project occurs that makes up a portion of this anticipated growth
but results in a reduced amount of revenue due to this program, the result may be a budget shortfall.
The underlying premise of the incentive program is the City will forgo revenue for a period of time,
with the intent that future revenues as a result of stimulated growth and density will provide a net
financial benefit.
g)g)g)g) Policy Implications: Policy Implications: Policy Implications: Policy Implications:
There are no direct policy implications, other than the enabling regulations that will be coming
forward to enable the program. A change in practice will be required, such that when an application
is made for development that meets the intent of this incentive program, but on lands not currently
identified on the maps attached to this report, that consideration for inclusion in the incentive
program will occur at the same time as the Official Community Plan amendment and/or rezoning. It
would be the intent that, since the amendments would result in the land being similar in eligibility as
those lands currently identified in the attached maps, that Council would extend the incentive
program to these lands as well.
h)h)h)h) Alternatives:Alternatives:Alternatives:Alternatives:
We know that residential growth will come, so attracting industrial and commercial growth and high-
value local jobs alongside this growth, and potentially improving the tax base ratio, has been a long-
standing goal. The City is not compelled to offer incentives to encourage development of its
employment lands. One alternative is to sit back and wait. Other alternatives exist among the details
of the proposed incentive program; Council may wish to discuss the merits of adjusting the limits or
the timelines or the funding levels.
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CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
A multi-pronged approach will be necessary to create the environment necessary to attract more
high-value jobs to Maple Ridge, and to position the City for growth and prosperity. Likewise, no one-
size-fits-all incentive program will serve all areas and business types. An incentive program has been
in place in the Town Centre since 2010, bringing residential density and new businesses, and
supporting the revitalization of existing properties. This report puts forward enabling regulations and
bylaws to extend incentives for commercial development and renovations in the Town Center for an
additional two years, and for the next phase of incentives, focusing on the employment lands
identified in the Commercial and Industrial Strategy.
“Original signed by Laura Benson”
Prepared by: Laura Benson, CPA, CMA
Manager of Sustainability and Corporate Planning
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBC, P. Eng
General Manager: Public Works and Development Services
“Original signed by Paul Gill”
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate and Financial Services
“Original signed by Jim Rule”
Concurrence: J.L. (Jim) RuleJ.L. (Jim) RuleJ.L. (Jim) RuleJ.L. (Jim) Rule
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
Attachments:
• Schedule A - Employment Land Investment Incentive Area - 256 Street
• Schedule B - Employment Land Investment Incentive Area - Albion Industrial Area
• Schedule C - Employment Land Investment Incentive Area - Kanaka Business Park
• Schedule D - Employment Land Investment Incentive Area - Lougheed East
• Schedule E - Employment Land Investment Incentive Area - Maple Meadows
• Schedule F - Permitted principal uses in the Zoning Bylaw for Industrial Zones
• Schedule G - Employment Land Investment Incentive Program-at-a-Glance
• Schedule H - Town Centre Investment Incentive (TCIIP2014) Program-at-a-Glance
• Schedule I - Maple Ridge Revitalization Tax Exemption Employment Lands Investment Incentive Program Bylaw 7112-2014
• Schedule J - Maple Ridge Revitalization Tax Exemption Program Amending Bylaw 7109-2014
• Schedule K - Maple Ridge Off-Street Parking and Loading Amending Bylaw No. 7110-2014
Schedule A: Employment Land Investment Incentive Area – 256 St
Schedule B: Employment Land Investment Incentive Area –Albion Industrial Area
Schedule C: Employment Land Investment Incentive Area – Kanaka Business Park
Schedule D: Employment Land Investment Incentive Area – Lougheed East
Schedule E: Employment Land Investment Incentive Area – Maple Meadows
Schedule F: Permitted Principal Uses in the Zoning Bylaw for Industrial Zones
(see report for list of uses ineligibleineligibleineligibleineligible for the incentive program)
M-1 Service Industrial
• Light Industrial use not including industrial
repair services and vehicle and equipment
repair services
• Industrial Trade Schools
• Non-medical testing laboratories
• Mini-warehouse use
M-2 General Industrial
• Industrial use not including:
i) asphalt, rubber and tar production and
products manufacturing;
ii) hydrocarbon refining and bulk storage;
iii) chemical plants;
iv) stockyards and abattoirs;
v) septic tank services;
vi) waste reduction plants; and
vii) extraction industrial use.
• Waste transfer stations
• Industrial repair services
• Industrial trade schools
• Retail sale and rental of industrial vehicles,
trailers, and heavy equipment
• One restaurant per lot limited to 200m2
gross floor area
M-3 Business Park Zone
• Industrial use not including:
i) wrecking, salvaging and storing of
wrecked or salvaged goods, materials or
things;
ii) concrete and cement plants and
product manufacturing;
iii) asphalt, rubber and tar production and
products manufacturing;
iv) sawmills, shakemills and pulp mills;
v) hydrocarbon refining and bulk storage;
vi) chemical plants;
vii) stockyards and abattoirs;
viii) septic tank services;
ix) waste reduction and transfer plants;
and
x) unenclosed storage.
• Non-medical testing laboratories
• Recreational or instructional facilities
limited to industrial trade schools, dance
schools, fitness centres and gymnastic
schools
M-3 continued
• Vehicle and equipment repair services and
industrial repair services
• Auction marts
• Sale or rental of industrial vehicles, heavy
equipment, and trailers
• Warehouses and Mini-warehouse use
• Parking of unoccupied commercial and
recreational vehicles
• Indoor commercial recreation uses
• Restaurants excluding drive-through uses
• Child care centre
• Light industrial use including the wholesale
and retail sales of products manufactured
or assembled on the lot or as part of the
wholesale or retail warehouse operations
• Office use related to construction,
industrial, high technology and utility
companies and government
• Liquor primary use, specific to the following
site:
• Lot 4, DL 405, Group 1, NWD, Plan
7324, 23840 River Road"
M-4 Extraction Industrial
• Extraction industrial
M-5 High Impact Industrial
• Extraction industrial
• Industrial use limited to:
i) concrete and cement plants and product
manufacturing;
ii) asphalt, rubber and tar production and
products manufacturing;
iii) wrecking and salvaging of goods,
materials or things;
iv) sawmills, shakemills and pulp mills;
v) hydrocarbon refining and storage;
vi) chemical plants;
vii) stockyards and abattoirs;
viii) septic tank services;
ix) waste reduction plants;
x) waste transfer site; and
xi) unenclosed storage.
Schedule G: Employment Land Investment Incentive Program-at-a-Glance
Criteria: 1 Eligible Project Green Project4
Building permit must be issued by
Friday, December 28, 2018
New Construction or
Renovation ≥ $250,000
New Construction or
Renovation ≥ $250,000
See Map Employment Lands Employment Lands
Incentive Package 1
Partnering Incentive 2 50% of DCCs to a max. of $50,000 50% of DCCs to a max. of $75,000
Property Tax Exemptions 3 Year 1
Year 2
Year 3
Year 4
Year 5
Year 6
100%
80%
60%
40%
20%
0%
Year 1
Year 2
Year 3
Year 4
Year 5
Year 6
Year 7
Year 8
Year 9
Year 10
Year 11
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Building Permit Fee Discount 5 Renovations:
50% plus additional $1,200
New building:
50% plus additional $6,000
Renovations:
50% plus additional $1,200
New building:
50% plus additional $6,000
Brownfield Support - potential
grants
Yes Yes
1. Must also comply with all land use regulations; may require development variance applications; if a conflict exists
between existing bylaws/regulations and this Program, the former will prevail.
2. Fulfilment of agreed-upon Town Centre goals and objectives, to be negotiated on a project-by-project basis.
3. Property tax exemption from general municipal tax portion, on non-market change in assessed value.
4. Enhanced level of incentives available for projects achieving LEED-Silver or better certification, or for those choosing
energy that does not consume non-renewable resources, and is not provided by BC Hydro, including solar, wind, water,
geothermal, and biomass.
5. Building permit discount not to exceed total building permit fee.
Schedule H - Town Centre Investment Incentive (TCIIP2014) Program-at-a-Glance
Criteria: 1 Mixed-Use
Buildings2 Commercial Site Prep Façade
Improvements
Building permit must be
issued by Friday,
December 30, 2016
New
Construction:
(min. value of
commercial
portion $1M)
New
Construction:
≥$1,000,000
Renovation:
≥$20,000
On Council
approval
Renovation to
commercial
façade
≥$10,000
Incentive Package 1
Partnering Incentive 3
25% of DCCs to
a max. of
$25,000 (or
$37,5005)
25% of DCCs to
a max. of
$25,000 (or
$37,5005)
n/a n/a n/a
Property Tax Exemption 4 3 years 3 years 3 years (on
renovation
portion) 2
Min. $100,000
3 years 3 years (on
renovation
portion) 2
Min. $100,000
Additional Property Tax
Exemption
(“Green” Requirement) 5
Additional
3 years
Additional
3 years
Additional
3 years
n/a n/a
Building Permit Fee
Discount 6
50% plus
additional
$6,000
50% plus
additional
$6,000
50% plus
additional
$1,200
50% 50%
Reduced Parking
Standards Sub Area 1 only Sub Area 1 only n/a n/a
n/a
Brownfield Support -
potential grants
Yes Yes n/a Yes n/a
Building Height Flexibility Yes Yes Yes n/a n/a
Comprehensive
Development Permit
Guidelines
Yes Yes Yes n/a Yes 7
Façade Improvement
Program
n/a n/a n/a n/a $25,000 +
DMRBIA
contribution
1. Must also comply with all land use regulations; may require development variance applications; if a conflict exists
between existing bylaws/regulations and this Program, the former will prevail.
2. Incentives will be calculated on commercial floor space area only.
3. Fulfilment of agreed-upon Town Centre goals and objectives, to be negotiated on a project-by-project basis.
4. Property tax exemption from general municipal tax portion, on non-market change in assessed value.
5. Enhanced level of incentives available for projects achieving LEED-Silver or better certification, or for those choosing
energy that does not consume non-renewable resources, and is not provided by BC Hydro, including solar, wind, water,
geothermal, and biomass.
6. Building permit discount not to exceed total building permit fee.
7. Development permit required for alterations ≥$25,000 if not consistent with DP guidelines
Schedule I
CITY OF MCITY OF MCITY OF MCITY OF MAPLE RIDGEAPLE RIDGEAPLE RIDGEAPLE RIDGE
BYLAW NO. 7112 BYLAW NO. 7112 BYLAW NO. 7112 BYLAW NO. 7112 ---- 2014201420142014
A Bylaw to Establish a Revitalization Tax Exemption Program
WHEREAS WHEREAS WHEREAS WHEREAS Council may, by bylaw, establish a revitalization tax exemption program to encourage
various types of revitalization to achieve a range of economic, social and environmental objectives,
pursuant to the Community Charter;
AND WHEREASAND WHEREASAND WHEREASAND WHEREAS Council has given notice of the proposed Bylaw in accordance with the Community
Charter;
NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
PART 1PART 1PART 1PART 1 CITATIONCITATIONCITATIONCITATION
1.1 This Bylaw may be cited as "Maple Ridge Revitalization Tax Exemption Employment Land
Investment Incentive Program Bylaw No. 7112 - 2014".
PART 2PART 2PART 2PART 2 SEVERABILITYSEVERABILITYSEVERABILITYSEVERABILITY
2.1 If any part, section, subsection, clause, or sub clause of this Bylaw is, for any reason, held to
be invalid by the decision of a Court of competent jurisdiction, such decision does not affect
the validity or the remaining portions of this Bylaw.
PART 3PART 3PART 3PART 3 DEFINITIONSDEFINITIONSDEFINITIONSDEFINITIONS
3.1 In this Bylaw:
“Building PermitBuilding PermitBuilding PermitBuilding Permit” means a City of Maple Ridge Building Permit;
“Building Permit ValueBuilding Permit ValueBuilding Permit ValueBuilding Permit Value” means the construction value as stated on a printed Building Permit;
“CouncilCouncilCouncilCouncil” means the municipal Council of the City of Maple Ridge;
“ELIIPELIIPELIIPELIIP” means Employment Land Investment Incentive Program pursuant to this Bylaw;
“Green ProjectGreen ProjectGreen ProjectGreen Project” means a project achieving LEED®®®®-Silver, Gold or Platinum certification, or a
project that uses energy from renewable resources for 51% or more of its total energy
consumption for the ongoing operation of the building, and is not provided by BC Hydro. The
intent is to support the use of alternative, renewable energy sources. Examples include solar,
wind, water, geothermal, and biomass. Other certification programs in building performance
achievement may also be considered eligible provided that the program(s) receive prior
approval through a Revitalization Tax Exemption agreement;
“LotLotLotLot” means a parcel of land registered in the Land Registry Office;
“Municipal Property TaxMunicipal Property TaxMunicipal Property TaxMunicipal Property Tax” means the property taxes Council has imposed pursuant to
Schedule A of the Maple Ridge Tax Rates Bylaw, and does not include any other property
taxes;
“NonNonNonNon----MaMaMaMarket Changerket Changerket Changerket Change” means the change as determined by BC Assessment under the
Assessment Act, to a lot’s assessed value as a result of the Project;
“OwnerOwnerOwnerOwner” means a person registered in the Land Title and Survey Authority’s records as owner
of land or of a charge on land, whether entitled to it in the person's own right or in a
representative capacity or otherwise, and includes a registered owner;
“ProgramProgramProgramProgram” means the program established by Maple Ridge Revitalization Tax Exemption
Employment Land Investment Incentive Program Bylaw No.7112 - 2014;
“ProjectProjectProjectProject” means a project as outlined in Part 6 of this Bylaw, and does not include any
construction that is outside the scope of this Bylaw;
“Tax ExemptionTax ExemptionTax ExemptionTax Exemption” means a Revitalization Tax Exemption pursuant to this Bylaw.
PARTPARTPARTPART 4444 ESTABLISHMENT OF ESTABLISHMENT OF ESTABLISHMENT OF ESTABLISHMENT OF EMPLOYMENT LAND INVESTMENT INCENTIVE PROGRAM EMPLOYMENT LAND INVESTMENT INCENTIVE PROGRAM EMPLOYMENT LAND INVESTMENT INCENTIVE PROGRAM EMPLOYMENT LAND INVESTMENT INCENTIVE PROGRAM
AREAS, AREAS, AREAS, AREAS, AND A REVITALIZATION TAX EXEMPTION PROGRAMAND A REVITALIZATION TAX EXEMPTION PROGRAMAND A REVITALIZATION TAX EXEMPTION PROGRAMAND A REVITALIZATION TAX EXEMPTION PROGRAM
4.1 Pursuant to the Community Charter, there is hereby established the Employment Land
Investment Incentive Program (ELIIPELIIPELIIPELIIP) Areas, as outlined on Appendices “B” through “F”,
which are attached to and form part of this Bylaw. The Appendices, listed below, are
representative of the Employment Land Investment Incentive Program Areas; if there is any
discrepancy, the official version shall prevail.
i. Appendix B: 256 Street
ii. Appendix C: Albion Industrial Area
iii. Appendix D: Kanaka Business Park
iv. Appendix E: Lougheed East
v. Appendix F: Maple Meadows
4.2 Pursuant to the Community Charter, there is hereby established a Revitalization Tax
Exemption Program for the ELIIPELIIPELIIPELIIP Areas, providing a Revitalization Tax Exemption for LotLotLotLots with
ProjectProjectProjectProjects meeting ProgramProgramProgramProgram requirements.
PART 5PART 5PART 5PART 5 PROGRAM REASONS, OBJECTIVES AND PRINCIPLESPROGRAM REASONS, OBJECTIVES AND PRINCIPLESPROGRAM REASONS, OBJECTIVES AND PRINCIPLESPROGRAM REASONS, OBJECTIVES AND PRINCIPLES
5.1 The Employment Land Investment Incentive Program has been established to encourage
accelerated private sector investment on employment lands to help implement the
Commercial & Industrial Strategy updated August 2014, prepared for the City of Maple Ridge
by: G.P. Rollo & Associates. Revitalization Tax Exemptions are one element of that program.
5.2 A Revitalization Tax Exemption is established under this Bylaw to:
a. Improve the ratio of jobs to housing;
b. Expand employment opportunities for citizens;
c. Attract investment to create a strong local economy;
d. Diversify the tax base;
e. Improve the industrial to residential property tax ratio;
f. Encourage the use of environmentally sustainable building construction methods and
materials; and,
g. Encourage energy efficiency and alternative technologies.
5.3 When considering applications for inclusion under this program, the following principles will
be considered;
i. Bricks and mortar (property value) contributes to the City’s revenue stream;
ii. Industrial land should be retained for industrial uses;
iii. Focus on attracting high value jobs and high job densities;
iv. Focus on businesses not driven by population growth - “retail follows rooftops”;
v. Time limited programs provide momentum;
vi. Incentives shouldn’t draw businesses away from the Town Centre;
vii. The Town Centre commercial sector needs continued support; and,
viii. A multi-pronged approach is needed; incentives alone are not the answer.
PART 6PART 6PART 6PART 6 ELIGIBLE PROJECTSELIGIBLE PROJECTSELIGIBLE PROJECTSELIGIBLE PROJECTS
6.1 The ProjectProjectProjectProject must be situated on a LotLotLotLot identified as an Employment Land Investment
Incentive Program Area, outlined on Appendices B, C, D, E, and F, which are attached to and
form part of this Bylaw.
6.2 The ProjectProjectProjectProject must be of an industrial use as defined in the Maple Ridge Zoning Bylaw, except
for the ineligible uses outlined on Appendix A, which is attached to and forms part of this
Bylaw.
6.3 A Building PermitBuilding PermitBuilding PermitBuilding Permit must have an issue date of not before Friday, January 2, 2015, and not
after Friday, December 28, 2018, to qualify.
6.4 The ProjectProjectProjectProject must meet all ProgramProgramProgramProgram criteria and comply with all applicable land use and other
City of Maple Ridge regulations.
6.5 The ProjectProjectProjectProject must have a Building Permit ValueBuilding Permit ValueBuilding Permit ValueBuilding Permit Value greater than or equal to $250,000.
PART 7PART 7PART 7PART 7 TAX EXEMPTIONTAX EXEMPTIONTAX EXEMPTIONTAX EXEMPTION
7.1 The terms and conditions upon which a Revitalization Tax Exemption Certificate may be
issued are as set out in this Bylaw, the Revitalization Tax Exemption Agreement and the
Revitalization Tax Exemption Certificate.
7.2 A Revitalization Tax Exemption Certificate shall apply to a LotLotLotLot after the following conditions
are met:
a. The Owner Owner Owner Owner of the LotLotLotLot has met all applicable provisions of this Bylaw;
b. The Owner Owner Owner Owner of the LotLotLotLot has entered into a Revitalization Tax Exemption Agreement with
the City of Maple Ridge;
c. The OwnerOwnerOwnerOwner of the LotLotLotLot has met all terms and conditions as set out in the Revitalization
Tax Exemption Agreement; and,
d. The OwnerOwnerOwnerOwner has applied for a Revitalization Tax Exemption Certificate and a
Revitalization Tax Exemption Certificate has been issued for the Lot.Lot.Lot.Lot.
7.3 For ProjectProjectProjectProjects not meeting the definition of a Green ProjectGreen ProjectGreen ProjectGreen Project, a Tax ExemptionTax ExemptionTax ExemptionTax Exemption from Municipal Municipal Municipal Municipal
Property TaxProperty TaxProperty TaxProperty Tax will be granted on the amount of NonNonNonNon----Market ChangeMarket ChangeMarket ChangeMarket Change where all the conditions
as stated in Part 7 of this Bylaw have been met. The Tax ExemptionTax ExemptionTax ExemptionTax Exemption will apply for the duration
and portions, as follows:
i. Year 1: 100%;
ii. Year 2: 80%;
iii. Year 3: 60%;
iv. Year 4: 40%;
v. Year 5: 20%;
vi. Year 6 and subsequent years: 0%.
7.4 For Green ProjectGreen ProjectGreen ProjectGreen Projects,,,, a Tax ExemptionTax ExemptionTax ExemptionTax Exemption from Municipal Municipal Municipal Municipal Property TaxProperty TaxProperty TaxProperty Tax will be granted on the
amount of NonNonNonNon----Market ChangeMarket ChangeMarket ChangeMarket Change where all the conditions as stated in Part 7 of this Bylaw have
been met. The Tax ExemptionTax ExemptionTax ExemptionTax Exemption will apply for the duration and portions, as follows:
i. Year 1: 100%;
ii. Year 2: 90%;
iii. Year 3: 80%;
iv. Year 4: 70%;
v. Year 5: 60%;
vi. Year 6: 50%;
vii. Year 7: 40%;
viii. Year 8: 30%;
ix. Year 9: 20%;
x. Year 10: 10%;
xi. Year 11 and subsequent years: 0%.
7.5 For a Tax ExemptionTax ExemptionTax ExemptionTax Exemption to commence in a given year, an OwnerOwnerOwnerOwner must submit an Application for a
Revitalization Tax Exemption Certificate to the City of Maple Ridge by the last business day in
September of the preceding year.
7.6 A Revitalization Tax Exemption Program Certificate may be revoked by CouncilCouncilCouncilCouncil by means of
any of the following infractions:
a. The OwnerOwnerOwnerOwner breaches any covenant, condition or obligation as set out in the
Revitalization Tax Exemption Agreement;
b. The LotLotLotLot is put to any use that is not permitted or fails to meet any of the ProjectProjectProjectProject
eligibility requirements as outlined in Part 6 of this Bylaw;
c. The Lot Lot Lot Lot is put to use as one of the ineligible uses outlined on Appendix A, which is
attached to and forms part of this Bylaw;
d. The OwnerOwnerOwnerOwner breaches:
i. Any enactments, laws, statutes, regulations and orders by any authority
having jurisdiction, including bylaws of the City of Maple Ridge;
ii. Any federal, provincial, municipal, and environmental licences, permits
and approvals.
7.7 For a Revitalization Tax Exemption Program Certificate that is revoked due to the infractions
noted in Part 7, Section 7.6 of this Bylaw, the City of Maple Ridge may recapture the value of
the Tax ExemptionTax ExemptionTax ExemptionTax Exemption provided on the LotLotLotLot, for the current and any previous taxation years to
which the Revitalization Tax Exemption Program Certificate applies, back to the date when
the infraction first occurred. Failure on the part of the OwnerOwnerOwnerOwner to remit the recaptured amount
within thirty (30) days will result in the amount being placed on the general property tax bill
for the LotLotLotLot.
7.8 In cases where a building is comprised of strata LotLotLotLot units, a Tax ExemptionTax ExemptionTax ExemptionTax Exemption will be
apportioned proportionate to the assessed value for each unit as determined by BC
Assessment.
READREADREADREAD a first time this day of , 2014.
READREADREADREAD a second time this day of , 2014.
READREADREADREAD a third time this day of , 2014.
ADOPTEDADOPTEDADOPTEDADOPTED this _____ day of ____________________, 2014.
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER
CORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICER
Attachments:
• Appendix A – Employment Land Investment Incentive Program - Ineligible Uses
• Appendix B – Employment Land Investment Incentive Program Area - 256 Street
• Appendix C – Employment Land Investment Incentive Program Area - Albion Industrial Area
• Appendix D – Employment Land Investment Incentive Program Area - Kanaka Business Park
• Appendix E – Employment Land Investment Incentive Program Area - Lougheed East
• Appendix F – Employment Land Investment Incentive Program Area - Maple Meadows
AAAAppendix A ppendix A ppendix A ppendix A –––– Employment Land Investment Incentive ProgramEmployment Land Investment Incentive ProgramEmployment Land Investment Incentive ProgramEmployment Land Investment Incentive Program ---- Ineligible UsesIneligible UsesIneligible UsesIneligible Uses
Employment Land Investment Incentive Program incentives apply to all industrial uses defined in the
Maple Ridge Zoning Bylaw, except the following uses currently permitted under the industrial zones.
These uses would typically have either lower job densities or lower value jobs, and therefore would
not meet the objectives of the Employment Land Investment Incentive Program:
• Dance schools, fitness centres and gymnastics schools
• Auction marts
• Mini-warehouses
• Parking of unoccupied commercial and recreational vehicles
• Indoor commercial recreational uses
• Restaurants
• Childcare centres
• Retail warehouse operations (“big box”)
• Operations relating to medical marihuana
Schedule J
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. 7109 BYLAW NO. 7109 BYLAW NO. 7109 BYLAW NO. 7109 –––– 2014201420142014
A Bylaw to amend Maple Ridge Revitalization Tax Exemption Program Bylaw No. 7010 - 2013
WHEREAS WHEREAS WHEREAS WHEREAS pursuant to provisions in the Community Charter Council has, by bylaw, established a
revitalization tax exemption program to encourage various types of revitalization to achieve a range
of economic, social and environmental objectives;
AND WHEREAS,AND WHEREAS,AND WHEREAS,AND WHEREAS, Council may amend this bylaw pursuant to the Community Charter;
AND WHEREAS, AND WHEREAS, AND WHEREAS, AND WHEREAS, for the purpose of extending the Town Centre Investment Incentive Program for a
period of two years, it is deemed expedient to further amend Maple Ridge Revitalization Tax
Exemption Program Bylaw No. 7010 – 2013;
AND WHEREAS,AND WHEREAS,AND WHEREAS,AND WHEREAS, Council has given notice of the proposed Bylaw in accordance with the Community
Charter;
NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Revitalization Tax Exemption Program Exemption
Amending Bylaw No. 7109 - 2014".
2. Maple Ridge Revitalization Tax Exemption Program Bylaw No. 7010 – 2013 is hereby
amended accordingly:
a) PART 7 – ELIGIBLE PROJECTS is amended by:
i. Deleting Section 7.2 in its entirety and replacing it with:
7.2 A Building PermitBuilding PermitBuilding PermitBuilding Permit must have an issue date of not before
Tuesday, December 31, 2013, and not after Friday, December
30, 2016, to qualify.
ii. Deleting Section 7.4 a. in its entirety and replacing it with:
7.4 a. MixedMixedMixedMixed----Use Building Construction Use Building Construction Use Building Construction Use Building Construction where the Building Building Building Building
Permit ValuePermit ValuePermit ValuePermit Value of the Commercial PortionCommercial PortionCommercial PortionCommercial Portion of the building is
greater than or equal to $1,000,000.
READREADREADREAD a first time this , 2014.
READREADREADREAD a second time this , 2014.
READREADREADREAD a third time this , 2014.
ADOPTEDADOPTEDADOPTEDADOPTED this _____ day of ____________________, 2014.
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER CORPORATE OFFICER CORPORATE OFFICER CORPORATE OFFICER CORPORATE OFFICER
Schedule K
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. 7110BYLAW NO. 7110BYLAW NO. 7110BYLAW NO. 7110----2014201420142014
A Bylaw to amend the Maple Ridge OffA Bylaw to amend the Maple Ridge OffA Bylaw to amend the Maple Ridge OffA Bylaw to amend the Maple Ridge Off----Street Parking and Loading Bylaw 4350Street Parking and Loading Bylaw 4350Street Parking and Loading Bylaw 4350Street Parking and Loading Bylaw 4350----1990199019901990
WHEREAS, it is deemed expedient to further amend Maple Ridge Off-Street Parking and Loading
Bylaw 4350-1990 as amended;
NOW THEREFORE, The Municipal Council of the City of Maple Ridge enacts as follows:
1. This bylaw may be cited as “Maple Ridge Off-Street Parking and Loading Amending Bylaw
No. 7110-2014”.
2. Schedule “A”, Section 10.0, Maple Ridge Town Centre Parking Standards, subSchedule “A”, Section 10.0, Maple Ridge Town Centre Parking Standards, subSchedule “A”, Section 10.0, Maple Ridge Town Centre Parking Standards, subSchedule “A”, Section 10.0, Maple Ridge Town Centre Parking Standards, sub----section 10.1 section 10.1 section 10.1 section 10.1
Application of Town Centre Parking StandardsApplication of Town Centre Parking StandardsApplication of Town Centre Parking StandardsApplication of Town Centre Parking Standards, item (a)(2) shall be deleted and replaced with
the following:
2. within Sub-Area 1 for a commercial use only, if the development application is
received by the end of business day on:
a. July 15, 2016 for rezoning applications; and
b. September 30, 2016 for development permit applications.
3. Schedule “A”, Section 10.0, Maple Schedule “A”, Section 10.0, Maple Schedule “A”, Section 10.0, Maple Schedule “A”, Section 10.0, Maple Ridge Town Centre Parking Standards, subRidge Town Centre Parking Standards, subRidge Town Centre Parking Standards, subRidge Town Centre Parking Standards, sub----section 10.1 section 10.1 section 10.1 section 10.1
Application of Town Centre Parking StandardsApplication of Town Centre Parking StandardsApplication of Town Centre Parking StandardsApplication of Town Centre Parking Standards, item (b) shall be deleted and replaced with
the following:
b) Properties located within the Town Centre Area, as shown on attached Schedule “D”, and
not identified for reduced parking standards in item 10.1(a) above, are required to provide
parking as identified in Sections 1.0 through 9.0 of this Schedule “A”.
READREADREADREAD a first time this , 2014.
READREADREADREAD a second time this , 2014.
READREADREADREAD a third time this , 2014.
ADOPTEDADOPTEDADOPTEDADOPTED this _____ day of ____________________, 2014.
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER CORPORATE OFFICER CORPORATE OFFICER CORPORATE OFFICER CORPORATE OFFICER