HomeMy WebLinkAboutMR Commercial and INdustrial Strategy - Implementation Plan Matrix
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Maple Ridge Commercial and Industrial Strategy – Implementation Plan Matrix
The following Implementation Plan Matrix is derived from the Consolidated List of Recommendations included in the Commercial and Industrial
Strategy. The Matrix is intended to be used as a guide for Council discussions, to help determine future projects as part of regular Business
Planning activities to work toward implementing the recommendations outlined in the Strategy. Future work plan items will be subject to
Council endorsement.
The Implementation Matrix is based on the time horizons directed by Council:
Immediate Term – 2015 and 2016
Short Term – 2016 to 2018
Medium Term – 2018 to 2028
Long Term – beyond 2028
There are a number of recommended actions that are considered to be ingrained in the regular responsibilities and work of various municipal
departments. These items, titled ‘Ongoing Work Plan Items’, are included following the ‘Long Term’ time horizon.
Immediate Term 2015-2016
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2015 Expand the permitted uses for home-based businesses.
Promote Maple Ridge as home-based business friendly,
building on past success.
Home Occupation Discussion Paper to be presented to
Council for discussion and direction on policy and zoning
bylaw direction.
Amending bylaw(s) would be targeted for first reading in
late 2015 or early 2016.
Planning, SEI “That the regulations
for home occupation
businesses be
reviewed.”
(Jan. 20/14)
Fall 2015 Discussion
Paper.
2016 OCP and/or
Zoning Bylaw
amending bylaw
approval.
2015 Develop Albion Flats south of 105th as a major employment
hub. Plan in conjunction with redevelopment /
intensification of Albion Industrial Park.
An Area Plan options report to be prepared for discussion
and direction on re-launch of area planning process.
Planning “That the Albion
Flats be reaffirmed
as the priority for the
preparation of an
Area Plan; “
(Nov. 13/12)
September 2015
Options Report
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Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2015-2016 Incentivize long-term redevelopment and/or
intensification of employment at Albion Industrial Park.
Review costs involved in such
redevelopment/intensification, including:
Dyke system;
Contamination remediation
Overpass
Transportation
Plan for future industrial at Albion Flats.
The initial meeting with the Albion Industrial Area land
owners will help to define what their issues and wishes are
to help with the long term viability of the area.
SEI,
SCP,
Planning
“That staff be
directed to work
with land owners in
the Albion Industrial
Area.”
AND
“That staff explore
options which
consider
infrastructure, lot
consolidation and
mitigation of existing
conditions in the
Albion Industrial
Area.”
(Jan. 20/14)
Fall 2015 Meeting
with Albion Land
Owners.
2015-2016 Design guidelines emphasizing street-wall retail, parking at
rear and high-quality storefronts should be applied to
future Village or Community commercial centres. The
quality of design at the Village node in the Albion
Neighbourhood serves as a guide.
A new Village Commercial category is being created via a
development application at DTR and 248th Street.
Planning “That a commercial
node be created at
248 Street and
Dewdney Trunk
Road.”
(Jan. 20/14)
Application in
progress for Village
Commercial policies.
Bylaw #7086-2014 &
7070-2014
2015-2016 Approve rezoning application for 40 acre site at 11055
Hazelwood Street.
Planning Bylaw # 6914-2012
3rd Reading
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Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016 Promote food carts in the Town Centre to animate
Memorial Peace Park and other public spaces.
SEI,
Permits
2016 Business
Planning
discussions.
2016 Potential Employment Lands:
Examine potential for re-designation of 50-60 acre
site at 232nd Street and 128th Avenue for
industrial.
Consider the estimated 13 acres to the west and 7
acres to the east of Kwantlen lands for long-term
industrial supply
Consider 38 acre Ministry of Transportation Lands*
to the west of the eastern intersection of
Lougheed Highway and Haney Bypass for long-
term industrial supply.
(*Note: The MOT lands were subject to a
development application in 2014 and provided the
required site analysis. It determined that the site
was unsuitable for industrial uses).
Planning “That staff be
directed to obtain a
more detailed site
analysis [of each
identified location]
to determine
feasibility as
employment
generating lands.”
(Dec. 2/13)
OR – For this work to
be completed as part
of development
application
information.
2016 Business
Planning Discussions
Preliminary budget
estimate per site
analysis is between
$7500 – 10,000.
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Short Term 2016-2018
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016 Zoning Bylaw Amendments:
The CS-1 zone should be modified to permit more
light industrial, self-storage and office uses.
Permit greater flexibility in industrial zones to
allow for restaurant and accessory uses at key
locations (e.g. high profile intersections.)
To better accommodate demand for office space
within business park environments, it is
recommended that the M-3 zoning bylaw
restriction stipulating that accessory office use
“not exceed 25% of the gross floor area of the
principal use” to instead permit office as a
“principal use.”
Do not permit drive-through businesses in the
Town Centre.
Large format retail should be removed as a
permitted use in zone M-3.
Consider changing the requirement for ground
floor commercial along Dewdney Trunk Road east
of 227th Street (as shown in Schedule G of the
Zoning Bylaw) to either mandatory “ground floor
active use” or optional ground floor commercial
(i.e. flexible mixed-use). Active use could include
office, gallery, indoor recreation, daycare,
institutional space or other publicly accessible
space. Removing strict commercial requirements
may help to better concentrate the commercial
demand in a well-defined ‘core precinct.’
Investigate CS-1 and C-2 zones as they pertain to
desirable types of commercial development along
the Lougheed Highway.
Planning Background research
paper(s) would be
required to
investigate the
recommendations
prior to proposing
Zoning Bylaw
amendments.
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Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016-2018 Promote development/expansion of educational facilities
including:
Business innovation accelerator
Working farm school
Marine technologies Centre
SEI,
Post Secondary
Task Force
2016-2017 The Town Centre Commercial zone (C-3) permits various
types of office-related uses (e.g. business services,
professional services, financial services), and the Town
Centre Area Plan encourages office in mixed-use
development within the “Central Business District.”
To encourage office development in mixed-use
environments within the CBD, a bonus density provision
should be explored whereby residential density bonuses
encourage additional employment generating space.
Planning 2016-2017 Business
Planning discussions.
In house with
consultant support
2016-2018 Examine feasibility for creating additional wireless hot
spots in the Town Centre.
SEI,
IT
Business Planning
discussions
2017-2018 Consider potential for a new Industrial Zone to encompass
potential light-industrial uses adjacent to residential areas.
This work would be combined with the consideration of a
new land use designation for “General Employment” to be
included on Schedule “B” of the Official Community Plan.
Planning 2017 Business
Planning discussions.
2016-2018+ Promote hotel development in the Town Centre, with
meeting facilities.
SEI,
Planning
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Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2018+ Encourage redevelopment of the Haney Place Mall. Such
redevelopment will be a complex, multi-year undertaking
involving partnership between mall owners, anchor
tenants and the City. There should be exploration of
appropriate incentives and assistance to encourage
redevelopment.
Redevelopment of the mall would likely allow for
significantly more on-site retail space, as well as office
uses and possibly residential.
Planning Haney Plan Mall
Walmart location DP
issued July 28, 2015.
2017 or 2018
Business Planning
discussions
2017-2018 Consider a beautification grant matching program for
small projects covering such items as planters, hanging
baskets, boulevard landscaping etc. available to landlords
and interested tenants.
SEI 2017 or 2018
Business Planning
discussions
Also included in the
Medium Term Time
Horizon
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Medium Term 2018-2028
General Project Description Departments
Involved
Comments
Monitor whether economic incentives are appropriate or require modification through periodic
‘check ins’ with key stakeholders
(Also included in the Short Term Time Horizon)
Planning,
SCP
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
next Federal Census
information
Also included in the Long Term
Time Horizon
If all other options have been explored thoroughly and demand warrants additional industrial,
examine potential for re-designating some of the non-developed long term residential land supply
for industrial uses.
Planning
Future development at Albion Industrial area should be based on a comprehensive District-wide
plan for industrial lands.
Planning
Promote consolidation of land ownership in Albion Industrial area, including District acquisition of
sites that come to market.
SEI,
Planning,
Clerks
Civic Precinct:
Animate the public space around Memorial Peace Park. The District should encourage
restaurant space to be developed at 224th and McIntosh Avenue, and directly across from
the pagoda on the north side of Haney Place. Food carts are another good active use that
could locate around the park.
Encourage better pedestrian connectivity between the civic precinct and Haney Place
Mall
Planning,
SEI,
Engineering
Permits
Move forward with Abernethy connector extension to improve marketability of Northern
industrial lands at 256th Street.
Engineering
Vacant Lands:
Work with landowners of underutilized sites to either redevelop those sites or to sell
lands to speed up redevelopment.
Emphasize and encourage land assembly of the blocks on the east side of 226th Street for
mixed-use development.
SEI Development of City-owned
lands in the Town Centre may
help encourage development
of vacant lands.
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General Project Description Departments
Involved
Comments
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
Federal Census information
(every 5 years)
Also included in Long Term
Time Horizon
Improve multi-modal connectivity between commercial developments along Dewdney Trunk
Road and Lougheed Highway, and the surrounding residential areas. This could require municipal
property acquisition and easements.
Engineering,
Clerks,
Planning
Consider a beautification grant matching program for small projects covering such items as
planters, hanging baskets, boulevard landscaping etc. available to landlords and interested
tenants.
SEI Also included in the Short
Term Time Horizon
New signage/wayfinding within the Maple Meadows business park could help attract new users. SEI,
Engineering
Pending expansion into
southern portion (Bylaw #
6914-2012 @ 3rd Reading )
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Long Term 2028+
General Project Description Departments
Involved
Comments
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
Federal Census information
(every 5 years)
Also included in Medium
Term Time Horizon
Whonnock and Ruskin should remain as-is for existing uses, with long-term potential for
relocation of some uses to Albion Industrial park. Regard these areas as long-term industrial
reserve.
Planning No action required.
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Ongoing Work Plan Items
Ongoing Items Project Description Departments
Involved
Focus on attracting businesses from sectors which either are not based on population growth, or where
jobs in Maple Ridge are below regional averages. These sectors include Manufacturing, Business Services,
FIRE, Education, and Tourism.
SEI
Continue to support new cultural events in the Town Centre Parks & Leisure
Encourage redevelopment of Haney Plaza to mixed residential/commercial, and work with the proponent
of the mixed-use development at 224th and Dewdney (NW corner) to ensure that project moves forward
as the market matures.
SEI,
Planning
Work to attract tournaments and events to Maple Ridge Parks & Leisure
Retain all designated commercial space within Silver Valley. Planning
Promote the downtown and available land supply, both vacant and underutilized. SEI
Utilize Fraser River and Albion Ferry site for tourist activities, including a tourist visitor centre Parks and Leisure,
SEI
Remove differentiation between neighbourhood and tourist commercial in Silver Valley. Planning
Continue to support Economic Development office and their work to attract entrepreneurs, businesses
and employees.
SEI,
Planning,
Permits
Promote executive business centre in the Town Centre SEI
Work with landowners of underutilized sites in the Town Centre and elsewhere to either redevelop those
sites or to sell lands to speed up redevelopment.
SEI
Promote northern industrial areas (e.g. Kanaka Business Park) to companies/sectors that do not rely on
quick access to major transportation networks or full servicing, but which would benefit from highland
locations not at risk of flooding. Likely tenant categories will be resource industries, institutional users,
small owner-operated businesses serving the local market, and data centres that require secure, remote
locations.
SEI
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Ongoing Items Project Description Departments
Involved
Development Permit Guidelines items:
Encourage densification and ‘urbanization’ of retail plazas over time, as demand allows.
Mandate building to a common frontage line with some provision for variance for restaurants to
allow patio seating where appropriate or desired for street animation.
Require that a minimum of 60% of first floor building façade surface area of commercial
structures be covered in clear glass (excluding doorways).
Encourage new retail in West Maple Ridge to be developed close to the street, at first through
pad development at key site entry/exit points and high visibility corners.
Planning
Pursue potential for West Coast Express station at Albion.
Engineering
Work with merchants and land owners to improve building facades and displays. SEI