HomeMy WebLinkAboutAppendix A CAC Options Table Oct 19 2015Maple Ridge Community Amenity Program Decision Table
The following table provides a series of options to be used as a tool for Council to determine the components of a Community Amenity Program.
Amenity Program Component Options Comments Recommendation Council Resolution
1. Contribution Approach – how
the amenity contribution be
calculated.
a) Percentage Value of Lift – the
increase in land value based on
the proposed development
density
Can be clearly attributed to type and density of the development;
Equitable – the range of % value would be established but the contribution to be
based on the assessed value
Approach in use across the Lower Mainland
a) THAT a percentage value of lift be
applied as the contribution approach
for the community amenity program.
b) Density Bonus – additional
density beyond what is
permitted in the OCP
Density Bonuses allowed in S. 904 of Local Government Act most defensible to a legal
challenge
Existing density bonus provisions in the Zoning Bylaw could be amended to reflect
original amount recommended by the GP Rollo and Associates.
Options:
i. Apply the current density bonus rate of $3100 per lot in the Albion Area
ii. Increase the density bonus rate to $5100 per lot as originally recommended
for the Albion Area by GP Rollo and Associates
iii. Establish a new density bonus rate as identified by Council
b) THAT a density bonus program be
established incorporating a rate of
$____ per lot.
c) Flat Rate – one rate for all
residential development in the
City
Not permitted under the Local Government Act
Least equitable to developers
Lack of clear basis for CAC based on the type and density of the development
Options:
i. Albion Density Bonus rate of $3100 per lot
ii. Original recommended density bonus rate by GP Rollo & Associates of $5100
pert lot
iii. Other rate as identified by Council
c) THAT a flat rate per dwelling unit/lot
of $____ be applied as the
contribution approach for a
community amenity program.
2. Geographic Area – in what part
of the City will the program be
applied?
a) City-wide Program would be applied city-wide with the exception of the Town Centre Area Plan area
a) THAT the contribution approach
identified in category 1 of the Maple
Ridge Community Amenity Program
Decision Table be applied city-wide.
b) Specific areas – such as the
area plan areas
Council to identify which areas of the city where the community amenity program will be
applied.
b) THAT the contribution approach
identified in category 1 of the Maple
Ridge Community Amenity Program
Decision Table be applied in the
following areas: __________
3. Albion Density Bonus
Framework – how should the
existing Albion framework be
incorporated?
a) Keep Options:
i. Retain the current density bonus amount of $3100 per lot within the Albion Area
ii. Apply the contribution approach as determined in Category 1 within the Albion
Area
iii. Apply the contribution approach as determined in Category 1 and retain the
current density bonus amount of $3100 per lot within the Albion Area
a) THAT the Albion Density Bonus
Framework be maintained in the
Official Community Plan and Zoning
Bylaw and the amenity contribution
rate be set at $____ per lot.
b) Repeal Repeal the OCP and Zoning Bylaw provisions for the Albion Area Plan Density Bonus
Framework.
b) THAT the OCP and Zoning Bylaw
provisions for the Albion Density
Bonus Framework be repealed.
Maple Ridge Community Amenity Program Decision Table
Amenity Program Component Options Comments Recommendation Council Resolution
4. Application of Program – what
housing forms and other land
uses will be subject to the
amenity contribution.
a) Residential Building Forms:
i. Single Family
Exclude - EXCEPT when a development application proposes 3 or more NEW dwelling
units/lots
a)
i. THAT single family dwellings be
included in the community amenity
program for development
applications containing 3 or more
new residential lots.
ii. Duplex Exclude - EXCEPT when a development application proposes more than 1 building
ii. THAT duplex dwellings be included
in the community amenity program
for development applications
containing 2 or more new residential
buildings.
iii. Triplex Exclude - EXCEPT when a development application proposes more than 1 building
iii. THAT triplex dwellings be included in
the community amenity program for
development applications containing
more than 1 new residential
building.
iv. Fourplex Include
iv. THAT fourplex buildings are included
in the community amenity program.
v. Townhouse (including
Street Townhouses, Row
Houses and Stacked
Townhouses)
Include
v. THAT townhouses buildings of all
forms are included in the community
amenity program.
vi. Apartment building Include
vi. THAT apartment buildings are
included in the community amenity
program.
vii. Rental Apartment unit,
special needs and
affordable housing units
Exclude all rental apartment units that are secured rental through a Housing Agreement and
all special needs and affordable housing units.
vii. THAT all rental apartment units,
secured through a housing
agreement and all special needs and
affordable housing be exempt from
the community amenity program.
b) Employment Lands:
i. Commercial
Exclude commercial developments
Include residential dwelling units in mixed-use developments
Exclude rental housing units in mixed-use developments when they are secured as
rental housing through a housing agreement
b)
i. THAT commercial developments are
exempt from the community
amenity program, except where
residential dwelling units are
included in a mixed-use
development. Where rental housing
units are included in and are secured
as rental housing by a housing
agreement, and where special needs
and affordable housing units within
the development, those dwelling
units will be exempt from the
community amenity program
Maple Ridge Community Amenity Program Decision Table
Amenity Program Component Options Comments Recommendation Council Resolution
4. (Continued) ii. Industrial Exclude
ii. THAT industrial land uses are
exempt from the community
amenity program
5. Tools to Establish the Program –
the regulatory approach for
establishing the Amenity
Program.
a) OCP Policy Establish the community amenity program in the Official Community Plan
Would provide a robust policy framework
Would require a Public Hearing
THAT an Official Community Plan amending
bylaw be prepared that includes the
components of the community amenity
program as established by the Maple Ridge
Community Amenity Program Decision Table.
b) Council Policy A Council Policy could be approved to establish the community amenity program
Amenity Program established in policy but not included in the OCP
A Public Hearing is not required
THAT the community amenity program be
established through a Council Policy.
c) Council Resolution Council could pass a resolution establishing the community amenity program
No policy framework established
A Public Hearing is not required
THAT the community amenity program be
established by Council Resolution
6. In-stream Applications a) All in-stream applications
subject to community amenity
program
All applications subject to the community amenity program a) THAT all residential development
applications be subject to the
community amenity program.
b) All in-stream applications
subject to community amenity
program except those that
have received third reading of
the Official Community Plan
and/or zone amending bylaw(s)
Official Community Plan and Zone Amending bylaws that have received third would be
exempt from the amenity program
b) THAT in-stream applications be
subject to the community amenity
program as established by the Maple
Ridge Community Amenity Program
Decision Table, except those that
have received third reading of the
Official Community Plan and/or zone
amending bylaw(s)
7. Reserve Fund – Potential
Amenities
Range of options available A follow up report would be prepared outlining options for those amenities that could be
including in the Reserve Fund Bylaw(s).
THAT a follow up report on the components
of a Reserve Fund bylaw be prepared and
presented to Council for consideration at a
future meeting.