HomeMy WebLinkAboutAppendix B1 Draft Council Policy - Lift
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POLICY MANUAL
Title: Community Amenity Contribution Program
Policy No :
Supersedes:
Authority: Legislative Operational
Approval: Council CMT
General Manager
Effective Date:
Review Date:
Policy Statement:
The City of Maple Ridge is committed to providing a variety of amenities throughout the
municipality, including the provision of affordable and special needs housing, in a financially
sustainable manner.
The Community Amenity Contribution Program (CAC Program) is comprised of the following
components:
1. Each CAC will be based on a percentage value of lift, to be determined through a review of
each development pro forma. The value of lift will be determined in the following manner:
A. Projected development revenues – determined from the developer’s pro forma
following a review by an economic development consultant to be selected by the
City of Maple Ridge.
B. Development costs – by adding together the soft costs (such as design fees),
offsite costs (such as servicing), construction costs, developer’s profit (industry
standard of 15%).
C. Value of land after rezoning approval - is determined by subtracting the
development costs (B) (not including the land acquisition costs) from the projected
development revenues (A). This increase in value is the “lift” in the value of the
land.
D. Value of land before rezoning – the market value of the land based on the current
zoning. This is not necessarily the price the developer paid for the land.
E. Community Amenity Contribution – is determined by subtracting the lift value (C)
from the value of land before rezoning (D) and multiplied by the pre-determined
contribution percentage.
2. The contribution percentage for all CAC’s will be negotiated between 50-75% of the value
of lift.
3. The CAC Program will apply city-wide.
4. Those properties within the Town Centre Area Plan boundaries are exempt from the CAC
Program.
5. The CAC Program applies to the development of all residential dwellings, including those
that are included in a mixed-use development (such as commercial and residential) with
the following exceptions:
a. Affordable and special needs housing that are secured through a Housing
Agreement as established in Section 905 of the Local Government Act;
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b. Rental housing units that are secured through a Housing Agreement established
under Section 905 of the Local Government Act will also be subject to a covenant
enacted under Section 219 of the Land Titles Act.
c. single family residential subdivisions proposing fewer than 3 lots;
d. duplex dwelling units where only one building is being constructed; and
e. triplex dwelling units where only one building is being constructed.
6. The Density Bonus Framework established in the Albion Area Plan will continue to apply, in
addition to the city-wide CAC Program. For developments that take advantage of the
density bonus provisions included in the Maple Ridge Zoning Bylaw for the Albion Area
Plan, the amenity contribution rate will be $3100 per lot or dwelling unit.
7. The Official Community Plan may also establish additional community amenity contribution
policies and guidelines for each Area Plan.
8. Development applications that are in process (in-stream) at the time of enactment of the
Official Community Plan Amending Bylaw No.7188-2015, will be subject to the provisions
of the Policy unless the applicable Official Community Plan and/or Zoning Bylaw amending
bylaw has/have received Third Reading.
9. Council will establish one or more Reserve Funds and identify those amenities that may
benefit from the community amenity contributions.
10. The provision of a specific amenity, rather than a cash-in-lieu contribution may also be
considered by Maple Ridge Council. If Council determines that the provision of an amenity
is more desirable, the following list is to be used as a general guide for determining the
type of community amenity:
Daycare and childcare facilities;
Public art;
Heritage conservation;
Land for the provision of:
o Affordable or special needs housing;
o Parks
o Trails
o Significant ecological features
Affordable or special needs housing units;
Park or trail construction or improvements;
Purpose:
To provide direction on the implementation of a city-wide community amenity contribution (CAC)
program, including the process to determine the contribution amount.
Definitions:
“Community Amenity” means any public amenity that provides a benefit to the residents of
the city or a specific neighbourhood as the result of increased residential density.
“Value of Lift” means the increase in the value of land following rezoning to a zone that
permits greater residential density on the site.
“Development Costs” are those costs that are reasonable project expenses associated
with the submission of an Official Community Plan and/or zone amending application,
including application fees, costs associated with a required Development Permit and
Building Permit, financing, sales and marketing costs, developer profit (established at
15%). Development costs do not include land acquisition costs.
“Land Value” means the assessed value of the land prior to rezoning, based on BC
Assessment information.
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Key Areas of Responsibility
Action to Take
Responsibility