HomeMy WebLinkAbout2017-12-12 Council Agenda and Reports Special Meeting.pdf
1.0 CALL TO ORDER
2.0 APPROVAL OF THE AGENDA
3.0 REPORTS AND RECOMMENDATIONS
3.1 Development Cost Charges Imposition Bylaw
Staff report dated December 12, 2017 recommending that Maple Ridge
Development Cost Charges Imposition Bylaw No. 7320-2017 be given second
and third readings and be sent to the Ministry of Community Services for review
and approval by the Inspector of Municipalities.
4.0 ADJOURNMENT
Checked by: _________
Date: _____________
City of Maple Ridge
SPECIAL COUNCIL MEETING AGENDA
December 12, 2017
Following Council Workshop
Blaney Room
1st Floor, Maple Ridge City Hall
Page 1 of 10
City of Maple Ridge
TO: Her Worship Mayor Nicole Read
and Members of Council
MEETING DATE: December 12, 2017
FROM: Chief Administrative Officer MEETING: Special Council
SUBJECT: Development Cost Charges Imposition Bylaw
EXECUTIVE SUMMARY:
Development Cost Charges (DCCs) are levies collected to assist with funding infrastructure and parks
required to service new development or growth. DCCs are a restricted funding source in that they
can only be collected for certain types of projects, as set out in legislation, and can only be used for
the projects included in the DCC Imposition Bylaw.
This DCC Imposition Bylaw ensures the levies reflect updated infrastructure plans, capital costs and
development projections. Due to the extent of the amendment, approval by the Inspector of
Municipalities is required, as is public and stakeholder consultation and input. The development of
this bylaw further incorporates practices outlined in the DCC Best Practice Guide.
This Bylaw received first reading in July along with direction to proceed with stakeholder
consultation. Staff welcomed input or feedback which was sought through the developer’s forum, a
meeting with the Urban Development Institute and a public open house with invitation both on our
website and placed in the local newspaper.
Based on the conversations and comments received, the development community seems to
understand DCCs and the cost drivers as well as the need for offsite infrastructure to service
development, although no developer is fond of fees increasing. The two main concerns were:
•The timing of the effective date for the new rates and
•The impact of building area charges for larger multi-family units.
Regarding the timing of the rate increase, there is some protection for instream projects included in
legislation outlining the circumstances when the previous bylaw rates would apply. In addition, this
bylaw has seen a relatively long consultation process with the first reading of the bylaw in early July.
An effective date of the bylaw would provide the development community with greater certainty. The
effective date definition in the bylaw has been amended to be: “the later of March 14, 2018 or the
date of adoption of this bylaw”.
To address the concerns of multi-family DCCs changing to a building area basis from a unit basis, the
proposed bylaw has been amended to include a maximum on the DCCs of multi-family units. This
will prevent a large townhouse unit from paying more than a single family house. It would also limit
the increase in DCCs for larger apartments.
In addition to our own DCCs there are regional changes in progress. The Greater Vancouver Sewer
and Drainage District is amending their DCC bylaw with the proposed rates for our area tripling.
TransLink is in the process of seeking legislative changes to permit the imposition of DCCs with
desired implementation in 2020. 3.1
Page 2 of 10
RECOMMENDATION(S):
That Bylaw No. 7320-2017 be given second and third readings and be sent to the Ministry of
Community Services for review and approval by the Inspector of Municipalities.
DISCUSSION:
a) Background Context:
When Council first considered the DCC Imposition Bylaw on July 11, 2017 background on the
following items was provided:
• What are DCCs?
• Why is a bylaw update required?
• The process for bylaw update
• Bylaw structure
• Exemptions legislated
• Waivers/Reductions
• Additional development categories
• Proposed rate changes and comparison to other municipalities
• When will the rates be in effect?
• Park improvements
• Future DCC Imposition Bylaw amendments
Direction was also provided at that time as to what the consultation process would include.
Staff welcomed input or feedback which was sought through the developer’s forum, a
meeting with the Urban Development Institute/GVHBC Liaison Committee and a public open
house with invitation both on our website and placed in the local newspaper.
The rate changes vary by type of development and previous area basis. Appendix A
illustrates the rates that are in effect currently compared to the proposed rates as well as our
rates relative to other communities.
Based on the conversations and comments received, the development community seems to
understand DCCs and the cost drivers as well as the need for offsite infrastructure to service
development, although no developer is fond of fees increasing. The two main concerns were
timing of the effective date for the new rates and the impact of building area charges for
multifamily for large townhouses or apartments.
Regarding the timing of the rate increase, there is some protection for instream projects
included in legislation with specific language around the timing and circumstances in which
the previous bylaw rates would apply. In addition, this bylaw has seen a fairly long
consultation process with the first reading of the bylaw in early July. An effective date of the
bylaw provides the development community with greater certainty. One of the proposed
changes to the bylaw is the addition of an effective. The effective date definition in the bylaw
has been amended to be: “the later of March 14, 2018 or the date of adoption of this
bylaw”.
To address the concerns of multi-family rates changing to a building area basis from a unit
basis, the proposed bylaw has been amended to include a maximum on the cost of multi-
family units. This will prevent a large townhouse unit from paying more than a single family
house. It would also limit the increase for larger apartments.
Page 3 of 10
Refinements to the bylaw based on feedback from the Building Department include:
• adjustments to the definition of “Building Area” from “measured to the outer limits of
the floor perimeter”, to “measured to the outside surface of exterior walls”,
• the basis for which Institutional rates for all service categories, except drainage, is
proposed to change to “Building Area” from “hectare of gross site area”, and
• “Manager of Inspection Services” is being changed to “Chief Building Official,
Permits & Inspection Services”.
Regional DCCs, for GVS&DD are in the process of increasing with an effective date of May 1,
2018. The proposed rates are tripling for our area with Single Family Residential units
increasing from $1,731 to $5,428 and from $0.811 to $2.67 per sq. ft. for non-residential.
At the regional consultation for these rate increases, the feedback was similar to concerns
we heard that timing is the primary concern for developers. Trans Link is in the process of
seeking legislative changes to permit the imposition of DCCs with desired implementation in
2020. Proposed rates are about $2,100 for a single family unit and $0.50 per sq. ft. for
office or industrial and $1.00 per sq. ft. for retail.
b) Desired Outcome:
DCCs that are aligned with the City’s plans for development and infrastructure, are certain,
fair and equitable and, to the extent possible, align with the principle that the benefiter pays.
c) Business Plan/Financial Implications:
The long term capital program and the Financial Plan Bylaw were updated to reflect the
current costs and future infrastructure needs and are in alignment with the calculations in
the DCC Imposition Bylaw.
d) Alternatives:
There are several policy based decisions in the structure and calculation of this DCC
Imposition Bylaw. If Council decides that any of the approaches should be revisited, the
Bylaw and associated DCCs could be revised respecting the parameters and best practices
and methodologies around the calculation of DCCs. This is not recommended as any
significant changes at this point may result in a desire for additional stakeholder
consultation.
The existing bylaw could be left unchanged which will result in the risk of not being able to
collect sufficient DCCs to fund projects required due to the new development. This will put
additional pressures on property taxes to cover these costs or the ability to install the
infrastructure required to meet the demands of growth.
Page 4 of 10
CONCLUSIONS:
DCCs are one of the key funding sources to fund infrastructure required due to new construction or
growth. Given the market appreciation of land values in the lower mainland and the fact that many
of our strategic infrastructure plans have recently been updated, an update to the DCC Imposition
Bylaw is required. The bylaw approval process and the structure of the bylaw reflect DCC Best
Practices as outlined in the guide published by the Province.
“Original signed by Trevor Thompson”
Prepared by: Trevor Thompson
Manager of Financial Planning
“Original signed by Christine Carter”
Approved by: Christine Carter
Director of Planning
“Original signed by Stephen Cote-Rolvink”
Approved by: Stephen Cote-Rolvink
Chief Building Official
“Original signed by David Pollock”
Approved by: David Pollock
Municipal Engineer
“Original signed by David Boag”
Approved by: David Boag
Director of Parks & Facilities
“Original signed by Frank Quinn”
Approved by: Frank Quinn
General Manager, Public Works & Development
“Original signed by Paul Gill”
Approved by: Paul Gill
Chief Administrative Officer
Page 5 of 10
Appendix A
10,697
11,221
16,299
16,714
19,099
19,866
22,470
24,757
24,860
25,835
26,431
26,629
32,300
39,583
$K $5K $10K $15K $20K $25K $30K $35K $40K $45K
Pitt Meadows
New Westminster
Port Coquitlam (Area 2)
Maple Ridge (Current Infill)
Maple Ridge (Current Growth)
Abbotsford
Maple Ridge (Proposed)
Chilliwack
Richmond (Current)
Mission
Coquitlam
Langley, Township
Surrey
Richmond (Proposed)
Single Family DCC (per lot)
Water
Sewer
Drainage
Roads
Parks
Page 6 of 10
Appendix A
66.75
72.33
99.95
108.67
120.00
121.62
125.38
134.21
139.00
141.80
153.71
168.88
183.63
231.53
$- $50 $100 $150 $200 $250 $300
Pitt Meadows
New Westminster
Maple Ridge (Current Infill)
Abbotsford
Coquitlam
Maple Ridge (Current Growth)
Port Coquitlam (Area 2)
Maple Ridge (Proposed)
Chilliwack
Mission
Richmond (Current)
Langley, Township
Surrey
Richmond (Proposed)
Townhouse DCC* (per m2)
updated
Water
Sewer
Drainage
Roads
Parks
Page 7 of 10
Appendix A
55.43
90.45
95.80
107.82
120.00
130.43
132.40
146.78
162.43
166.74
199.57
204.73
212.19
244.02
$- $50 $100 $150 $200 $250 $300
New Westminster
Pitt Meadows
Maple Ridge (Current Infill)
Maple Ridge (Current Growth)
Coquitlam
Mission
Maple Ridge (Proposed)
Abbotsford
Richmond (Current)
Port Coquitlam (Area 2)
Chilliwack
Surrey
Langley, Township
Richmond (Proposed)
Apartment DCC* (per m2)
updated
Water
Sewer
Drainage
Roads
Parks
Page 8 of 10
Appendix A
26.38
26.44
37.34
44.56
45.35
55.43
60.49
61.00
78.12
91.77
106.78
120.77
156.40
179.39
184.61
$- $50 $100 $150 $200 $250 $300
Pitt Meadows
Maple Ridge (Current Infill)
Maple Ridge (Current Growth)
Chilliwack
Maple Ridge (Proposed)
New Westminster
Surrey (Other Floors)
Coquitlam
Langley, Township
Abbotsford
Surrey (Ground Floor)
Richmond (Current)
Richmond (Proposed)
Port Coquitlam (Area 2)
Mission
Commercial DCC* (per m2)
updated
Water
Sewer
Drainage
Roads
Parks
Page 9 of 10
Appendix A
5.17
9.80
13.09
16.16
16.28
17.55
19.54
20.01
21.08
22.82
23.72
36.00
96.44
121.96
$- $50 $100 $150 $200 $250 $300
New Westminster
Surrey (Other Floors)
Maple Ridge (Current Infill)
Port Coquitlam (Area 2)
Pitt Meadows
Abbotsford
Surrey (Ground Floor)
Langley, Township
Chilliwack
Maple Ridge (Proposed)
Mission
Coquitlam
Richmond (Current)
Richmond (Proposed)
Industrial DCC* (per m2)
updated
Water
Sewer
Drainage
Roads
Parks
Page 10 of 10
Appendix A
12.60
15.70
18.23
31.96
51.66
58.29
60.25
60.71
61.00
120.77
156.40
179.39
$- $50 $100 $150 $200 $250 $300
Pitt Meadows
Maple Ridge (Current Growth)
Maple Ridge (Proposed)
Langley, Township
Abbotsford
Mission
Chilliwack
Surrey
Coquitlam
Richmond (Current)
Richmond (Proposed)
Port Coquitlam (Area 2)
Institutional DCC* (per m2)
updated
Water
Sewer
Drainage
Roads
Parks
CITY OF MAPLE RIDGE
BYLAW NO. 7320-2017
A Bylaw to Impose Development Cost Charges
_____________________________________________________________________
WHEREAS, Council has considered future land use patterns and development, the phasing of
works, services and provision of parkland described in the Official Community Plan, and how
development designed to result in a low environment impact may affect the capital costs of
infrastructure related to Development Cost Charges.
AND WHEREAS, Council does not consider the charges imposed by this bylaw:
a. As excessive in relation to the capital cost of prevailing standards of service;
b. Will deter development;
c. Will discourage the construction of reasonably priced housing or the provision of
reasonably priced serviced land in the city; or
d. will discourage development designed to result in low environmental impact.
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. Citation
This Bylaw may be cited for all purposes as “Maple Ridge Development Cost Charges
Imposition Bylaw No. 7320-2017”
2. Definitions:
For the purposes of this bylaw:
Apartment means a residential use where the building or buildings on a lot are each
used for three or more dwelling units. It does not include Townhouse or Street
Townhouse.
Apartment – Affordable Rental below Market – affordable means housing cost that is
30 per cent or less of household’s gross income and below market rental housing is
housing with rents lower than average in private-market rental housing. For
purposes of ensuring the units remain in this use for a minimum of 20 years a
Housing Agreement or covenant on the property is required.
Apartment – High Density means apartments that are six storeys and above.
Apartment – Not-for-Profit Rental below Market means rental housing with rents not
in excess of 80% of the average market rate for Maple Ridge as identified or reported
in Canada Mortgage Housing Corporation’s most recent rental market survey. For
purposes of ensuring the units remain in this use for a minimum of 20 years a
Housing Agreement or covenant on the property is required.
Apartment – Seniors Affordable Rental below Market means Apartment Affordable
below Market rental and seniors means an adult aged 55 or older. BC Housing
programs, partners and housing providers may define a senior by a different age.
Building Floor Area (BA) means the total combined floor areas of all storeys, including
all mezzanine floor areas, measured to the outer surface of the exterior walls, but
does not include any floor area used exclusively for parking. Except for Atriums or
other open interconnected floor spaces, the total building floor area will include exit
stairs, stair shafts, elevator shafts and all other vertical service spaces that may
penetrate one or all of the floors.
Building Permit means permission or authorization in writing by the Chief Building
Official, Permits and Inspection Services to perform building construction in
accordance with applicable statutes and regulations.
Commercial Development means development of a parcel for commercial use as
described in the Maple Ridge Zoning Bylaw or similar development that is of a
commercial nature, including but not limited to uses such as accommodation,
automotive, retail, food and beverage, entertainment, office, personal services,
recreation, retail and the cultivation, processing, testing, packaging or shipping of
marihuana.
Duplex means a two family residential use where the building lot is used for two
dwelling units.
Dwelling Unit (DU) means one or more rooms used for the residential
accommodation of only one family when such room or rooms contain or provide for
the installation of only one set of cooking facilities.
Gross Site Area means the whole or portion of a parcel(s) to be improved as part of
the development authorized by a building permit and includes all vehicular and
pedestrian circulation areas, loading, parking, storage, works, decorative and
landscaped areas appurtenant to the authorized development.
Highway means any street, road, land, trail, bridge, viaduct and any other way open
to the use of the public.
Housing Agreement mean the owner enters into a lease agreement with a Public
Housing Body by which the Public Housing Body agrees to sublet and operate the
units for at least 20 years.
Industrial Development means “industrial use” as defined by Maple Ridge Zoning
Bylaw.
Institutional Development means any development that is created and exists by law
or public authority for the benefit of the public in general, and includes, but is not
limited to, public hospitals, public and private schools and churches.
Instream is as defined under S.568 of the Local Government Act
Lot means additional lot(s) created at subdivision
Parcel means any lot, block, strata lot or other area in which land is held or into
which land is subdivided, but does not include any portion of a highway.
Precursor Application is as defined under S.568 of the Local Government Act
Public Housing Body means the Canada Mortgage and Housing Corporation (CMHC),
BC Housing Management Commission, and any housing society or non-for-profit
municipal housing corporation that has an agreement regarding the operation of
residential property with the government of British Columbia, the BC Housing
Management Commission or the CMHC.
Single Family Residential means a residential use where the building lot is used for
one dwelling unit and other uses as permitted.
Social Housing means apartments that have a government or non-profit housing
partner that owns and operates them.
Street Townhouse means one dwelling unit vertically attached to one or more
dwelling units (i.e. triplex or fourplex) with each dwelling unit located on a lot abutting
a street. For the purposes of this bylaw, it does not include a Duplex.
Subdivision means the division of land into two or more parcels, whether by plan or
by metes and bounds description or otherwise, and includes a plan consolidating two
or more parcels into a fewer number of parcels.
Townhouse means a single building comprised of three or more dwelling units
separated one from another by party walls extending from foundation to roof, with
each dwelling unit having a separate, direct entrance from grade and does not
include Street Townhouse.
Unit means additional unit(s) built in support of a building permit.
3. Payment of Development Costs Charges
Every person who obtains approval of a subdivision of a parcel or a building permit must
pay Development Cost Charges in accordance with Schedule “A”.
For a combined land use development, the Development Cost Charge is calculated as the
sum of the Development Cost Charges for all uses.
The Development Cost Charges imposed must be paid:
a. In the case of the subdivision of a parcel, at the time the subdivision is approved;
and
b. In the case of obtaining a building permit, at the time the building permit is
issued.
4. Exemptions
Pursuant to the Local Government Act and subject to regulations by the minister under
S.561(11), a Development Cost Charge is not payable if any of the following applies in
relation to a development::
a. the building permit is for a place of worship that will be exempt from taxation
under the Community Charter;
b. the value of the work authorized by the building permit does not exceed
$50,000;
c. the dwelling unit is no larger than 29 square meters;
d. the development does not impose new capital cost burdens on the municipality;
e. the Development Cost Charge has previously been paid for the same
development unless, as a result of further development, new capital cost
burdens will be imposed on the City.
Pursuant to S.561(6) of the Local Government Act, a Development Cost Charge is
payable for work that will, after the construction, alteration or extension, contain fewer
than 4 self-contained dwelling units.
5. Severability
If any portion of this bylaw is found invalid by a court, that portion be severed and the
remainder of the bylaw will remain in effect.
6. Effective Date
This bylaw will come into force on the later of March 14, 2018 and the date it is adopted
by Council.
7. Repeal
Maple Ridge Development Cost Charge Imposition Bylaw No.6462-2007, and all the
amendments thereto, is hereby repealed except in the case of:
a. Precursor applications for subdivision of land that are instream on the effective
date and which are completed within one year of the effective date; and
b. Precursor applications for building permits that are instream on the effective date
and which are issuable within one year of the effective date, in which case, Maple
Ridge Development Cost Charge Imposition Bylaw No.6462-2007, and all the
amendments thereto, shall apply. Maple Ridge Development Cost Charge
Imposition Bylaw No. 6462-2007, shall be wholly repealed one year from the
effective date.
8. Schedules
Schedule “A” attached hereto form part of this bylaw.
READ a first time the 11th day of July, 2017.
READ a second time the _____ day of _____________ 2017.
READ a third time the _____ day of _____________ 2017.
APPROVED BY THE INSPECTOR OF MUNICIPALITIES the ______ day of _________ 20
ADOPTED, the _____ day of _____________ 20
________________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
SCHEDULE “A” to BYLAW NO. 7320-2017
DEVELOPMENT COST CHARGES
Single Family Residential per additional lot
Duplex per additional dwelling unit
Servicing Type
Road
$9,483
Drainage
1,329
Water
2,268
Sanitary Sewer
1,119
Open Space
8,272
Total
$22,471
Townhouse *
Servicing Type
per m2 of BA
Road
$54.71
Drainage
4.77
Water
14.54
Sanitary Sewer
7.17
Open Space
53.02
Total
$134.21
Street Townhouse *
Servicing Type
per m2 of BA
Road
$43.77
Drainage
3.18
Water
14.54
Sanitary Sewer
7.17
Open Space
53.02
Total
$121.68
Apartment
Servicing Type
per m2 of BA
Road
$50.80
Drainage
2.95
Water
15.30
Sanitary Sewer
7.55
Open Space
55.80
Total
$132.40
SCHEDULE “A” to BYLAW NO. 7320-2017
DEVELOPMENT COST CHARGES
Apartment High Density
(6 Storey and above)
Servicing Type
per m2 of BA
Road
$38.10
Drainage
1.11
Water
13.50
Sanitary Sewer
6.66
Open Space
49.24
Total
$108.61
Apartment - Affordable Rental Below Market
Servicing Type
per m2 of BA
Road
$38.10
Drainage
2.95
Water
15.30
Sanitary Sewer
7.55
Open Space
55.80
Total
$119.70
Apartment - Social Housing, Non-for-Profit Rental Below Market
or Affordable Rental-Seniors
Servicing Type
per m2 of BA
Road
$9.31
Drainage
2.95
Water
9.90
Sanitary Sewer
4.89
Open Space
21.66
Total
$48.71
SCHEDULE “A” to BYLAW NO. 7320-2017
DEVELOPMENT COST CHARGES
Commercial
First Floor
Additional Floors
Servicing Type
per m2 of BA
per m2 of BA
Road
$28.45
$14.23
Water
9.45
4.73
Sanitary Sewer
2.80
1.40
Open Space
0.00
0.00
Drainage
4.65
0.00
Total
$45.35
$20.36
Institutional
Non-Municipal
Municipal
Servicing Type per m2 of BA
Road
$6.52
$0
Water 4.73
0
Sanitary Sewer
2.33
0
Open Space 0 0
Plus
per ha. of gross site area
Drainage 18,604 0
Industrial
Servicing Type
per m2 of BA
Road
$9.48
Water
5.79
Sanitary Sewer
2.86
Open Space
0.00
Drainage
4.70
$22.83
* Townhouse DCCs are subject to a maximum of the number of units multiplied by $20,000.
**Apartment DCCs are subject to a maximum of the number of units multiplied by $14,000.
Development in certain areas outside the urban boundary, due to the rural development standards, may
not have certain services types (Drainage, Water, Sewer) available. DCCs will only be charged for services
that are available or will become available in the future.