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HomeMy WebLinkAbout2014-06-09 Workshop Meeting Agenda and Reports.pdfDistrict of Maple Ridge 1.ADOPTION OF THE AGENDA 2.MINUTES –May 12, 2014 3.PRESENTATIONS AT THE REQUEST OF COUNCIL 4.UNFINISHED AND NEW BUSINESS 4.1 Joint Leisure Services Model Review •Brian Johnson, Facilitator, Professional Environmental Recreation Consultants Ltd. (“PERC”) 4.2 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan Staff report dated June 9, 2014 providing a draft implementation plan for consideration. 4.3 Albion Amenity Program Update Staff report dated June 9, 2014 providing an update on the amenity program within the Albion Area Plan boundaries. COUNCIL WORKSHOP AGENDA June 9, 2014 9:00 a.m. Blaney Room, 1st Floor, Municipal Hall The purpose of the Council Workshop is to review and discuss policies and other items of interest to Council. Although resolutions may be passed at this meeting, the intent is to make a consensus decision to send an item to Council for debate and vote or refer the item back to staff for more information or clarification. REMINDERS June 9, 2014 Closed Council following Workshop Committee of the Whole Meeting 1:00 p.m. June 10, 2014 Council Meeting 7:00 p.m. Council Workshop June 9, 2014 Page 2 of 3 4.4 Lougheed Highway Enhancements Staff report dated June 9, 2014 recommending that the Lougheed Highway Enhancement report be received for information. 4.5 2014 Residential Class Property Taxation Staff report dated June 9, 2014 providing information on municipal property taxes assessed to the Class 1 – Residential property class. 4.6 Union of British Columbia Municipalities (“UBCM”) Proposed resolutions for submission to UBCM •Producer Responsibility for Mattresses •Revisions to the Residential Tenancy Act •Ban on Grizzly Bear Hunt 5.CORRESPONDENCE The following correspondence has been received and requires a response. Staff is seeking direction from Council on each item. Options that Council may consider include: a)Acknowledge receipt of correspondence and advise that no further action will be taken. b)Direct staff to prepare a report and recommendation regarding the subject matter. c)Forward the correspondence to a regular Council meeting for further discussion. d)Other. Once direction is given the appropriate response will be sent. 6.BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL 7.MATTERS DEEMED EXPEDIENT 8.ADJOURNMENT Checked by: ___________ Date: _________________ Council Workshop June 9, 2014 Page 3 of 3 Rules for Holding a Closed Meeting A part of a council meeting may be closed to the public if the subject matter being considered relates to one or more of the following: (a) personal information about an identifiable individual who holds or is being considered for a position as an officer, employee or agent of the municipality or another position appointed by the municipality; (b) personal information about an identifiable individual who is being considered for a municipal award or honour, or who has offered to provide a gift to the municipality on condition of anonymity; (c) labour relations or employee negotiations; (d) the security of property of the municipality; (e) the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure might reasonably be expected to harm the interests of the municipality; (f) law enforcement, if the council considers that disclosure might reasonably be expected to harm the conduct of an investigation under or enforcement of an enactment; (g) litigation or potential litigation affecting the municipality; (h) an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality, other than a hearing to be conducted by the council or a delegate of council (i) the receiving of advice that is subject to solicitor-client privilege, including communications necessary for that purpose; (j) information that is prohibited or information that if it were presented in a document would be prohibited from disclosure under section 21 of the Freedom of Information and Protection of Privacy Act; (k) negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public; (l) discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report] (m) a matter that, under another enactment, is such that the public may be excluded from the meeting; (n) the consideration of whether a council meeting should be closed under a provision of this subsection of subsection (2) (o) the consideration of whether the authority under section 91 (other persons attending closed meetings) should be exercised in relation to a council meeting. (p) information relating to local government participation in provincial negotiations with First Nations, where an agreement provides that the information is to be kept confidential. District of Maple Ridge COUNCIL WORKSHOP May 12, 2014 The Minutes of the Municipal Council Workshop held on May 12, 2014 at 9:00 a.m. in the Blaney Room of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular Municipal business. PRESENT Elected Officials Appointed Staff Mayor E. Daykin J. Rule, Chief Administrative Officer Councillor C. Ashlie K. Swift, General Manager of Community Development, Councillor C. Bell Parks and Recreation Services Councillor J. Dueck P. Gill, General Manager Corporate and Financial Services Councillor A. Hogarth F. Quinn, General Manager Public Works and Development Councillor B. Masse Services Councillor M. Morden R. Riach, Acting Corporate Officer A. Gaunt, Confidential Secretary Other Staff as Required D. Spence, Fire Chief L. Zosiak, Planner II L. Benson, Manager of Sustainability and Corporate Planning S. Judd, Manager of Infrastructure Development Note: These Minutes are posted on the Municipal Web Site at www.mapleridge.ca 1.ADOPTION OF THE AGENDA The agenda was adopted (as circulated) (with the addition of the following 2.MINUTES R/2014-199 Minutes It was moved and seconded May 5, 2014 That the minutes of the Council Workshop Meeting of May 5, 2014 be adopted as circulated. CARRIED 2.0 Council Workshop Minutes May 12, 2014 Page 2 of 5 3.PRESENTATIONS AT THE REQUEST OF COUNCIL – Nil 4.UNFINISHED AND NEW BUSINESS 4.1 Draft Wildfire Development Permit Area Guidelines: Review of Proposed Development Permit Area •P. Grootendorst, Retired Maple Ridge Fire Chief •Mark Brown, Cambrian Consulting Staff report dated May 12, 2014 recommending that two additional areas be included in the proposed Wildfire Development Permit Area boundaries map and that the Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw be prepared along with an amendment to Development Procedures Bylaw No. 5879-1999. The Fire Chief reviewed the staff report. Mr. Grootendorst and Mr. Brown gave a PowerPoint presentation providing information on the project. Mr. Grootendorst spoke to the history of the project, the reasoning for the initial start of the project and the work completed to date. Mr. Brown outlined the work Cambrian Consulting is engaged to do, speaking specifically to a peer review of original work done on the proposed Wildfire Development Permit Area. He spoke to the assignment of the development permit area boundary, defined hazardous fuel types and advised on areas of concern within the District of Maple Ridge. Mr. Grootendorst advised on additions recommended by the consultant, recommendations in the initial report and the importance of communication, education and the protection of structures. He also advised on emergency response and training and other areas which require further exploration. The Planner outlined legal applications and provided information on the next steps to be taken in the process. Note: Councillor Dueck left at 9:58 a.m. and returned at 10:45 Council Workshop Minutes May 12, 2014 Page 3 of 5 R/2014-200 Wildfire Development It was moved and seconded Permit Area Guidelines Forward That the staff report dated May 12, 2014 titled “Draft Wildfire Development Permit Area Guidelines: Review of Proposed Development Permit Area” be forwarded to the May 27, 2014 Council Meeting along with an accompanying staff report addressing questions raised at the May 12, 2014 Council Workshop. CARRIED Councillor Bell and Councillor Hogarth - OPPOSED Note: The meeting was recessed at 10:48 a.m. and reconvened at 11:00 a.m. 4.2 Parks and Leisure Services Update Presentation by the General Manager of Community Development, Parks and Recreation Services The General Manager of Community Development, Parks and Recreation Services gave a PowerPoint presentation providing an update on the work of the Park and Leisure Services Department. She outlined work done on a regular basis, new items in the work plan and projects which have recently been completed. 4.3 LED Street Light Pilot Project Staff report dated May 12, 2014 recommending that a pilot project testing the performance of LED Street light luminaires in a subdivision development be implemented and that use of existing funding be authorized. The Manager of Sustainability and Corporate Planning reviewed the staff report. Council Workshop Minutes May 12, 2014 Page 4 of 5 R/2014-201 LED Street Light It was moved and seconded Pilot Project That staff implement a pilot project to test the performance of LED street light luminaires in a new subdivision development, as outlined in the staff report “LED Street Light Pilot Project” dated May 12, 2014, and further, That staff be authorized to utilize existing funding from the Carbon Tax Rebate of $12,000 toward the LED Street Light Pilot Project. CARRIED 4.4 Cash-in-Lieu Requirements for the Conversion of Overhead Wiring Staff report dated May 12, 2014 providing information on cash-in-lieu payments for the conversion of overhead wiring to underground wiring. The Manager of Infrastructure Development reviewed the staff report. He gave a PowerPoint presentation providing information on overhead utilities and cash in lieu as a concept for engineering and development. He outlined three options for dealing with overhead utilities. R/2014-202 4.4.1 Cash-in-Lieu It was moved and seconded Requirements Overhead Wiring That the staff report dated May 12,2014 titled “Cash-in-Lieu Requirements for the Conversion of Overhead Wiring” be received for information. CARRIED R/2014-203 4.1.2 Cash-in-Lieu Requirements It was moved and seconded Overhead Wiring That staff provide a report on Option 3 in the staff report dated May 12, 2014 titled “Cash-in-Lieu Requirements for the Conversion of Overhead Wiring” inclusive of a hybrid model between the status quo and a levy concept. CARRIED Council Workshop Minutes May 12, 2014 Page 5 of 5 5.CORRESPONDENCE – Nil 6.BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL – Nil 7.MATTERS DEEMED EXPEDIENT – Nil 8.ADJOURNMENT – 12:10 p.m. _______________________________ E. Daykin, Mayor Certified Correct ___________________________________ R. Riach, Acting Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan EXECUTIVE SUMMARY: Council has been engaged in the development of a Commercial and Industrial Strategy since 2011. The recommendations of the Strategy are intended to improve, enhance, or expand the land base for employment and economic opportunities within the community. On January 20, 2014, Council directed staff to bring back the Strategy for endorsement. In addition, Council directed that an Implementation Plan for the Strategy be prepared. This report provides a draft Implementation Plan for Council’s consideration, including a workplan for addressing the discussion items established by Council in the Fall of 2013. It is noted that these discussion items are timely, relating to potential economic opportunities that could require immediate action in order to be realized. With Council’s endorsement of the Strategy, specific items in this workplan may commence. As a more thorough review of the Strategy recommendations will be required, this report includes a timeline for Council’s consideration. Considerations for the Implementation Plan include: A. Establishing Priorities, Pacing and Timing. More urgent priorities are to be met with action items to take place in the short term, within the 2 to 4 year horizon, while medium term priorities and action items will occur within the 8 year horizon, and longer term priorities and action items will occur beyond the 8 year horizon. B. Reporting, Business Planning and Budget. A schedule of regular reporting with updates is suggested to reaffirm priorities and action items. Budget considerations in support of these priorities need to be part of the Department’s Business Plan, and reviewed annually by Council. C. Staff complement. Although the Commercial and Industrial Strategy is largely the responsibility of the Planning Department, other departments, such as Strategic Economic Initiatives, and Engineering will be involved. D. Strategic Alignment. The Commercial and industrial Strategy is intended to respond to the most pressing community needs as identified by Council and reflected in corporate policies. Recognizing that these may change over time, there is likely to be some shifting of priorities in response to new information or new conditions. In addition, new opportunities may emerge, such as senior agency grant programs, that could prompt a revised focus in strategic direction. 4.2 2 RECOMMENDATION: 1.That the Commercial & Industrial Strategy, prepared for the District of Maple Ridge by GP Rollo and Associates, be endorsed as amended, and 2.That staff be directed to complete the Implementation Plan for the Commercial and Industrial Strategy based on the framework outlined in the report dated June 9, 2014, and titled “Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan”. DISCUSSION: Implementation Plan Framework An approach for the implementation of the Strategy is suggested below. This approach allows for the workplan to focus on priority challenges, but also recognizes the need for flexibility to be able to shift this focus due to changing priorities and new opportunities. A. Establishing Priorities, Pacing, and Timing: The Commercial and Industrial Strategy, (https://www.mapleridge.ca/DocumentCenter/View/922) contains numerous recommendations that provide the District with a “road map” for Commercial and Industrial growth. Some of these recommendations can be addressed in the immediate and short term, while others are medium or longer term priority items that require further dialogue and consideration in light of community goals and objectives. In advance of the endorsement of the Strategy, in May of 2013, Council directed that an incentive program be developed to increase employment in the community. Council also recently granted first reading to a Zone Amending Bylaw that will establish the creation of a Village Commercial Node at 248th Street and Dewdney Trunk Road. Details around this work are discussed below. Council further established items for discussion and clarification in the Fall of 2013, and refined them on December 2, 2013 and January 20, 2014. On these latter 2 dates, Council was presented with a decision making chart that outlined these items, and provided recommendations for addressing Council’s concerns. These projects and discussion items, their associated costs, timelines, and alternatives are outlined as follows: Immediate Actions1 1.Council Resolution: Create a commercial node at 248th and Dewdney Trunk Road. This discussion item has been application driven, and an amendment to the Official Community Plan for this purpose is currently underway. Staff Complement: Planning staff are the lead on this project, with support from Engineering and other Departments being provided as a component of the application. Alternative: as with all rezoning applications, Council has the option of denial, or establishing conditions of approval. In this case, Council has indicated a preference for the inclusion of rental housing in the proposed development, and therefore, it is expected that the original proposal will be revised to reflect Council’s preference. 2.Incentive Program. Council Resolution: Creation of an Incentive Program: The development of an incentive program was directed to commence upon completion of the consultation 1 Council has the option of selecting Immediate Actions items to commence immediately or directing this work to commence upon acceptance of the completed Implementation Plan and continuing for an estimated 2 year time period. 3 program for the Commercial and Industrial Strategy. The focus of this program is District wide, and aimed at achieving specific long term development objectives, such as the eventual business park development of the Albion Industrial Area. An update was provided to Council in November 2013 that outlined a number of considerations for developing the objectives of the program. In order for this program to advance, the Strategy should be endorsed. The process and next steps would be discussed after that time2. Staff Complement: The Strategic Economic Initiatives and Sustainability & Corporate Planning departments are the lead on this project, with support from Planning and others as required. Alternative. As discussed below, the consultation phase of the Strategy revealed that many of the Albion Industrial Area land owners were interested in more immediate and smaller scale improvements. If these concerns extend to other areas in the District, it may make sense for this project to shift its focus towards shorter term opportunities. 3.Home Occupations. Council Resolution: Review regulations for home occupations. Further review of home based business regulations could be conducted “in house”, and commence in the short term. There may be minor budget considerations for a consultation program for this work to obtain stakeholder input but costs can be absorbed in the Departmental budget. A likely outcome would be zoning bylaw amendments in support of expanded opportunities for home-based businesses. Staff Complement: The Planning Department would be the lead on this project, with support from Strategic Economic Initiatives, Building and Business Licensing, and other departments as required. Alternative: Council may not wish to commence this work at this time. 4.Albion Industrial Area. Council Resolution: Direct staff to work with land owners in Albion Industrial Area. The immediate term work in the Albion Industrial Area involves ongoing dialogue between District staff and property owners. While zoned M-2 General Industrial, the Maple Ridge Official Community Plan designation of this area would permit a Business Park. However, it is also understood that the current general industrial uses of the area are important economic and employment generators for the District. For this reason, there is scope for ongoing dialogue with property owners to determine possible cost-effective approaches for the District in assisting with meeting business needs for this area. In addition to the Incentive program, it is recognized that the most pressing business needs may be best addressed by engaging property owners in dialogue and exploring the options for enhancing existing businesses. A possible outcome of this program would be the creation of a feasible set of actions for this purpose. Staff Complement: Strategic Economic Initiatives and Sustainability & Corporate Planning are the leads on the Incentive Program. Strategic Economic Initiatives would take the lead on this discussion on options for existing businesses, with support from Planning and other Departments as required. Alternative: Council may not wish to commence this work at this time. 2 It should be noted that the intent of the Incentive Program may not be to provide financial assistance, but to establish practices aimed at assisting local businesses, such as priority processing. 4 5.Employment Generating Lands. Council Resolution: That staff be directed to obtain a more detailed site analysis to determine feasibility as employment generating lands (pertaining to the following sites: Ministry of Transportation lands, properties at 128th and 232nd, Lougheed Highway East and West of Kwantlen First Nations land and Urban Reserve). The preparation of detailed feasibility studies of potential employment generating lands will require consultant services. A preliminary estimate for these works has been provided by GP Rollo & Associates to be in the range of $45,000 to $50,0003. For this reason, it will require Council consideration during business planning, and a Council decision to approve expenditures in support of this work. It is noted that the future land use of the Urban Reserve is a long-term item as the timing for development in this area is dictated by Official Community Plan policies which state that the District will not support urban level densities in the Urban Reserve until an area plan is adopted, and clarifies that an area plan will not commence until the population exceeds 100,000 people and residential capacity within the Urban Area Boundary is approaching build-out. The policies further specify that the area plan would determine future land use, densities, transportation, and servicing of the area. For this reason, it is not recommended that detailed site analysis for the Urban Reserve be undertaken at this time but would be considered as a long-term action item, as a component of Area Planning. Staff Complement: The Planning Department would be the lead on this project, with support from Strategic Economic Initiatives and others as required. Alternatives: Council may wish to consider an alternative approach, which could include: o A resolution to encourage employment uses on Ministry of Transportation lands, properties at 128th and 232nd, Lougheed Highway East and West of Kwantlen First Nations lands; o Considering all applications on their own merits with the applicants providing analysis as to the feasibility of employment uses on the properties o Direct staff to prepare an Infill Employment zone to clarify density, uses and siting criteria for infill employment uses. This approach is a viable alternative. Other Action Items contained with the Commercial/Industrial Strategy: As mentioned previously in this report, the Commercial and Industrial Strategy contains a large number of strategies and recommendations to encourage economic growth in Maple Ridge well into the future. The previous section of this report discusses a draft Implementation Plan for moving some of these items forward in the immediate term. These items reflect Council discussion and can reasonably be accomplished given current staffing and budget levels. The balance of items in the strategy are less pressing, or require a more detailed discussion with other municipal departments, and consideration in light of workload, staff complement and budget. It is recommended that a full implementation plan would be prepared later in the year for Council consideration. B. Reporting, Business Planning and Budget. It is noted that annual Business Planning will provide a mechanism to ensure that the Implementation Plan for the Commercial/Industrial Strategy reflects Council priorities. This will provide an opportunity to reaffirm direction, consider budgets, and required staffing. 3 A lower estimate may be possible with District staff providing research and support for Consultant services. This level of staff commitment would require inclusion in the District’s workplan. 5 C. Staff complement. The Maple Ridge Planning Department will be overseeing the implementation of the Commercial and Industrial Strategy. There are, however, many instances where the involvement of other departments will be critical. For example, Strategic Economic Initiatives will play a key role in liaising with business owners and assessing market realities; Engineering will provide valuable assistance on items such as transportation, easements and servicing constraints; and Sustainability and Corporate Planning are taking the lead on financial incentives. Other departments such as Operations, Building and Bylaws, Information Services, and Parks will also be involved depending on the project. The availability of appropriate District staff to work on these recommendations, once adopted into the work plan, will be a factor in the timing of the Implementation Plan. D. Strategic Alignment. As discussed in Council Workshop on December 3, 2013 and January 20, 2014, the discussion items established by Council are reflected in this report. The consolidated list of Strategy recommendations is attached to this report as Appendix A. The Commercial and Industrial Strategy is intended to respond to the most pressing community needs as identified by Council and reflected in corporate policies. Recognizing that these may change over time, there is likely to be some shifting of priorities in response to new information or new conditions. In addition, new opportunities may emerge, such as senior agency grant programs4, that could prompt a revised focus in strategic direction. The development application for the property at 248th Street and Dewdney Trunk Road provides a recent example of a found milestone that has prompted a priority shift. In response to a development application at this site, a new commercial category in the hierarchy of the commercial designation is proposed as an amendment to the Official Community Plan. This category aligns with the recommendations of the Commercial and Industrial Strategy. It should be noted therefore, that the Implementation Plan for the Strategy needs to be both focused and flexible in pursuing work plan items that meet community objectives. NEXT STEPS A draft framework for the Implementation Plan of the Commercial and Industrial Strategy has been provided for Council’s consideration. This draft points to the immediate and short term actions that are either underway or can be undertaken based on Council priorities, budget and staffing levels. If this approach is endorsed, a final Implementation Plan will be provided to Council in the Fall of 2014. The Implementation Plan will involve input from other Departments to create a timeline for achieving the action items recommended in the Strategy and endorsed by Council. Action items arising from Council discussion have been included in this report to provide an opportunity to advance them prior to Fall 2014. There are budget considerations attached to some of these action items. For this reason, Council needs to weigh their options of directing these action items to commence immediately or waiting until Business Planning to include them in the annual budget. 4 One such grant program that could prompt a shift in priorities is through the Federation of Canadian Municipalities and their Green Municipal Fund program. This program is designed to assist municipalities in remediating contaminated sites to achieve community objectives. 6 CONCLUSION: Creating a District wide Commercial and Industrial Strategy is the culmination of several years of policy work in the District of Maple Ridge. While further work is needed to implement the recommendations of the Strategy, a process and a framework for completing this phase of the Strategy is provided for Council consideration. A process has been outlined for proceeding with the Implementation of the Strategy. If the initial priorities and expenditures as outlined in this report are approved by Council, the required works may begin. It is recognized that additional priorities will be established through regular updates and the business planning cycle. “Original signed by Diana Hall” ______________________________________________ Prepared by: Diana Hall, MCIP, RPP Planner “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Jim Rule” _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Consolidated Strategy Recommendations. Link to Draft Strategy (https://www.mapleridge.ca/DocumentCenter/View/922) District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Albion Amenity Program Update EXECUTIVE SUMMARY: In October 2013 Council approved Official Community Plan Amending Bylaw No. 6995-2013, Zone Amending Bylaw No. 6996-2013 and Amenity Reserve Fund Bylaw No. 6997-2013 that established the policy and regulatory framework for Amenity Zoning within the Albion Area Plan boundaries. As part of discussion prior to First Reading of the OCP and Zone Amending Bylaws, Council requested that an update be provided within the first year of the program. There are currently 8 development applications that are expected to take advantage of the density bonus provisions in the Zoning Bylaw for the Albion area. The estimated number of lots that may be created as a result of the current 8 applications is 188, with a potential contribution into the Amenity Reserve Fund of $582,800.00 based on the established rate of $3,100.00 per lot. To date, no contributions have been made into the Reserve Fund as final approval for any of the current subdivision applications has not yet been granted. RECOMMENDATION: That the report titled “Albion Amenity Program Update” dated June 9, 2014 be received for information. DISCUSSION: a)Background Context: In March 2012, Council expressed interest in reviewing the residential densities in Albion as a means of responding to development pressures and requests for higher densities. Several reports were presented to Council in early 2013 which resulted in the endorsement to hire a consultant to prepare a report on amenity zoning within the District. CitySpaces Consulting, in partnership with GP Rollo and Associates, were hired to prepare the amenity zoning report. This team was selected due to their collective knowledge of the District’s Official Community Plan and Zoning Bylaw. 4.3 On May 30, 2012, an Open House was held at Samuel Robertson Technical School to provide residents of the Albion area with an opportunity to learn about the potential residential density changes, housing forms and to provide staff with additional comments on what they felt was needed within the Albion area. 160 people attended that open house, 78% of which identified themselves as residents of Albion. On November 26, 2012, Council was presented with the report by CitySpaces entitled Amenity Zoning: Analysis and Options. The report provided an overview of: the legislative framework for amenity zoning; how an number of other Lower Mainland municipalities are implementing amenity zoning; a discussion on the concept of land ‘lift’ and how it influences land development practices and potential amenity zoning contributions; and implementation options the District could consider with respect to amenity zoning and community amenity contributions. Following Council’s direction, an additional open house was held on March 13, 2013, that provided participants with an overview of the recommended list of amenities, an overview of the density bonus structure being considered for the Zoning Bylaw and proposed Official Community Plan polic y amendments, including proposed changes within the Albion Area Plan policies and zoning matrix. Final Approval was given to the Official Community Plan Amending Bylaw No. 6995-2013, Zone Amending Bylaw No. 6996-2013 and Amenity Reserve Fund Bylaw 6997-2013 on October 22, 2013. At that time, Council directed that an update be provided after 6 months of the density bonus provisions being in place. b)Albion Amenity Zoning Program Update The Albion Amenity Zoning Program and the density bonus provisions added to the Zoning Bylaw in October 2013 are being well received by the local development community. To date, a total of 188 new lots are proposed as part of eight rezoning and subdivision applications. It is estimated that approximately 40 additional lots are being created as a result of the density bonus provisions in the Zoning Bylaw. Currently, there are 16 active development applications within the Albion Area, half of which are taking advantage of the density bonus provisions. Of the remaining eight applications, three include single-family residential that are not taking advantage of the density bonus provisions, one of which received Third Reading in July 2012, prior to the Public Hearing for the Amenity Zoning amendments. c)Business Plan/Financial Implications: The Local Government Act requires a Reserve Fund to be established for contributions from amenity zoning or community amenity contributions. In conjunction with the Official Community Plan and Zoning Bylaw amendments, a Reserve Fund Bylaw was prepared by the Finance Department. The Reserve Fund Bylaw identifies those amenities that contributions collected through the Albion density bonus provisions can be allocated. It is anticipated that Council will be provided with an update on the status of the Albion Area Reserve Fund through annual Business Planning discussions. Based on the current applications and the estimated number of lots created (at the time of preparation of this report), the potential contribution into the Albion Amenity Reserve is $582,800. d)Interdepartmental Implications: The Planning Department will continue to work with the Engineering, Parks & Leisure and Finance Departments as developments are completed and contributions to the Reserve Fund are collected. The ongoing monitoring of the Reserve Fund will provide an opportunity for interdepartmental discussions on when the Fund might be used to provide one of the identified amenities. e)Policy Implications: Additional policy amendments are not envisioned or recommended for the Albion Area. CONCLUSION: While the Albion Amenity Program has yet to collect any contributions into the Reserve Fund, a number of applications are well underway that could see the addition of 188 lots and approximately $582,800.00 into the Albion Area Reserve Fund. A number of these applications were underway while Council was considering the OCP and Zoning Bylaw amendments, but the Planning Department has received a number of additional applications and enquiries on properties that may also take advantage of the density bonus provisions in the Albion Area. Of the 16 current development applications within the Albion Area, eight are taking advantage of the density bonus provisions. The program is being well received by the local development industry and is being considered by staff to be a success. _______________________________________________ Prepared by: Jim Charlebois, MURP, MCIP, RPP Manager of Community Planning _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM Public Works & Development Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer "Original signed by Jim Charlebois" "Original signed by Christine Carter" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Lougheed Highway Enhancements EXECUTIVE SUMMARY: The Lougheed Highway has been and continues to be the major transportation route servicing Maple Ridge. It extends from the eastern border of Mission through to Pitt Meadows to the west. The majority of the highway is owned and operated by the Provincial Ministry of Transportation. The exception to this is the section from 222nd Street to Kanaka Way. This section of road was down graded from a Provincial Road to a municipal road in 1999, and is eligible for TransLink funding as part of TransLink’s Major Road Network (MRN). This section through the downtown has undergone significant improvements over the past number of years through a combination of funding from TransLink, senior agency grants, gaming revenue, development and general taxation. As part of Business Planning, Council directed that a preliminary review of options for improvements to the Lougheed Highway in the urban area west of the downtown be included in the workplan. Options for improvements to the Lougheed Highway are guided by the Official Community Plan (OCP). This includes significant work items emanating from the OCP including the Commercial/Industrial Strategy and the Transportation Plan, both currently nearing completion. In addition, TransLink is currently undertaking a plan that would see a new Rapid Bus or B- Line service from the Maple Ridge Town Centre to the Coquitlam Town Centre area. A lot of these plans inform and complement each other. As a result of the policies, work items and capital projects that are and will be identified from the •OCP •Commercial Industrial Strategy •Transportation Plan •Rapid Bus (B- Line) Plan a clear picture of how the future of this section of Lougheed Highway is expected to emerge. With the assistance and approval from the Provincial Ministry, significant improvements are anticipated to occur through TransLink, development and capital projects. RECOMMENDATION: That the Lougheed Highway Enhancement report dated June 9, 2014, be received for information. 1 4.4 BACKGROUND: Throughout this discussion, it must be remembered that Lougheed Highway between 222nd Street and the Pitt Meadows border is a Provincially owned and operated road. All improvements and changes must be done in consultation with the Provincial Ministry and requires Ministry approval. OFFICIAL COMMUNITY PLAN Land Use - Outside of the Town Centre The lands located along Lougheed Highway from 221st Street to the Pitt Meadows border represent a variety of land uses and designations in the Official Community Plan. Generally speaking there are three commercial pockets located along Lougheed Highway: 1.Maple Meadows Way to 119th Avenue; 2.The Laity Street intersection; and 3.The 216th Street Intersection. These pockets are designated Commercial (General Commercial category) in the Official Community Plan and most often are aligned with the CS-1 Service Commercial and C-2 Community Commercial zones. These lands are intended to provide a mixture of service commercial and retail uses, and are not considered to be mixed use zones, primarily to differentiate these lands from uses occurring in the Town Centre. The balance of lands along Lougheed Highway are designated Urban Residential (Major Corridor Infill category) and are intended to redevelop as multi-family, higher density use at some point in the future. Institutional land use designations are also found along this stretch of highway. During the Official Community Plan review, a Study was undertaken to assess the supply, demand and market opportunities for Commercial development in the District of Maple Ridge. Amongst other things, the report noted that residents had a strong desire to have a successful and vibrant Town Centre, and at the same time, there was concern with growing Commercial sprawl and the potential adverse affects on the quality of existing Maple Ridge Commercial areas. The Study did not recommend that the residential lands fronting Lougheed Highway be re-designated for Commercial purposes. It did however recommend that the OCP be amended to provide for a wider range of commercial uses through the use of the C-2 Community Commercial zone in the existing commercially designated areas. These recommendations were incorporated in the 2006 OCP and a number of redevelopments have been rezoned to C-2 over the past few years. Town Centre Area Plan – 222nd Street West to 221st Street The part of the Lougheed Highway between 222nd Street west to 221st Street is within the Town Centre Area Plan. These lands are designated Institutional on the north, and Commercial and Low Rise Apartment to the south in the Town Centre Area Plan. The Commercial Study conducted in 2004 as a component of the Official Community Plan review, noted that the viability of new commercial development in the downtown was often marginal or uneconomic due to the inventory of vacant space which keeps rents low. That study recommended 2 that residential development become a focus in the downtown, and that residential only developments be supported in a number of areas that previously required ground floor commercial. In 2005, the downtown was the subject of an integrated planning process between the District of Maple Ridge and Smart Growth on the Ground. During the creation of the Town Centre Area Plan there was further discussion regarding the role of commercial development in the Town Centre, and the resulting concept plan reaffirmed the recommendations in the 2004 Commercial Study. The Town Centre Concept Plan, and subsequently adopted Area Plan, left the land use designation for properties west of 222nd Street as shown in the 1996 and 2006 Official Community Plans. The 2012 Commercial and Industrial Strategy analyzes market conditions and makes a number of recommendations pertaining to the Town Centre. The Strategy acknowledges that Maple Ridge has taken a strong direction with the Town Centre Area Plan, noting that may of the preconditions necessary to create certainty of direction that will attract investors, businesses and residents are in place. The Strategy goes on to say that there is no need to designate additional commercial lands in the Town Centre to accommodate projected growth. The Strategy does however mention that the District could consider applications for ground floor commercial in areas currently not designated for such use on a case by case basis, testing each application for its contribution towards enhancing the quality of the Town Centre. Based on this recommendation, any applications(s) for Commercial or Mixed-use development on the section of Lougheed Highway between 222nd Street to 221st Street would be considered on its own merits, with a focus on the impact on existing commercial development, access, interface, traffic, market conditions and other site planning considerations. COMMERCIAL AND INDUSTRIAL STRATEGY In 2012, GP Rollo and Associates were retained to prepare a Commercial and Industrial Strategy to assist with long term planning for commercial and industrial uses. This report does not recommend the redesignation of residential lands along this stretch of Lougheed Highway and notes that “there is sufficient designated commercial land supply to satisfy projected demand over the next 20 years, and likely enough supply to satisfy demand beyond assuming increases in site densities.” The Strategy recommends that: densification and urbanization of retail plazas be encouraged; there be a focus on the design of retail developments in the area; and that consideration be given to encouraging the rezoning of existing CS-1 Service Commercial lands to C-2 Community Commercial. These recommendations will form part of the Implementation Strategy that is being prepared as a component of the Commercial & Industrial Strategy. DEVELOPMENT APPLICATIONS The Lougheed Highway has seen significant redevelopment over that last fifteen years or so, with the construction of shopping malls, automotive dealerships and maintenance shops, medical buildings, as well as restaurants. As noted in this report, one of the recommendations in the draft Commercial Industrial Strategy is that the District focus on the densification and urbanization of existing retail plazas, and that there be a focus on the design of retail developments in the area. All Commercial Development in the District requires a Commercial Development Permit. The Development Permit Guidelines were written with a goal of improving the appearance of commercial development along the Lougheed Highway, and in other commercial areas. As an example, the Guidelines require: 3 • The use of natural features such a brick, wood and stone or other materials of a warm appearance. • Developments should be sited to have the building frontage on the main street. • Significant corners should be given adding emphasis with vertical architectural features and roofscape features; at intersections, the definition of corners should be reinforced by buildings fronting on both streets. • Continuous weather protection such as canopies, structural awnings, or building overhangs is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed use developments that front a public space or sidewalk. • Particular attention is to be made to the image presented to the street front. • Vehicle access should be located away from pedestrians; parking should be in smaller units, and where possible located underground or to the rear of buildings. • The use of lanes is encouraged. • Landscape planting and screening should be used to create interesting views and focal points for pedestrians, passing drivers and building tenants. Over time, when applied to redeveloping sites the ultimate result will be an improved streetscape. However, not all applicants willingly satisfy the Guidelines and often state that the Lougheed Highway is a Service Commercial stretch of road and therefore doesn’t require a level of finishing or design detail similar to that of other commercial centres. Applicants will often cite the additional costs stemming from these guidelines. The end result can be minimal compliance with the development permit guidelines. To comply with the Strategy recommendation regarding the importance of focusing on the design of commercial developments, it will be important to be mindful of the goal of creating an attractive streetscape, and ensure that the full spirit of the Development Permit Guidelines is complied with. Some recent examples of projects along the Lougheed Highway include: • Brown’s Social House • Mageta Doctors Office • Kal Tire • Carline Muffler • Royal Bank • Marv Jones Honda • Wings Restaurant & Pub • Marks Work Warehouse TRANSPORTATION PLAN The draft Transportation Plan has been before Council a number of times over the past year. Lougheed Highway is a key element of the Transportation Plan. Streetscape Improvements - Walkability There are a number of commercial areas along the Lougheed Highway corridor, which though not contiguous, form a pedestrian walkshed that extends along the entire corridor from 200th Street to 222nd Street. 4 There are sidewalks along the Lougheed Highway from 222nd Street to Maple Meadows Way but the standard of pedestrian facilities ranges significantly in various areas of the corridor, from full concrete curb and gutter with concrete sidewalks, grass boulevards and street trees on both sides of the corridor through to a single asphalt sidewalk. Improvements have been constructed largely through development, examples of which include the Westridge Centre and Westgate Centre, as well as the recently completed Mageta Medical Centre. The District has constructed an asphalt multi-use path on the north side between Laity Street and 216th Street and the Ministry of Highways and Infrastructure (MOTI) has recently extended an asphalt sidewalk from 210th Street west to 119th Avenue. The draft Strategic Transportation Plan (STP) identifies a number of key pedestrian areas in the District, areas that have the potential for generating significant pedestrian traffic from a broader area of the District that includes Ridge Meadows Hospital, Westgate and Westridge Centres and Maple Meadows West Coast Express Station. The draft STP assigns a high priority for all roads around these pedestrian areas, including connecting roads in the vicinity off the Lougheed Highway to ensure there are sidewalks on at least one side of the roadway. Streetscape Improvements - Entrance Features, Public Art, Banners There are currently signs that welcome visitors to the District at 200th Street but there are no larger entrance elements such as arches or other structures that would serve as gateway features into the municipality. Gateway features could be considered at the westerly entrance to the District and/or the entrance to the Downtown. Along the Lougheed Highway corridor there are opportunities, albeit somewhat limited, to enhance the public domain through elements such as public art or banners. Banners are currently installed on the section of Lougheed from 203rd Street to Maple Meadows Way, however the lack of District- owned street light poles on the corridor could constrain any significant continuous length of banners although there may be specific areas, such as the multi-use path between Laity Street and 216th Street to enhance the streetscape. Over the last number of years requests have been made of the Ministry to review the crossing opportunities for pedestrians, particularly near 210th Street. In reviewing potential improvements along this corridor specific discussions with the Ministry with regard to these opportunities could be advanced Capital Projects As previously noted, the majority of construction along the Lougheed Highway corridor is in support of new development; that said, the District has undertaken projects that range in size and complexity from intersection improvements through to the multi-use pathway as well as the significant reconstruction between 222nd Street and 228th Street. The Transportation Plan and Capital Works Plan identifies the following projects that border onto the Lougheed highway: •203rd Street upgrades from Lougheed Highway to north of 123rd Avenue •207th Street intersection improvements from 118th Avenue, south of Lougheed Highway to Dewdney Trunk Road •Laity Street Bicycle Facilities between Lougheed Highway and Dewdney Trunk Road 5 There are a number of pedestrian improvements identified in the draft Strategic Transportation Plan that are not yet considered in the Capital Plan, examples of which include: • 119th Avenue, from 206th Street to 207th Street • 119th Avenue, east of 207th Street • Laity Street from Lougheed Highway to 121st Avenue The Ministry is considering how to improve the flow of traffic along the Lougheed Highway, and the intersection at 222nd Street is one location under evaluation along with the potential four-laning of the Haney Bypass. TRANSLINK RAPID BUS (B-LINE) There are currently no transit routes along the Lougheed Highway corridor west of 222nd Street. The Frequent Bus Network (FTN) west from the Haney Exchange is along Dewdney Trunk Road. As the District grows there is a desire for enhanced and expanded transit services and facilities. The current “hub and spoke” layout of transit works for now but as the urban area densifies there will be greater benefit in moving to a grid system of local transit routes that will have the effect of strengthening the linkage between Lougheed Highway and Dewdney Trunk Road. TransLink are currently undertaking a study to plan for a Rapid Bus or B-line from Maple Ridge Town Centre to the new Skytrain station near Coquitlam Centre. This would potentially include the construction of two or three Rapid Bus stations along the Lougheed Highway. Such stations would potentially become focal points near key intersections. The OCP encourages higher multi-family densities along the Lougheed corridor. A rapid bus line could be a catalyst for these types of developments. A rapid bus line could also be a significant factor in encouraging commercial development and redevelopment along the corridor. NEXT STEPS As stated above a clear picture of the future of this section of Lougheed Highway from 222nd Street to the Pitt Meadows border will emerge from the implementation of the: • OCP • Commercial Industrial Strategy • Transportation Plan • Rapid Bus (B- Line) Plan These plans necessarily complement each other. Once completed, a comprehensive list of expected improvements can be compiled for the section of Lougheed Highway. An implementation plan that would include the improvements, the costs, the funding sources and the timing could be prepared for Council’s consideration. As stated all works will require Provincial approval. CONCLUSIONS: As part of Business Planning, Council directed that a preliminary review of options for improvements to the Lougheed Highway in the urban area west of the downtown be included in the work plan. 6 This report identifies the plans that will have a significant impact on this section of Lougheed Highway. Once these plans are completed the next step would be an implementation plan that includes the improvements, the costs, the funding sources and the timing. As stated all works on this section of Lougheed Highway require Provincial approval. “Original signed by Frank Quinn”____________________ Co-Prepared by: Frank Quinn, MBA, P.Eng General Manager, Public Works & Development Services “Original signed by Christine Carter”_________________ Co-Prepared by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by David Pollock”___________________ Co-Prepared by: David Pollock, P.Eng Municipal Engineer “Original signed by J.L. (Jim) Rule____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer 7 District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: June 9, 2014 and Members of Council FROM: Chief Administrative Officer ATTN: Workshop SUBJECT: 2014 Residential Class Property Taxation EXECUTIVE SUMMARY: Throughout the year, the Finance Department provides a series of financial reports. These reports provide Council with information to assist in their decision making. In January, a detailed analysis of 2014 property assessments was presented. Recently, Council received information on our 2013 year-end financial statements and a detailed report and presentation on our financial reserves. The purpose of this report is to provide Council with information on municipal property taxes assessed to the Class 1-Residential property class. This is important as most of the District’s assessment base is represented by the properties in this class. It is important to keep in mind that this report focuses on the municipal portion of property taxes because the levies from other jurisdictions are beyond Council’s control. In our analysis, we looked at three indicators: 1.Residential Class Municipal Property Tax Rates Comparison We looked at the municipal tax rate the District charges to the Residential Property Class to see how it has changed from last year, and to see how it compares to others in the region. Our municipal tax rate increased 4.2% in 2014, and consists of the Council approved increase in the Financial Plan Bylaw and an adjustment to neutralize market changes in assessed property values. In 2014, Residential Class property assessments decreased in market value by just over 1%, and the municipal tax rate was adjusted to generate the funding required in the Financial Plan. Of the surveyed municipalities, from 2013 to 2014, one municipality, Vancouver, had a 2.5% decrease in their municipal tax rates. The remaining municipalities saw increases ranging from a low of 1.6% in Port Coquitlam to a high of 6.0% in Richmond. The wide range in changes to municipal tax rates is largely a function of the changes in assessed property values. 2.Assessment and Taxation Changes on Sample Properties We have been tracking the change in assessments and taxation on eight sample properties for several years, and this information is included in this report. In any given year there can be quite a range in the changes to assessed property values and the resulting tax increases experienced by our 4.5 sample properties. In 2014, for instance, two properties experienced a tax increase of about 1.5% while two others experienced double digit increases. 3.Municipal Property Taxes and Utilities Assessed Against the ‘Average Single Family Dwelling’ Survey We conducted a survey of the municipal property taxes and utilities assessed against the ‘average single family dwelling’. As Council is aware, this survey does not account for the different service levels in municipalities, however, the data allows us to see how the municipal property taxes and utilities assessed in Maple Ridge compares to others in the region. It is interesting to note that our taxes remain amongst the lowest in the region, and when the taxes are combined with annual utility rates, Maple Ridge ranks as being fourth lowest among the municipalities surveyed. We also looked at the municipal portion of the property taxes for the average single family dwelling in Maple Ridge to see how it has changed from 2012 and how it compares to others in the region. From 2012 to 2013, the municipal property taxes for the average single family dwelling in Maple Ridge increased 4.1% and from 2013 to 2014, the municipal property taxes increased 3.8%. These property tax increases are different than the Council approved tax increase charged to the Residential Property Class of 3.5% for 2013 and 2.95% for 2014. The rationale for the differences is explained in more detail later in the report. RECOMMENDATION: This report has been provided for information only. No resolution is required. DISCUSSION: For 2014 assessed values, BC Assessment continued with their regular practice of assessing properties (land and buildings) based on market value as of July 1 of the previous year. This means that for 2014, properties are assessed at what their market value would have been on July 1, 2013. In Maple Ridge, Residential Class property assessments decreased in market value by just over 1%, and the municipal tax rate was increased to negate this 1% market movement and then was increased by a further 2.95%, as included in the approved Financial Plan. 1.Residential Class Municipal Property Tax Rates Comparison: Figure 1 shows the Residential Property Class municipal tax rates and the percentages changed from 2012. In the surveyed municipalities, from 2013 to 2014, one municipality, Vancouver, had a 2.5% decrease in their municipal tax rates. The remaining municipalities saw increases ranging from a low of 1.6% in Port Coquitlam to a high of 6.0% in Richmond. The wide range of changes in municipal tax rates is largely a function of the changes in assessed property values. Maple Ridge’s municipal tax rate increased 4.2% from 2013. Page 2 of 7 Figure 1: Residential Class 1 Municipal Property Tax Rates 2.Assessment and Taxation Changes on Sample Properties: Figures 2a and 2b show the percentages changed in assessed property values and taxation for eight sample properties we have been tracking for several years in Maple Ridge. In 2014, there is variability in the changes of assessed values for the sample properties. The sample property in Central Maple Ridge (Sample #4) experienced a decrease in assessed property value of 2.8% while the sample property in Lower Hammond (Sample #7) experienced an increase of 8.6%. Figure 2a: Sample Properties Percentages Changed in Assessed Property Values 2012 Rate Change Rate Change Rate West Vancouver 1.81450 -6.9% 1.68850 5.0% 1.77300 Vancouver 2.02002 -6.2% 1.89502 -2.5% 1.84728 Richmond 2.00128 6.1% 2.12246 6.0% 2.24956 Burnaby 2.23260 0.4% 2.24190 4.6% 2.34430 North Vancouver District 2.36446 0.2% 2.36961 3.0% 2.44107 Surrey 2.35469 1.0% 2.37908 3.9% 2.47085 North Vancouver City 2.38015 2.9% 2.44972 1.9% 2.49602 Coquitlam 3.02810 0.9% 3.05600 4.8% 3.20210 Langley Township 3.19978 2.3% 3.27430 2.2% 3.34730 Port Moody 3.30760 2.8% 3.40150 3.5% 3.52200 Delta 3.49470 -0.8% 3.46753 3.1% 3.57583 New Westminster 3.54410 0.1% 3.54830 5.8% 3.75350 Port Coquitlam 3.71290 2.9% 3.82240 1.6% 3.88270 Pitt Meadows 3.72580 4.9% 3.90660 2.6% 4.01000 Maple Ridge 4.08880 4.8% 4.28330 4.2% 4.46250 Mission 4.62120 1.3% 4.68110 3.6% 4.85130 Municipality 2013 2014 Location 2009 2010 2011 2012 2013 2014 1 Silver Valley -2.6% -6.7% 13.7% 5.5% 0.0% -2.7% 2 Albion/Kanaka 0.0% -5.2% 11.2% 0.0% 6.8% -0.6% 3 Whonnock 0.0% -8.5% 6.4% 2.7% 0.0% 0.6% 4 Central MR 0.0% -0.8% 8.9% 0.5% -3.1% -2.8% 5 Central MR- strata 0.0% -9.9% 2.7% -5.8% -3.1% 0.0% 6 West MR 0.0% 3.0% 5.4% -2.1% 0.0% 7.0% 7 Lower Hammond 0.0% -6.4% -2.3% 0.1% -9.9% 8.6% 8 Upper Hammond 0.0% -7.6% 5.9% -4.7% 0.0% 2.3% Total -0.5% -5.0% 7.7% 0.2% -2.1% 1.0% Page 3 of 7 There is a wide range in the tax increases experienced by the sample properties for 2014. Increases range from a low of 1.4% for the sample property in Central Maple Ridge (Sample #4) to a high of 13.2% for the sample property in Lower Hammond (Sample #7). It is important to note that while some properties may experience the same percentage tax increase, the tax bills will vary depending on the assessed property value. Figure 2b: Sample Properties Percentages Changed in Municipal Property Taxation 3.Municipal Property Taxes and Utilities Assessed Against the ‘Average Single Family Dwelling’ Survey: The methodology to calculate the value of an average single family dwelling uses information from BC Assessment. The difficulty with using this information is that an average single family dwelling in West Vancouver may be physically much different than an average single family dwelling in Maple Ridge, and this has not been taken into account. Additionally, municipalities provide different services at different levels and this has also not been taken into account. Nonetheless, this is a commonly used method and it does serve as one indicator of relative tax burden. Residential Single Family is one subset of BC Assessment’s Residential Property Class. It is comprised of detached residences or houses. The ‘average single family dwelling’ value is calculated by taking the value from this subset on BC Assessment’s Revised Roll and dividing that number by the subset’s number of occurrences. An ‘average home’ value is used in the Financial Overview Report provided to Council in December and the Illustrative Residential Property Tax Comparison appendix to the 2014 Property Tax Rates Bylaw Report provided to Council in April. The average home value comparison takes the existing average home value and compares it to what that home would have been assessed at in the previous year, assuming that the value changed by the average market change for the entire Residential Property Class. For the purpose of this report and to ensure we are comparing values that are determined by using the same methodology, we have used ‘average single family dwelling’ values for all municipalities. This is the same methodology used in our previous comparisons. The data compiled is shown on Figure 3. This table shows the municipal portion of residential property taxes for the ‘average single family dwelling’ in Maple Ridge and the surveyed municipalities. At $2,041 Maple Ridge is amongst the lowest of those municipalities surveyed. When Location 2009 2010 2011 2012 2013 2014 1 Silver Valley 1.7% 1.2% 12.1% 9.6% 4.9% 1.5% 2 Albion/Kanaka 4.4% 2.8% 9.6% 3.9% -2.3% 3.6% 3 Whonnock 4.4% -0.7% 4.8% 6.7% 4.9% 4.9% 4 Central MR 4.4% 7.6% 7.3% 4.4% 1.6% 1.4% 5 Central MR- strata 4.4% -2.4% 1.3% -2.0% 1.6% 4.3% 6 West MR 4.4% 11.8% 3.8% 1.7% 4.8% 11.7% 7 Lower Hammond 4.5% 1.5% -3.7% 4.1% -5.5% 13.2% 8 Upper Hammond 4.4% 0.2% 4.4% -0.1% 4.8% 6.7% Total 3.9% 3.1% 6.1% 4.3% 2.7% 5.3% Page 4 of 7 municipal taxes are combined with property utilities for a total of $2,935, Maple Ridge is still amongst the lowest of the surveyed municipalities. Figure 3: Summary of Survey Results – 2014 ‘Average Single Family Dwelling’ In Figure 4, we look at the municipal property taxes for the average single family dwelling from the surveyed municipalities and show how this information has changed from 2012. There is some variability in the percentage changed from year to year with the surveyed municipalities. From year to Municipality Average Assessed Value* Municipal Taxes Rank (lowest to highest) Total Utilities Municipal Taxes & Utilities Rank (lowest to highest)Notes Pitt Meadows 457,596 1,835 3 1,012 2,847 1 Surrey 647,927 1,802 2 1,051 2,853 2 Langley-Township 524,021 1,754 1 1,126 2,880 3 Maple Ridge 457,302 2,041 5 894 2,935 4 (10) Port Coquitlam 527,408 2,048 6 909 2,957 5 Mission 379,673 1,842 4 1,131 2,973 6 (3) Delta 603,054 2,168 8 960 3,128 7 (2) Richmond 939,311 2,113 7 1,064 3,177 8 (7) North Vancouver-City 902,181 2,252 11 954 3,205 9 (6) Burnaby 931,527 2,184 9 1,129 3,313 10 (1) Coquitlam 700,656 2,244 10 1,093 3,337 11 Port Moody 759,343 2,674 15 964 3,638 12 (5) Vancouver 1,375,500 2,541 14 1,099 3,640 13 (9) New Westminster 675,166 2,534 13 1,196 3,731 14 (4) North Vancouver-District 1,018,047 2,485 12 1,473 3,958 15 West Vancouver 2,121,146 3,761 16 1,429 5,190 16 (8) Average 813,741 2,267 1,093 3,360 Median 687,911 2,176 1,079 3,191 Highest 2,121,146 3,761 1,473 5,190 Lowest 379,673 1,754 894 2,847 Notes: Values are rounded. * (1)Garbage, Water and Sewer Rates reflect a 5% discount. (2) (3) (4,5)Recycling/Garbage, Water and Sewer Rates reflect a 5% discount. (6)Water and Sewer Rates reflect a 5% discount. (7,8) (9) (10) Municipal taxes are averaged. Utility rates reflect a 10% discount. Land Assessment Averaging. Utility rates include Water, Sewer and Recycling. Average Assessed Value determined by using BC Assessment’s 2014 Revised Roll Totals, Property Class Residential Single Family, divided by number of occurrences. Value has not been adjusted for new construction or supplementary changes. Drainage Levy Rate/Amount excluded from analysis. According to Mission staff, only approximately 30 homes are charged this levy - not representative of an average home in Mission. Page 5 of 7 year, the average single family dwelling is not the same average single family dwelling, but a calculated average of this subset of BC Assessment’s Residential Property Class. It is for this reason that we must use caution when making a year to year comparison of municipal taxes payable for an average single family dwelling. In 2012, the total municipal property taxes for the average single family dwelling in Maple Ridge were $1,890 and in 2013 the municipal property taxes increased to $1,966 or 4.1% from the previous year. For the surveyed municipalities, 2013 increases ranged from a low of 1.6% in West Vancouver to a high of 6.5% in both Surrey and the City of North Vancouver. In 2014, the total municipal property taxes for the average single family dwelling in Maple Ridge increased to $2,041 or 3.8% from 2013. For the surveyed municipalities, the increases ranged from a low of 0.2% in Mission to a high of 4.8% in Surrey. Figure 4: Average Single Family Dwelling– Total Municipal Property Taxes It is important to note that the municipal property taxes for the average single family dwelling in Maple Ridge are not indicative of the entire Residential Property Class in Maple Ridge, but just one segment of this property class. When calculating the property tax rates we consider the entire residential class not just the single family dwelling subset. It is Council’s policy when setting the tax rates to adjust for market change. The new construction generates additional tax revenue. This is different than simply comparing average assessment values for a single family dwelling (which includes market change 2012 Municipal Taxes Change Municipal Taxes Change Municipal Taxes Langley Township 1,621 3.8% 1,682 4.3% 1,754 Surrey 1,614 6.5% 1,719 4.8% 1,802 Pitt Meadows 1,697 3.7% 1,760 4.3% 1,835 Mission 1,803 2.0% 1,839 0.2% 1,842 Maple Ridge 1,890 4.1% 1,966 3.8% 2,041 Port Coquitlam 1,948 3.8% 2,022 1.3% 2,048 Richmond 1,988 3.8% 2,062 2.5% 2,113 Delta 2,061 2.9% 2,122 2.2% 2,168 Burnaby 2,055 3.6% 2,129 2.6% 2,184 Coquitlam 2,047 4.8% 2,146 4.6% 2,244 North Vancouver City 2,051 6.5% 2,185 3.1% 2,252 North Vancouver District 2,342 2.8% 2,408 3.2% 2,485 New Westminster 2,340 5.5% 2,469 2.7% 2,534 Vancouver 2,354 4.4% 2,458 3.4% 2,541 Port Moody 2,431 6.4% 2,587 3.4% 2,674 West Vancouver 3,564 1.6% 3,620 3.9% 3,761 2013 2014 Municipality Page 6 of 7 :jgbb and new construction) and is a subset of the Residential Property Class. This is why the calculated tax increase is 3.8% on the average single family dwelling vs. an average residential class increase of 2.95%. For 2014, Council authorized a 2.95% increase which includes a 1.9% increase for general purposes, a 0.5% increase for infrastructure replacement, 0.3% for drainage improvements, and 0.25% for Parks and Recreation improvements. When we look at the average single family dwelling in Maple Ridge and take in to consideration the change in assessed property values and the authorized increase to property tax revenues, these changes amount to a tax increase of approximately $74 or about 3.8%; when we look at the average home in Maple Ridge, these changes amount to a tax increase of approximately $51 or 2.9%. There are also increases to sewer, water and recycling rates and the aggregate impact of all these changes to the average single family dwelling in Maple Ridge is about $113 or 4.0%, and these changes to the average home amount to an increase of about $90 or 3.5%. The differences in the percentage change from 2014 between the average single family dwelling and the average home are attributable to the methodology used to determine the average single family and average home values. CONCLUSION: The Finance Department provides Council with a series of reports to assist in their decisions. The purpose of this report is to provide information on the municipal taxes assessed against residential properties. There is no one ideal comparison method, and it is for this reason that we have looked at three indicators for our analysis. We can conclude that the municipal property taxes assessed in Maple Ridge are well positioned when compared to our neighbours. “Original signed by Jacquie Bergmann”_________________ Prepared by: Jacquie Bergmann Research Technician “Original signed by Trevor Thompson” for _____________ Approved by: Paul Gill, BBA, CGA, FRM General Manager: Corporate & Financial Services “Original signed by J.L. (Jim) Rule”_______________________ Concurrence: J.L. (Jim) Rule, MA, B.ES (Hon.), P.Mgr., MCIP Chief Administrative Officer Page 7 of 7 Producer responsibility for mattresses WHEREAS the province is transitioning responsibility for end-of-life management of goods to industry through Multi Materials BC; AND WHEREAS used mattresses are not included in the Multi-Materials BC program and discarded mattresses have to be disposed of by local government; THEREFORE BE IT RESOLVED that the Union of British Columbia Municipalities lobby the Provincial Government to extend responsibility for end-of-life management of mattresses to producers. 4.6 Revisions To The Residential Tenancy Act WHEREAS the Province of British Columbia has enacted the Residential Tenancy Act to provide equal grounds for resolution of issues arising between landlords and tenants and to protect the rights of both landlords and tenants; AND WHEREAS issues continue to arise with respect to landlords’ inability to deal with or evict problem tenants and conversely tenants’ ability to deal with landlords taking advantage of gaps in the legislation; THEREFORE BE IT RESOLVED that UBCM urge the Province of British Columbia to initiate a complete review of the Residential Tenancy Act in order to address gaps within the legislation which adversely impact both landlords and tenants. Ban on Grizzly Bear Hunt WHEREAS the vast majority of hunters do so to obtain food, the general population increasingly opposes any kind of hunting or trapping of fur bearing animals for their fur. Many Coastal First Nations and Global communities are firmly and morally against any kind of hunting of the grizzly bear. Grizzly bear populations are stable and growing in some regions of BC, thus allowing BC to be home to one of the few stable populations of these animals in North America. 48 of the US states have banned hunting these animals and 90% of trophy hunters in BC emanate from the United States. WHEREAS conservation statistics cite limited domestic animal/grizzly confrontation—2 per year—and population management could be maintained through more morally responsive conservation measures. Although there is not a competition between hunting activities and ecotourism, ecotourism does generate more economic activity than the grizzly bear hunt does. THEREFORE BE IT RESOLVED that in order to ensure these animals are there for future generations and to support Eco-Tourism, UBCM support a ban on grizzly bear hunting in BC with an enhanced support for Conservation Officers to deal with problem bears throughout rural BC.