Municipal News- Maple Ridge
August 9, 2023
Off-Street Parking Bylaw Review – Report
The City is currently undergoing a review of its Off-Street Parking Bylaw. A report was presented to Council on July 25 at a Council Workshop providing an overview of potential changes.
Key potential changes the City is considering include:
The City is also considering changes to shared use parking requirements, parking dimensions, as well as the addition of clearer vehicle loading requirements.
Based on feedback received during the Council Workshop, staff will develop a new draft Off-Street Parking Bylaw, which is anticipated to be presented to Council this fall at Committee of the Whole along with potential in-stream protection provisions. Following first reading, staff plan to bring the draft bylaw for stakeholder and public consultation before it goes to Council for adoption.
For more information, see the full report.
UPDATE: Development Application Review Process Changes – Adopted
On July 25, Council adopted amendments to the Development Procedures Bylaw and Development Information Meeting Policy to streamline the development application review process. As noted in previous updates, these changes would result in:
- The addition of a pre-application meeting prior to application submission;
- A requirement to submit complete application prior to consideration of first reading for any application involving a zoning amendment;
- Combination of first and second readings within the process;
- Reduction of maximum time limit between third reading and final adoption from 18 months to 12 months (with potential for two 6-month extensions);
- Existing rezoning applications that have received third reading prior to July 25, 2023 will be able to apply for a one-time six-month extension after 18 months from the date third reading was granted.
- File closure of application due to inactivity for a period of 6 months.
Existing rezoning applications received prior to July 25 will be given 1 year from the date first reading was granted to submit a complete application, including the associated development applications and technical reports.
For more information, see the full report.
July 11, 2023
UPDATE: CAC Rate Phased Increase – Effective August 1
On August 1, new Community Amenity Contribution (CAC) rates will take effect based on the City’s Target Rate Adjustment Schedule:
The rate increase will be effective immediately and there will be no grace period for in-stream applications. For more information, see the full policy.
June 27, 2023
Development Application Review Process Changes – Feedback Requested
On June 13 at Council Workshop, Council received a report and provided direction to staff to bring forward amendments to the Development Procedures Bylaw (and other relevant policies), which will affect the development application review process. The newly proposed process is as follows:
Proposed changes are summarized below.
Pre-application meetings:
- To formally require a pre-application meeting prior to submission of a complete application for a zoning amendment bylaw with or without an Official Community Plan amendment, development variance permit, development permit, temporary use permit, or subdivision, with a number of exceptions (minor DP, DVP, or subdivision creating two lots), subject to approval of the Director of Planning, or their designate.
Application submission:
- To require submission of complete applications, including the associated Official Community Plan amendment, development permit, development variance permit, and subdivision applications, if required, and the required detailed information and technical reports, prior to consideration of first reading, for any application involving a zoning amendment bylaw.
DVP and DP applications:
- To include the information related to the requested variances (Development Variance Permit) and design rationale (Development Permit – Form and Character) and the recommendation for their Council approval in the first reading report.
Rezoning conditions and extensions:
- To reduce the current maximum 18-month time-limit between third reading and final adoption to 12 months, with 2 six-month extensions subject to the Director of Planning’s approval and in accordance with the conditions outlined in the Development Procedures Bylaw, and the payment of 50% of the rezoning application fee for each extension.
- To allow the file closure of an application due to inactivity for six months.
The proposed changes will be considered for first, second, and third readings on June 27, 2023 and staff are anticipating the changes will be before Council for final adoption on July 25, 2023. Existing rezoning applications will be eligible for grandparenting provisions to allow the submission of a complete application, within one year from the date when these changes receive first reading (expected June 27).
The City has reached out through the UDI/HAVAN Maple Ridge Liaison Committee to request feedback on the proposed changes. If you have any feedback or comments, please share them with Jenny Scott by July 10.
May 2, 2023
Development Services Function Review Report and Implementation Strategy
On April 25, the final consultant report and resulting implementation strategy for the Development Services Function Review went to Council.
The report includes a series of recommendations which are listed on page 65 of the Allan Neilson report. Staff have identified and will prioritize 8 action items within the recommendations, which are expected to have the greatest impact on reducing processing times and improving efficiencies. I have summarized the actions identified below:
Technology
- Discontinue use of AMANDA and transition to new Cityworks system, which is currently under development and is anticipated to be open to the public by the end of this year. The new system will include:
- A portal for applicants to upload, view, manage, and track their applications as well as view staff comments and deficiency notations in near real-time;
- Ability for applicants to upload plans, surveys, and drawings;
- A Land Development Tracker; and
- Configurable dashboards for staff to monitor open files.
Bill 26 Process Improvements
- Delegation of minor Development Variance Permit (DVP) issuance to Director of Planning.
- Further Development Permit Delegation to Director of Planning for Intensive Residential Development Permits and increasing the threshold for issuance of Minor Development Permits.
- Removal of Public Hearing requirement for OCP compliant projects and changes to public hearing notification requirements.
Many of these changes will be implemented over the summer.
Combination of First and Second Readings
- Combine first and second readings instead of separating the two steps – this will require the submission of complete applications.
- Review of the referrals process and establishment of timeline expectations for referrals.
Creation of Multi-Stream Application Reviews
- Creation of a Development Concierge Service Pilot Program, which would focus on high-value projects that are deemed a priority by Council, namely large-scale projects that promote economic growth, employment generation, and/or attainable, affordable and rental housing.
- Explore the feasibility of creating one or more additional streams to provide priority processing on complex and small scale, non-complex applications.
This work is expected to begin Q3 2023.
Enhanced Customer Service – Planner of the Day (POD) and Engineer of the Day (EOD)
- Discontinue practice of POD and EOD rotation to attend the Development Services Counter and respond to questions that the Development Services Technicians are unable to answer.
- Creation of new permanent positions to replace PODs and EODs.
- Creation of a POD policy which includes:
- Limit of 30 minutes for POD enquiries; and
- Requirement for more complex enquiries to submit a formalized Land Use Inquiry application.
Policy work has already begun and the positions are expected to be posted Q2 2023.
Efficiency Improvements for Engineering Design Review Process
- Implement a protocol agreement between Engineering and Engineering Operations that would include setting internal parameters and thresholds when applications are to be forwarded for review.
- Explore feasibility of relying on more professionals of record through consultant.
Elimination of Off-Site Frontage Improvements for Single Family Homes
- Waive off-site frontage improvements for single family home applications – this will not apply for duplex, tri-plex, and courtyard developments.
- Applicants would still be required to install new service connections and dedicate road right of way for future works.
Establishing a Baseline and Targets through Metrics
- When the new Cityworks system is in place, staff will establish an accurate baseline of current processing times, set realistic targets, and monitor the effectiveness of changes being implemented.
April 4, 2023
Residential, Commercial, and Industrial Demand Forecast Report
On March 28, a staff report went to Council that provides a high-level perspective on land use in Maple Ridge. The report was completed by Coriolis Consulting Corp and showcases how residential, commercial, and industrial growth—both local and regional—will impact commercial and industrial demand over a 20-year horizon from 2022 to 2042.
The report separates projections of future growth in 4 key land use categories:
- Residential units
- Retail and service space
- Office space
- Industrial space
For more information, see the full report.
March 7, 2023
2023 Parks, Recreation, and Culture Master Plan – Approved
On February 28, Council endorsed the 2023 Parks, Recreation, and Culture Master Plan. This Master Plan will replace the existing 2010 Plan. The new Plan recommends 96 strategies which are organized into 4 sections. Relevant strategies categorized by section include:
- Parks and Open Spaces
- Develop a Parkland Acquisition Strategy
- Strive to sustain Neighbourhood Parks to provide at 0.69 Ha per 1000 residents
- Allocate resources to undertake strategic planning for the following specific sites: Maple Ridge Park, Whonnock Lake Park, Jackson Farms, Albion Sports Complex/Fairgrounds, Thornhill, and waterfront park spaces
- Develop an Urban Forest Management Strategy
- Develop a Recreation Trails Strategy to further explore trail system specific needs and provide the necessary strategic and tactical guidance
- Recreation Facilities
- Arts and Culture Infrastructure
- Service Delivery
- Develop Key Performance Indicators (KPIs) to measure the City’s success rates in the delivery of parks, recreation, and culture services
- Consider child care space needs as part of all future space planning
- Use the recommended Capital Project Delivery Process to guide future major capital facility projects
- Adequately resources the implementation of previously developed strategies
Staff will now begin to develop the implementation and funding strategy for Council’s consideration. For more information, read the full report or watch the presentation.
February 7, 2023
Housing Action Plan Implementation Summary
On January 24, a background report went to Council summarizing the work completed since the endorsement of the Housing Action Plan (2014) as well as projects that are on the Planning Department Work Plan for 2023.
A summary of the work currently underway, or will be underway in 2023, includes:
- Expanding the secondary suite and detached garden suite regulations;
- Exploring additional infill opportunities and housing forms;
- Reviewing the City’s Community Amenity Contribution and Density Bonus programs;
- Reviewing opportunities enabled under Bill 26 to delegate Council authority in select circumstances and waive Public Hearing requirements;
- Implementing the recommendations from the Building Services Function Review;
- Implementing the Development Services Review; and
- Updating the Housing Needs Report (2021) based on 2021 census data.
For more information, read the full report watch the full presentation from staff.
January 24, 2023
UPDATE: 2022 Development Cost Charges Bylaw – Second and Third Readings
On January 17, the Development Cost Charges (DCCs) Amending Bylaw and the proposed increase in DCC rates received Second and Third Readings, and will now be sent to the Inspector of Municipalities for review and approval.
Despite UDI recommendations to phase-in the increases over several years to mitigate the impact on builders, Council has decided to move forward with the rates as initially proposed in the July 19 Report to Council. The new DCC rate is summarized below:
The in-stream protection period of 12 months will begin once the DCC Amending Bylaw has been approved by the Inspector of Municipalities and given Fourth Reading / Adoption by Council.
For more information, read the full report.
October 18, 2022
UPDATE: Albion Area Plan Update – Adopted
As noted in previous newsletters, on September 27th the Albion Area Plan Update received Third Reading and was adopted by Council. The update integrates the North East Albion Concept Plan into the Albion Area Plan.
For more information, read the full report.
September 20, 2022
UPDATE: 2022 Development Cost Charges Bylaw – UDI/HAVAN Letter and NAOIP Letter
As noted in previous UDI newsletters, on July 19th an update to the Development Cost Charges Imposition Amending Bylaw received First Reading. On August 31st, City staff reached out to UDI requesting comments to be sent by September 16th so a Report can go to Council for their September 26th meeting.
In response, UDI submitted a joint letter with HAVAN outlining recommendations to conduct more stakeholder consultation prior to the DCC increases receiving Second and Third Reading. NAOIP has also submitted a letter to staff.
The DCC bylaw is expected to be discussed during the Regular Council Meeting on September 26th. UDI will continue to provide updates as information arises.
September 6, 2022
UPDATE: 2022 Development Cost Charges Bylaw – Feedback Request
On August 31st, UDI received a letter from the City of Maple Ridge seeking feedback on the proposed Development Cost Charges (DCC) rate increase. The DCC update received first reading on July 19th (see report). The proposed rate increases are summarized below:
UDI is working to prepare comments on these proposed rate increases and has reached out to members for feedback. The City is requesting all feedback be sent to them by September 16th so they can bring comments to Council on September 26th.
Please share any feedback with Cassandra at CSmith@udi.org before September 13th.
July 26, 2022
UPDATE: Development Cost Charges Bylaw – First Reading
On July 19th, a report went to Council on the Development Cost Charges Imposition Amending Bylaw to receive First Reading. The proposed DCC update includes rate increases as summarized below.
The current and proposed DCC rates are:
There have been discussions on whether to include Abernethy Way from 240 to 256 Street in this update or to explore alternative funding options (potentially an Area Specific DCC rate). Currently, the proposed rates reflect exclusion of the Abernethy Extension with an expectation that a future DCC Bylaw may include an Area Specific DCC for servicing this area.
The City is also proactively considering a delay in the effective date and/or a phased-in rate increase.
Prior to the DCC update receiving Second and Third Reading, City staff will engage in stakeholder consultations as well as present any feedback to Council.
For more information, read the full report (p. 336).
July 12, 2022
Density Bonus Outside of Urban Area Boundary Policy Review
On June 22nd, Council passed a resolution directing staff to prepare a review of density bonus provision on properties that are outside of the designated Maple Ridge Urban Area Boundary.
At a Council Workshop on June 28th, Council received a staff report with a recommendation to host an online public open house to ask for feedback on proposed OCP amendments related to density bonusing outside of the Urban Area Boundary.
Some parameters being considered include:
- Limit scope of eligible properties to lands already within the municipal sanitary system or eligible for municipal sanitary system;
- Density bonus provisions could be an option for lands outside of the Natural Features Development permit areas only (i.e. exclusion of lands with slopes over 25% and land in a floodplain);
- Addition of a structured density bonus calculation to the Zoning Bylaw to provide clarity to staff, developers, and area residents;
- Status Quo.
Following the public open house, City staff intend to share and consult with stakeholders such as ARMS, KEEPS, UDI, and HAVAN.
For more information, see page 12 for the full report.
Lougheed Transit Corridor Area Plan and Development Permit Guidelines
On June 28th, Council referred the Lougheed Transit Corridor Area Plan (LTCAP) and Development Permit Guidelines back to staff for revisions prior to receiving Second Reading.
Mayor and Council were supportive of adding more provisions for increased density and employment lands along the corridor. City staff will work to revise the LTCAP and Development Permit Guidelines and is anticipated to bring it back to Council in October.
For more information, see page 215 for the full report.
June 28, 2022
Lougheed Transit Corridor Area Plan and Development Permit Guidelines
At Council on June 21st, a report on the Lougheed Transit Corridor Area Plan (LTCAP) and Development Permit Guidelines will receive Second Reading as amended and be forwarded to Public Hearing with the recommendation that staff proceed with the implementation of the LTCAP.
The Lougheed Transit Corridor Area Plan (LTCAP) focuses on reinvigorating areas around two main transit nodes (i.e. rapid transit stations at Laity Street and at 203 Street along Lougheed Highway). Key aspects of the LTCAP include:
- Introduction of mixed-use buildings at transit nodes;
- Land allocation for employment uses, such as light industrial, business park, warehousing and distribution to boost local job space;
- Focus on multi-storey buildings, with a minimum of four storeys within the commercial mixed-use designation and a minimum of two storeys within the flexible employment designation;
- Improved connectivity, safety and amenities for transit users, pedestrians and cyclists;
- Central greenway to offer ‘All Ages and Abilities’ active transportation facilities; and
- New park spaces.
Following the Public Hearing, City staff will begin to conduct several key studies related to transportation, water, and sanitary servicing that are required prior to plan implementation.
June 14, 2022
CAC Program Review
The City of Maple Ridge is in the process of implementing revised community amenity contribution (CAC) target rates, which come into effect on August 1, 2022. Based on recent Council comments through the target rate review, the City has further reviewed the City’s CAC Program and is proposing some potential additions to the Policy, under eligible activities (please see the full report for further details).
Proposed changes include:
- Implementation of a Target Rate Adjustment meant to address the current projections of growth, community plans, and anticipated impact of the growth on the need for amenities in various parts of the City. The proposed rates can be found below, noting that rates are voluntary and negotiable and initiated through the development application process:
The generally accepted practice is to exempt in-stream applications that have been presented at Public Hearing and have received Third Reading. In this case, applications that have received Third Reading by July 31, 2022 would contribute the current CAC rate.
The proposed changes were shared with the UDI Liaison Committee meeting in November 2021, on which UDI provided written feedback to staff.
May 3, 2022
Accessory Dwelling Unit Regulatory Options
At a Council Workshop on April 26th, Council members discussed a staff report and recommendations (page 6) on Accessory Dwelling Unit Regulatory Options. The report contained eleven recommendations aimed at creating additional secondary suite and detached garden suite units in the community. Recommendations included:
Secondary Suite Recommendations
- That staff prepare amendments to the Zoning Bylaw to remove the maximum and minimum gross floor area requirement for secondary suites;
- That staff develop Alternate Compliance Methods for Alterations to Existing Buildings to Add a Secondary Suite’ in the BC Building Code;
- hat staff prepare amendments to the Zoning Bylaw to permit secondary suites in all single-detached residential zones;
- That staff prepare amendments to the Zoning Bylaw to permit secondary suites in ground-orientated duplexes and townhouses;
- That staff prepare amendments to the Zoning Bylaw permit lock-off suites in apartments and stacked townhouses;
Detached Garden Suite Recommendations
- That staff prepare amendments to the Zoning Bylaw to permit secondary suites and detached garden suites on the same lot in the Agricultural Land Reserve;
- That staff prepare amendments to the Zoning Bylaw to allow flexible siting of a detached garden suite on a lot;
- That staff prepare amendments to the Zoning Bylaw to remove the minimum size requirement for detached garden suites;
- That staff prepare amendments to the Zoning Bylaw to permit larger detached garden suites in specific residential zones;
- That staff prepare amendments to the Zoning Bylaw to permit secondary suites and detached garden suites on the same lot in all residential zones; and further
- That staff develop a program, for council consideration, that would create pre-approved building plan templates for detached garden suites.
City staff were directed by Council to undertake further work on the recommendations, and come back to Council with more information about potential options for further discussion. The only recommendation that was not identified as a priority for staff to examine was to prepare amendments to the Zoning Bylaw to permit lock-off suites in apartments and stacked townhouses.
April 20, 2022
Employment Future in Thornhill and 256th Street Industrial Area
On April 11th, the City shared with UDI’s Liaison Committee that Urban Systems has completed an Opportunity Assessment on the Employment future for Thornhill and the 256th Street Industrial Area. The recommendation coming out of the assessment is to expand the 256th Industrial Area, and retain Thornhill as Industrial Reserve for future employment use. Full details on the assessment can be read in the report from a Workshop from Council held on March 29th, as well as the presentation slides from staff.
As next steps, the City will be commencing background studies with anticipated completion by Q3 2023, with updates to Council for information and input. A public consultation process will be planned, and is anticipated to commence in early 2024 alongside the release of a Concept Plan.
November 30, 2021
Off-Street Parking Feedback
The City’s Off-Street Parking and Loading Bylaw currently allows property owners to pay monies in-lieu of providing the required number of parking stalls. Properties that are zoned for multi-family, commercial, or institutional uses and located within a 930m radius of City Hall (in the Town Centre Area) are eligible for this alternative. The payment-in-lieu rate was last updated in 2008.
The City is proposing an increase to the payment-in-lieu parking alternative rate from $12,500 per parking stall (non-residential use) and $8,000 per parking stall (residential use) to $20,000 per stall for both residential and non-residential uses. For more information, please see the attached background report.
UDI is collecting feedback for the City, so if you have any comments, please email Heather Park at hpark@udi.org by end of day Wednesday, December 1st.
Community Amenity Contribution Target Rate Review
On November 9, Maple Ridge City Council received a report recommending increases to the City’s CAC target contribution rates. The City retained Urban Systems earlier this fall to conduct a review of current rates, and delivered the following recommended changes:
The consultant’s report also provided a regional comparison with other municipalities in metro Vancouver and Vancouver Island for reference. Staff are currently seeking feedback from builders and other stakeholders on these proposed changes- if you would like to share your input please contact Heather Park, by Tuesday December 7th.
Staff will be providing a second report to Council by early 2022. If the new rates are approved, they would not come into effect prior to August 1, 2022, and those projects which have already received third reading and completed a public hearing (if required) by that date would be grandfathered under the previous rates.
November 16, 2021
Parking Bylaw Amendment – Payment In-Lieu Parking Rate
As discussed in a previous UDI Newsletter– On November 9 a report on the Off-Street Parking and Loading Amending Bylaw increasing the cash-In lieu parking rate was approved. See the report here on p.115.
The interim increases the parking in-lieu rate from $12,500 per parking stall (non-residential use) and $8,000 per stall (residential use) to $20,000 per stall.
The new rate will apply to instreaming rezoning applications that have not received first reading before the amending bylaw adoption day (November 9).
Staff highlight in the report that this is viewed as an interim amendment and further work on the appropriate valuation of constructing a parking stall in multi-family, commercial development will occur in 2022.
The report also expands the prohibition for cash-in lieu from just single-detached residential uses within the residential in lieu option to triplex, fourplex, and courtyard uses.
Community Amenity Contribution Target Rate Review
At Maple Ridge Council Workshop of November 9, a report on Maple Ridge’s Community Amenity Contribution Target Rate Review was received for information (see the report here p.46). The consultant’s report recommends the following rate adjustments to the City’s existing CAC program:
Council directed staff to move forward with the CAC program, however, recommended that further discussion with the Urban Development Institute and other industry representatives prior to implementing the policy.
November 2, 2021
Parking Bylaw Amendment – Payment In-Lieu Parking Rate
At the Maple Ridge Council Workshop of October 19, a report which proposes an interim amending provision for the payment in-Lieu options for required number of parking stalls on a property.
The Report notes that further work on the appropriate valuation of constructing a parking stall in multi- family, commercial, and institutional forms of development within Maple Ridge will occur in 2022. However, if approved by Council, the interim parking in-lieu rate increase would change the current parking rate from $12,500 per parking stall (nonresidential use) and $8,000 per parking stall (residential use) to $20,000 per stall.
The report proposes that the new rate would only apply to new and existing applications that have not received second reading at the time the amending bylaw is adopted.
See the Report here on p.25.
Please contact Richard Demkiw with any questions or comments.
September 7, 2021
Building Bylaw and Fees & Charges Bylaw Update
On July 27, 2021 Maple Ridge City Council approved changes to the City’s development application and permit fees through updates to the Maple Ridge Building Bylaw and Fees & Charges Bylaw. The new fees and increases are a result of a region-wide assessment which brings the City in line with other jurisdictions. Check out the detailed report, number 1105 on the May 18, 2021 Committee of the Whole agenda located here, for all of the background and outcomes of the project.
As of September 1, 2021 the updated rates and new fees will come into effect and be applicable to all applications received going forward. Summary sheets of the new fees have been posted on the Development Application and Permit Fees and Charges webpages to make them easier to navigate.
Staff are available to answer any questions you may have by telephone at 604-467-7451 or by email at performance@mapleridge.ca.
August 24, 2021
Landscape and permeable surface requirements
As noted in previous newsletters, the Maple Ridge Zoning Bylaw was adopted on 06.15.21. There were several changes outlined in that bylaw, one of the changes, included updated permeable surface area requirements. The excerpt below outlines the requirements for permeable surface area.
As part of your permit submission along with including the hard surfaced areas, as typically shown on the plans, you will need to include the total lot covered by impermeable vs required plus the font yard covered vs required. Maple Ridge will require this to be shown moving forward and will make it a mandatory requirement for all permit applications received after September 30, 2021. Please share this information with your designers.
405.1 Landscape and Permeable Surface Requirements
- Not less than 40% of the Lot Area of any Residential Zoned Lot, excluding an Apartment Residential Use, shall be maintained as a Landscaped area with a permeable surface.
- Not less than 5% of the Lot Area of Commercial, Industrial and Institutional Zoned Lots shall be maintained as Landscaped areas with a permeable surface.
- The Front Yard of a Residential Zoned Lot shall include not less than the following area to be maintained as Landscaped areas with a permeable surface:
- 40% for R-1 Zone;
- 30% for R-2 Zone;
- 30% for R-3 Zone;
- 40% for R-4 Zone; and
- 50% for all other Residential Zoned Lots, excluding multi-family Residential Use.
- For the purposes of this Bylaw, the following shall not be considered permeable surfaces:
- Buildings and Structures, with the exception of Buildings and Structures with green roofs that reduce storm water discharge by more than 25% (rate and quantity);
- asphalt;
- concrete;
- non-permeable artificial turf; and
- grouted pavers.
- Structures designed to retain water shall be considered permeable, including swimming pools, reflecting pools and ornamental ponds.
Please contact Richard Demkiw with any questions or comments.
July 27, 2021
Development Services Fee Review
At Maple Ridge Regular Council Meeting of July 13 the Fees & Charges amending Bylaw and Building Amending Bylaw both received third reading (see p.77 of the Council Agenda).
Overall, Council supported recommendations from the UDI/HAVAN letter (see here) related to implementing dashboards and data metrics to monitor performance targets.
Council also supported the proposal with the two key caveats:
- A supplemental report related to the Building Review Process and recommendations for its improvement is finalized.
- No new hiring decisions are made until staff openings within the existing budget are filled.
The new rates will be effective of September 1 2021.
For more information on the changes to the bylaw please see the UDI Newsletter of June 29.
Please contact Richard Demkiw with any questions or comments.
Off-Street Parking and Loading Bylaw
At Maple Ridge Regular Council Meeting of July 13 the Off-Street Parking and Loading Bylaw (see p.107 of the Council Agenda) was adopted with amendments to the Off-Street Parking Design Section outlined below.
For more information on the changes to the bylaw please see the UDI Newsletter of June 29.
Please contact Richard Demkiw with any questions or comments.
June 29, 2021
UDI & HAVAN Joint Letter to the City of Maple Ridge – Development Services Fee Review
As discussed in the UDI Policy & Advocacy Update of June 15, the City of Maple Ridge recently proposed updates to fees associated with building permit, development application, and development engineering services (see the report here).
On 06.23.21, UDI & HAVAN submitted a joint letter of response (see here) to the City of Maple Ridge. The letter discusses our organizations general support for the fee changes to increase staffing capacity at the City, however, it also suggests that Maple Ridge:
- Consider providing a service commitment that is tied to department performance and tangible approval timeline targets/ goals now that this data will be monitored.
- Fill the existing budgeted staff positions that are vacant, as soon as possible because the fee increases will potentially be implemented in September 1 2021.
Please contact Richard Demkiw with any questions or comments.
Text Amendments to the Maple Ridge Zoning Bylaw
At the Maple Ridge Council Meeting of June 22 a Bylaw to amend the text of Maple Ridge Zoning Bylaw went to Council for third reading and adoption (see the report here).
The Bylaw provides a definition for Tandem Parking with restrictions around percentage of tandem parking allowed, and conditions to regulate building block size requirement for townhouse units in the RM-1 (Low Density Townhouse Residential) Zone.
For RM-1 Low Density Townhouse Residential Zones, Parking & Loading is amended by adding after 3, as follows.
- A tandem unit shall be limited to one enclosed single-car garage, with a driveway apron length to accommodate a second vehicle, as specified in the Off—Street Parking and Loading Bylaw, as amended. Two-car enclosed tandem garages shall not be permitted.
- The maximum percentage of single-car tandem garage units within a townhouse development shall be limited to 50%. See Council Policy on Tandem Parking within Townhouse Developments for more information.
Other Requirement amendments include,
- A townhouse use shall be limited to six attached units in one block, not to exceed a length of 45 meters (147.5 feet)
Please contact Richard Demkiw with any questions or comments.
June 15, 2021
Maple Ridge Options for Reducing GHG Emission from Building and Transportation – UDI/HAVAN Joint Letter of Response
As previously mentioned in the UDI Newsletter of April 6, a Report on Options for Reducing GHG Emissions from Buildings and Transportation went to the City of Maple Ridge Council Workshop on April 27 (See the report of April 27 Council Workshop here on p.53). The report outlines several recommendations to help Maple Ridge achieve its goal to reduce GHG emissions by 45% before the end of the decade.
On June 1 UDI and HAVAN submitted a joint letter of response to the proposal. The letter provides the CoM with feedback in regards to Step Code, Air Tightness Testing, and Visitor Charging for Townhouse Sites.
Please contact Richard Demkiw rdemkiw@udi.org with any questions or comments.
Development Services Fees and Charges
At the City of Maple Ridge Regular Council Meeting of May 25 a report on Development Services Fee Review received first reading. The Report proposes updates to fees associated with building permit, development application, and development engineering services. Below are the pages in the report on which current and proposed fees for each service and the changes of note:
- Engineering Subdivision & Development Servicing Fees – Page 9
- New fees
- Development Application Fees – Page 12
- New fees
- Updates to existing fees
- Transition to base, plus variable rate model for Development Permits and Rezoning applications
- Building Fees – Page 19
- Updates to existing fees
Part of the fee update process identified by staff was consultation with development stakeholders (including UDI). As such, Maple Ridge is seeking feedback from UDI on the report by June 25. Please contact Richard Demkiw rdemkiw@udi.org with any comments on the report.
The report is slated to go to Council for final reading in July, if approved, it would come into effect September 1, 2021.
May 18, 2021
UPDATED: Tandem Parking
At Maple Ridge’s Council Workshop of May 11 (p.16) a report on tandem parking was received by Council for discussion.
At this workshop meeting Council was presented with three options for implementing tandem parking within RM-1 (Low Density Townhouse Residential zone. The three options were as follows:
The report also recommends that the Zone Amending Bylaw, Off-Street Parking and Loading Amending Bylaw, and Tandem Parking Garage Units with Townhouse Developments be forwarded to Council Meeting of May 25 2021.
Please contact Richard Demkiw with any questions or comments.
May 4, 2021
Options for Reducing GHG Emissions from Buildings and Transportation
At the City of Maple Ridge Council Workshop of April 27 a staff report on Reducing GHG Emissions from Buildings and Transportation Electric went to Council Workshop for review. At the Workshop meeting, staff made some initial recommendations for the new Step Code, EV Infrastructure requirements (See the report here on p.53). Council referred the report to the Environmental Advisory Committee meeting on May 12 for their feedback.
April 20, 2021
Thornhill Background Report
on March 30 a staff report (pg.7) and presentation on the Thornhill area was discussed at Maple Ridge’s Council Workshop. The report provides background information on the context of the Thornhill area in relation to the criteria set out in the city’s OCP urban Reserve policies and provides an update on current growth projections.
The report suggests that the data on the City’s growth projections do not support a rationale for preparing Thornhill for urban residential use into the long-term and there is sufficient residential development capacity for long term within existing urban areas. However, current OCP policies support exploring future employment use in Maple Ridge, including in the Thornhill area.
Next steps include staff prepare a Thornhill Employment Lands Scoping report, which outlines the necessary background studies, estimated costs, and a timeline that indicates when the Area Plan process might commence.
April 6, 2021
B.C. Energy Step Code (ESC) & Electrical Vehicle Charging (EVC)
The City of Maple Ridge is concerned that their community GHG emissions are increasing as opposed to trending downward toward their targets. As such, they are moving to adopt the ESC and increase their EVC requirements and presented at the March 26 UDI/HAVAN/Maple Ridge Municipal Liaison Committee.
A report will be going to Council on April 27 regarding how best to implement the ESC. Staff are recommending that Step 3 be adopted for Part 9 buildings with a six month transition period (after adoption). Staff are proposing grandfathering of development applications In-stream at the time the bylaw is adopted.
For Part 3 buildings, Step 2 is being recommended with implementation occurring six months after initial notification. There will also be grandfathering of instream applications – “… for rezoning, development permit and subdivision applications that have received third reading before the bylaws are adopted.”
Maple Ridge will be using energy efficiency performance bonds to ensure compliance with the new standards. The City is also considering a “Low carbon energy system option “opt in” when available,” as other municipalities have implemented. To support the industry, it is being proposed that Maple Ridge offer “After the transition period, for one year, discounted fees to cover the cost of mid construction blower door tests for up to two homes for all builders including those who received Step 1 services during the transition period.”
Another report will be going Council on April 27 to enhance Maple Ridge’s EVC standards for new buildings. Staff are proposing that energized outlets (Level 2) be provided for:
- Every residential unit;
- Half of the visitor spaces; and
- “10% of commercial spaces where more than 10 are required.”
UDI is pleased that staff are supporting the option of using Energy Management Systems “… with performance requirements based on full charge overnight 90% of the time.” Similar approaches have been allowed in other municipalities because they allow energy sharing during the charging process to reduce the amount of electrical infrastructure that needs to be built. There will be a six month transition period after the bylaw is adopted. Again, staff are proposing “A ‘grandfathering’ exemption for rezoning, development permit and subdivision applications that have received third reading before the bylaws are adopted.”
December 15, 2020
Zoning Bylaw Update
At the City of Maple Ridge Council Meeting on 8 December the updated Zoning Bylaw No. 7600-2019 was given final reading. ( For the report please see p.126 of the attached).
The bylaw applies to all lands within the City of Maple Ridge and will replace the City’s existing Zoning Bylaw No. 3510-1985.
The Zoning Bylaw No. 7600-2019 contains the following main categories of regulations:
- Regulations dividing the City into zones, including residential, commercial, industrial, institutional, agricultural and comprehensive development zones;
- Includes general regulations pertaining to prohibited uses; specific land uses; size, shape and siting of buildings and structures; landscaping and permeable surfaces; waste and renewable energy; and lot area and dimension requirements for subdivision.
- Within each zone, regulations for the permitted use and density of use of land, buildings and other structures;
- Regulations for setbacks, and for the height of buildings and structures;
- Regulations for the area, shape and dimensions of new lots;
- Regulations for waste management and energy systems;
- Regulations for landscaping and fencing;
- General regulations, including for administration and enforcement of the bylaw;
- Transitional provisions to accommodate zone amending bylaws under Zoning Bylaw No. 3510, 1985 that are in-stream.
All in-stream applications will be monitored and assessed on a case-by-case basis to determine if they can be transitioned to the new Zoning Bylaw or should continue under the existing Zoning Bylaw. The existing Zoning Bylaw will be rescinded once all these applications have completed.
November 17, 2020
Housing Needs workshop
On Friday November 6th UDI participated in the City of Maple Ridge Housing Needs Workshop. Please see the staff presentation here that touches on some of the key takeaways from the meeting. Additional information can also be found through project website.
Maple Ridge will also be hosting a virtual Public Open House on Thursday November 26. If you’d like to attend, please email housing@mapleridge.ca.
November 3, 2020
Maple Ridge Housing Needs Assessment Workshop
The City of Maple Ridge is in the process of completing a housing needs assessment to better understand the city’s current and future housing needs. The primary purpose of to identify and describe key needs and gaps in Maple Ridge’s housing system to inform future policy making. The resulting Housing Needs Report will be developed will be used as a foundation for planning and decision-making for the next five years.
Please join Maple Ridge staff and CitySpaces Consulting for a virtual focus group from 1pm – 3pm on Friday, November 6. These conversations will provide an opportunity for the project team to share preliminary findings, and will allow the city to dive deeper into regional housing needs.
- When: Friday, November 6, 2020 from 1 – 3pm.
- Where: Zoom (link to be provided November 5)
- RSVP: email housing@mapleridge.ca or agrochowich@mapleridge.ca
Updates on the Housing Needs Report process will be provided online as well as via e-mail. Should you wish to be included on the Housing E-Mail List, please let staff know by sending an email to the Planning Department at housing@mapleridge.ca.
October 20, 2020
Ground-Oriented Residential Infill Development Permit Guidelines
At the Maple Ridge Council Meeting on October 13, the Official Community Plan Amending Bylaw No. 7673 Ground Oriented-Residential Infill Development Permit Guidelines received first and second reading and will be forwarded to Public Hearing.
The staff report highlights that “the Ground-Oriented Residential Infill development within established residential neighbourhood will be incremental and sensitive to the existing and emerging context while streamlining the development application process.”
This Bylaw will also be a topic of discussion at the next Maple Ridge Development Liaison Committee meeting in late October.
See the report here.
September 22, 2020
Revised Zoning Bylaw
A new Zoning Bylaw No. 7600-2019, which applies to all lands within the City of Maple Ridge, is intended to replace the City’s existing Zoning Bylaw No. 3510-1985.
The new Zoning Bylaw No. 7600-2019 has received First and Second Readings at Council and went to Public Hearing on September 15, 2020.
The Zoning Bylaw No. 7600-2019 contains the following main categories of regulations:
- Regulations dividing the City into zones, including residential, commercial, industrial, institutional, agricultural and comprehensive development zones;
- Includes general regulations pertaining to prohibited uses; specific land uses; size, shape and siting of buildings and structures; landscaping and permeable surfaces; waste and renewable energy; and lot area and dimension requirements for subdivision.
- Within each zone, regulations for the permitted use and density of use of land, buildings and other structures;
- Regulations for setbacks, and for the height of buildings and structures;
- Regulations for the area, shape and dimensions of new lots;
- Regulations for waste management and energy systems;
- Regulations for landscaping and fencing;
- General regulations, including for administration and enforcement of the bylaw;
- Transitional provisions to accommodate zone amending bylaws under Zoning Bylaw No. 3510, 1985 that are in-stream.
The old and new zoning bylaw will run simultaneously for the next while (roughly one year), until the new zoning bylaw is gradually be transitioned to be the primary document to follow. City staff has also suggested that periodic amendments be made to the new bylaw as needed.
Maple Ridge has received preliminary approval from the Ministry of Transportation, however, final approval is still required.
UDI intends to discuss this further with staff from the City of Maple Ridge at the next Development Liaison Committee meeting.
A copy of the new Zoning Bylaw can be found here: Zoning Bylaw No. 7600-2019. A copy of Schedule A – Zoning Map can be found here: Zoning Map.
Please contact Richard Demkiw with any questions or comments.
September 8, 2020
UPDATED: Off-Street Parking and Loading Bylaw
At the Maple Ridge Liaison Committee meetings on October 29 and May 29 staff updated UDI members on their plans to amend the tandem parking provisions in the Zoning Bylaw and Off-Street Parking and Loading Bylaw. Several members noted concerns regarding the impact that this proposal could have on site yields
On August 27 UDI alongside HAVAN submitted a joint letter of response to City of Maple Ridge highlighting several recommendations.
The proposal is set to go to Council in late September/ early October.
See here for the letter.
See here for the May 29 staff presentation which highlights the proposed tandem parking changes.
June 16, 2020
Ground-Oriented Residential Infill Development Permit Guidelines
At Maple Ridge’s Council Workshop on June 9 there was a report on draft Ground-Oriented Residential Infill Development Permit Guidelines.
The city is looking to streamline the development applications for triplex, fourplex, and courtyard housing. The report includes illustrative images and cross sections and identifies the intent, guidelines concepts as well as the key design elements of the housing types.
Upon Council direction, staff will draft an OCP amending bylaw to integrate the proposed amendments. Staff will make sure that the guidelines are referenced in upcoming Council reports for any applications that have no already completed third reading. For applications that have already received third reading will proceed through the Multi-Family Residential Development Permit process.
See p. 7 of the agenda for more information.
May 19, 2020
UPDATED: Tandem Parking Bylaw
At the Maple Ridge Council Workshop on May 12 (item 4.6), there was a discussion regarding proposed amendments to the Tandem Parking Bylaw for townhouse developments (see the attached document).
See below the three options staff presented to Council:
- Option 1: 30% tandem garages and 70% double-car garages, including a 6 m (19.7 ft.) driveway apron for the second space, prohibiting two-car enclosed tandem garages;
- Option 2: 70% tandem garages and 30% double-car garages, including a 6 m (19.7 ft.) driveway apron for the second space, prohibiting two-car enclosed tandem garages; or
- Option 3: 30% tandem garages and 70% double-car garages, allowing two-car enclosed tandem garages, but with slightly shorter driveway aprons to accommodate a smaller vehicle (i.e. 4 m (13.1 ft.)). 2013-096-RZ Page 2 of 8
At the Workshop Meeting Council were leaning towards selecting Option 1), however, referred the item to staff to add an amendment that would allow the flexibility to go up to 50% tandem, 50% double car garages for townhouses. If adopted, developers would likely still need to submit a parking variance for the 50/50 option. As a result, Council sent the bylaw back to staff for further consideration.
See here for the link to the agenda and page 94 for item 4.6. See here for the link to the Workshop video.
May 5, 2020
Access Management Policy
On April 27, the City of Maple Ridge adopted the Access Management policy, which identified that the practice of restricting access on all current arterial roads may be overly restrictive on some of the lower volume arterial roads.
The policy will create two new road classifications, major and minor arterial roads, and define the hierarchy of access control.
The report highlights that during the redevelopment process that higher density land use is promoted along major corridors and direct access to major arterial roads is minimized. The intent of the policy is to designate and minor arterial roadways and clearly identify when access can be considered and when alternative access will be required. The intent of both classifications is to have uninterrupted traffic flow except at intersections and crosswalks.
The proposed reclassification of arterial roadways is summarized by location in Appendix A/B of the full report (see the link below).
The scheduled update of the Strategic Transportation Plan is expected to further update the road classifications based on traffic volumes, and any changes will be incorporated into the Policy.
See here for the full report.
May 19, 2020
See here for the latest news updates from the City of Maple Ridge
Latest updates include:
April 30th Maple Ridge City Council Delays Property Tax Penalty Date to October 1
April 21st Maple Ridge Update for Citizens on COVID-19 Response
April 17th City of Maple Ridge Response to Provincial Property Tax Framework Announcement
April 16th Maple Ridge Backs Regional Call for Emergency Funding for Translink
April 21, 2020
New Sign Bylaw Approved
On April 14th, the City of Maple Ridge put forward a New Sign Bylaw that received first, second, and third reading, and was unanimously carried. The bylaw applies to all lands in the city and consists of the following regulations:
- Definitions and Interpretations
- General Provisions & Exemptions
- Prohibitions & Non-Conforming Signs
- Maintenance & Inspections
- Specific Regulations & Schedules
Among the changes were updates to developer signage both on and offsite. See pg. 43 of the April 14th meeting agenda for the full report.
March 25, 2020
See here for COVID 19 Information Updates
November 25, 2019
UPDATED: Tandem Parking Bylaw
The City of Maple Ridge is working on updating its tandem parking bylaw. Please see the link to the presentation from the UDI Maple Ridge Liaison committee meeting here. See the proposed amendments below:
- Add the “Tandem Parking definition to the Zoning Bylaw definitions section
- Amend RM-1 zone as follows
- Limit a townhouse block to 6 units 45 meters (147.5ft) in length
- Prohibiting two-car enclosed garages
- Restricting the percentage of single-car tandem garages to 30%
- Amend the Off-Street Parking and Loading Bylaw as follows
- To provide a minimum driveway apron of 6m (20 ft.) in length by 3m (10ft.) in width for single-car tandem garages
- To specify the minimum internal dimensions of a single-car tandem garage in the RM-1 zone as 3.8m (12.5 ft.) in width, 6.7m (22 ft.) in length, and 2.1m (6.9 ft.) in height
- To specify the minimum internal dimensions of a double-car garage in the RM-1 zone as 6.5m (21.3 ft.) in width, 6.7m (22 ft.) in length, and 2.1m (6.9 ft.) in height
The draft bylaws will be reviewed and potentially revised based on feedback obtained, so please contact Michelle Baski with any questions or comments. This feedback will be included in the report back to Council on Dec.10th, 2019.
UPDATED: Density Bonus Rates
At the last UDI Maple Ridge committee meeting on October 25th 2019, the City of Maple Ridge presented updates to draft Density Bonus regulations. Please see the presentation here. If you have questions regarding the proposed changes or would like additional information the staff contact will be Amanda Grochowich (604-463-5221).
September 30, 2019
Density Bonus Rate Consultation
Maple Ridge Council is exploring a set of revised density bonus regulations for new development from an earlier set of provisions approved in principle in 2018. The proposed regulations remove any optional requirements to provide below-market rental floor space in exchange for bonus density. Instead, the revised density bonus regulations now focus on an increased set of cash contribution rates which would be used to fund affordable rental housing projects. The proposal is on the agenda (p.237) for the regular Council meeting on October 1st. It will also be discussed in the next month’s Maple Ridge Development Liaison Committee meeting.
Please submit your response on the enclosed proposed density bonus requirements to Amanda Grochowich, Planner, City of Maple Ridge at 604-463-5221 agrochowich@mapleridge.ca by October 11, 2019.
If you have any other comments or concerns, please contact Richard Demkiw.
September 16, 2019
Tandem Parking Consultation
The City of Maple Ridge is contemplating restricting tandem parking in townhouse projects. They are proposing that only 30% of the units in each project be permitted to have tandem parking. Dimensions of the spaces are also specified. Two-car tandem parking garages will also not be permitted. The City is seeking comments by early October, as a report will be going to Council in November. UDI will be providing comments, as these type of restrictions on tandem parking add substantial costs for homebuyers. If you have any comments, please contact Cassandra McColman.
July 8, 2019
Zoning Bylaw Review
The City of Maple Ridge has been conducting a review of its Zoning Bylaw, which last received a major update in 1985. A report went to Council in the spring, and staff wrote a June 27, 2019 letter to UDI seeking input on the draft Bylaw and map by July 31. If you have projects in Maple Ridge, please review the draft documents and provide your comments and questions to Cassandra McColman by July 29, 2019.
