Of Maple Ridge for Its Commitment and Support of the ULI BC TAP Program, and the Panelists and Stakeholders Who Generously Gave Their Time and Thoughtful Input

TECHNICAL ASSISTANCE PANEL FINAL REPORT | September 28, 2012 DOWNTOWN REDEVELOPMENT SITE MAPLE RIDGE, BRITISH COLUMBIA ULI BC wishes to thank the District of Maple Ridge for its commitment and support of the ULI BC TAP program, and the Panelists and Stakeholders who generously gave their time and thoughtful input. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012

Host Organization: District of Maple Ridge Jim Rule Chief Administrative Officer Frank Quinn General Manager: Public Works & Development Services Christine Carter Director of Planning Jim Charlebois Manager of Community Planning Lisa Zosiak Community Planner Ron Riach Property and Risk Manager Darrell Denton Economic Development Officer

TAP Panelists Stakeholders ULI TAP Executive and Support Panel Chair Wayne Bissky TAP Committee Chair Jonathan Tinney Principal Architect, Bissky Architecture Jane Farquharson Manager of Design Planning + Principal, Bunt & Associates Economics, AECOM Ron Antalek Realtor, RE/MAX Lifestyles Realty ULI BC TAP Director, Panelists Cliff Bowman Robert Grimm Communications & Graphics Leanne Buck President, Bowman International Real Principal, Portrait Homes Buck Marketing Source Inc. Estate Marketing Inc. James Patillo Jeff Brown Senior Vice President & General ULI BC District Council Coordinator Development Manager Manager, Vancouver/Calgary, Susan Lloyd Shape Properties Grosvenor Americas Jane Farquharson Principal, Bunt & Associates Dale Mikkelsen Director of Development, SFU Community Trust Martin Neilsen Principal, Dialog Eric Vance Principal, Eric Vance & Associates Special thanks to the Real Estate Jamie Vann Struth Foundation of BC for their generous Vann Struth Consulting Group Inc. support of the ULI BC TAP Program. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012

The Urban Land Institute British Columbia launches its inaugural Technical Assistance Panel - June, 2012 with the District of Maple Ridge as the successful Host. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012

TABLE OF CONTENTS

i. EXECUTIVE SUMMARY

PG 1 PG 9 PG 21 1.0 INTRODUCTION 4.0 GEOGRAPHIC CONTEXT 7.0 PANEL RECOMMENDATIONS

1.1 ULI Background 4.1 Location 7.1 Market Potential 1.2 ULI Mission 4.2 Boundaries 7.2 Build-out 1.3 ULI Advisory Services 4.3 Site Area 7.3 Planning And Design 4.4 Land Uses Elements TM PG 3 4.5 Transportation 7.4 LEED 2.0 TAP SERVICES Systems 7.5 Other Practical 4.6 Parking Conditions Considerations 2.1 ULI BC TAP Program 7.6 Staging of Overall 2.2 Application Process PG 15 Development 2.3 TAP Panelist Selection 7.7 Potential Development 5.0 MARKET OVERVIEW Incentives 2.4 The DMR TAP 7.8 Further Considerations 5.1 Economics PG 5 5.2 Demographics PG 27 3.0 THE ASSIGNMENT 5.3 Residential Market Conditions 8.0 PANEL AND STAKEHOLDER 3.1 Overview 5.4 Non-Residential Market BIOS Conditions 3.2 Key Questions 8.1 TAP Panelists PG 19 8.2 Stakeholders 6.0 DISCUSSIONS AND SITE TOUR 6.1 What We Heard From the DMR 6.2 What Was Seen 6.3 Interview With Stakeholders Maple Ridge, British Columbia ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 i

i. EXECUTIVE SUMMARY

On June 21st and 22nd, 2012, the Urban The development of this site presents Panel was of the view that there were Land Institute British Columbia (ULI BC) a unique opportunity for the DMR to challenges with high-rise development conducted its first Technical Assistance enhance and revitalize the Town Centre. on this site given market prices, the Panel with the District of Maple Ridge Over 1 1/2 days, the TAP Panel met with perceived lack of a pre-sale market (the “DMR”). representatives from the DMR, went on and other factors, and that high-rise A Technical Assistance Panel, known a site tour, held a discussion period with concrete towers on the site might be out as a “TAP”, is an extension of the Urban real estate industry stakeholders, and of context with the existing community Land Institute’s Advisory Services deliberated to reach a consensus. At charm of the Town Centre. Program. In a TAP, a panel of ULI the end of the second day, the Panel A high standard of design should be members with expertise in diverse consensus was presented to the DMR in incorporated into the development on disciplines volunteer their time to provide the form of a PowerPoint presentation. the site and the DMR should require strategic advice to a host organization, In summary, the Panel’s view was that that the design incorporate LEEDTM being a local government or a non-profit the greatest potential for development Gold standards, which standards organization, on a complex land use or of the subject site, considering the are consistent with the requirements real estate development issue. DMR’s desire for expediency, was as a of the Town Centre Area Plan. The The advice requested by the DMR primarily residential development, with Panel recommends that the DMR related to a number of adjoining some commercial uses at ground level consider subsidizing the cost of TM properties in the Town Centre area including retail/office uses on 227th LEED certification, and consider other purchased by the DMR in late 2010. Street and live/work units on Selkirk incentives to expedite construction, Street. Density of approximately 250 to such as ensuring that the Town Centre The main question posed was: “How 350 residential units could be achieved Investment Incentive Program continues can the District of Maple Ridge most utilizing four to six storey, wood-frame and is applicable to this site, and effectively use its centrally-located buildings, with potential build-out in 2 public funding of improvements to the 3.04 acre site to best demonstrate to 5 years depending on market forces existing public realm, such as frontage the financial viability of a LEEDTM and the phasing of construction. While improvements along 227th Street. standard, mixed-use development in higher densities might be achieved with its downtown core and to accelerate high-rise concrete construction, the further like development?”

District of Maple Ridge Municipal Office Vancouver Convention Centre Founded in 1936, ULI now has members in 95 countries worldwide, representing the entire spectrum of land use and real estate development disciplines working in private enterprise and public service. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 1

1.0 INTRODUCTION

1.1 ULI Background The Urban Land Institute (ULI) is a We are committed to: Program (known as “TAP”) is an nonprofit research and education • Bringing together leaders from extension of the national ULI’s Advisory organization supported by its members. across the fields of real estate and Services Program. ULI Advisory Founded in 1936, ULI now has members land use policy to exchange best Services Panels provide strategic in 95 countries worldwide, representing practices and serve community advice to public sector and non-profit the entire spectrum of land use and real needs; organizations (a “Host Organization”) estate development disciplines working on complex land use and real estate • Fostering collaboration within and in private enterprise and public service. development issues. The program beyond ULI’s membership through ULI British Columbia was formed in links these hosts to the knowledge and mentoring, dialogue and problem- 2006. experience of ULI and its membership. solving; As the preeminent, multidisciplinary Established in 1947, the Advisory • Exploring issues of urbanization, real estate forum, ULI facilitates an Services Program has completed conservation, regeneration, open exchange of ideas, information, over 500 panels, in 47 U.S. states, 12 land use, capital formation, and and experience among local, national, countries, and 4 continents. sustainable development; and international industry leaders and The Advisory Services Program has been policy makers dedicated to creating • Advancing land use policies and successful due to its comprehensive, better places. design practices that respect pragmatic approach to solving land use the uniqueness of both built and Members say ULI provides information challenges. Each TAP follows a proven natural environments; they can trust and is a place where process that begins with a conversation leaders come to grow professionally • Sharing knowledge through between ULI representatives and the and personally through sharing, education, applied research, potential Host Organization to frame mentoring, and problem solving. With publishing, and electronic media; the assignment. ULI then assembles pride, ULI members commit to the best and an interdisciplinary panel of volunteers in land use policy and practice. • Sustaining a diverse global who spend time on-site exploring the network of local practice and project, interviewing stakeholders, and 1.2 ULI Mission advisory efforts that address making recommendations. Panelists ULI’s mission is to provide leadership current and future challenges. may approach the assignment from in the responsible use of land and many perspectives, including market in creating and sustaining thriving 1.3 ULI Advisory Services potential, land use, design, financing, communities worldwide. ULI’s Technical Assistance Panel and implementation.

ULI facilitates an open exchange of ideas, information, and experience among local, national, and international industry leaders and policy makers dedicated to creating better places. ULI BC initiated its TAP program in 2012. It did so to address the demand for focused and cost effective advisory services, provide a platform to bring together the public and private sector, and provide an outlet for our members to give back to the community. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 3

2.0 TAP SERVICES

2.1 ULI BC TAP Program ULI BC initiated its TAP program in Organization would expect the TAP disciplines from whom the DMR could 2012. It did so to address the demand Panel to address. select. The selection criteria included for focused and cost effective advisory Applications are then evaluated on the the following: services, provide a platform to bring basis of several criteria, including: ULI Member: together the public and private sector, • The potential Host is a local Panelists must be a current ULI member and provide an outlet for our members government or non-profit or obtain membership prior to serving to give back to the community. ULI organization; on the TAP. members volunteer to serve on a TAP : and are not compensated for their time, • There is expertise within ULI BC Knowledge of Specific Issues only their expenses. The service is membership to address the issues; Panelists must have relevant experience provided primarily to ULI public agency • The assignment can be completed and knowledge of the issues. and non-profit organizations (which in a day or two; and, Skills at Dealing With Issues on hold at least one individual membership • The assignment meets ULI’s Short-term Panel: with ULI) with a tool to solve real estate mission of providing responsible Panelists must be able to quickly and land use problems in a uniquely leadership in the use of land to assess the situation and address issues objective way. enhance the total environment. in a manner designed to complete the assignment in one to two days. 2.2 Application Process For this TAP, ULI BC issued a general Excellent Communication Skills: Potential Hosts for a TAP are solicited Call for Applications and four completed by ULI BC through a general Call for applications were received. Panelists should be able to work well in Applications or are contacted directly After considering the criteria, the a team environment and be experienced by ULI BC members and invited to application from the DMR was selected. in delivering presentations. submit an application related to a Representatives from ULI BC met with No Conflict of Interest: known potential TAP project. To help representatives of the DMR to discuss The Panelist and the Panelist’s firm/ ULI BC determine if an assignment both logistical and programming aspects organization must not be professionally is appropriate, the potential Host of the assignment. involved with the Host Organization’s Organization is requested to provide a project or a directly competitive project. 2.3 TAP Panelist Selection general background statement of the The Panelist must disclose any prior Prior to holding the DMR TAP, ULI BC project and issues, supplemented by or on-going relationship with the Host developed a list of prospective Panelists three or four key questions that the Host Organization. with expertise in a diverse range of

Panelist deliberations

Jonathan Tinney, TAP Chair Martin Nielsen, Panelist Panelist Deliberations ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 4

Commitment: Panelists must be willing to make the time commitment required to review the briefing materials and effectively understand the issues, participate completely, and review portions of the final report. The total time commitment is approximately two days.

2.4 The DMR TAP The TAP was held on June 21st and 22nd, 2012 at the DMR Municipal Office. Prior to the TAP, Panelists were provided with a Briefing Book prepared by the DMR to assist the Panel with useful information about the subject property and historical, economic, demographic, and real estate industry trends and statistics. On the first day, the Panel met with representatives of the DMR, followed by a tour of the subject property and a private discussion with stakeholders. Panel deliberations then commenced and continued on the second day. At the end of day two, the Panel presented a PowerPoint presentation to representatives of the DMR summarizing the group’s observations and recommendations.

Panelists are selected based primarily on their experience and knowledge of the issues posed by the TAP Host Organization. Panelists should have a balance of skill, knowledge, and experience to address the issues thoroughly and objectively. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 5

3.0 THE ASSIGNMENT

3.1 Overview In late 2010, the DMR assembled and • Memorial Peace Park purchased fourteen adjoining properties • The TransLink Transit Exchange with a total site area of 3.04 acres (1.23 • Shops and Restaurants hectares) in downtown Maple Ridge (the “Site”). The Site is within the Town • West Coast Express Station Centre area governed by the DMR Town • Chances Community Gaming Centre Area Plan (“TC Area Plan”) and Centre (under construction) a comprehensive set of development • The Arts Centre Theatre/Cultural permit guidelines. A primary goal of the Centre TC Area Plan is to densify the Town • The Leisure Centre Centre and provide an environment that would attract appropriate commercial and business activity. The properties comprising the Site are designated in the TC Area Plan as “Town Centre Commercial” (5 properties facing onto 227th Street) and “Medium and High-Rise Apartment” (9 properties facing onto 119th Avenue and Selkirk Avenue). The Site is strategically located in the heart of the downtown core of Maple Ridge and next door to all primary services provided in the downtown with walkable access to: • Haney Place Mall • The Public Library • Valley Fair Mall

‘Property Purchase’ outlined in red identifies the Site addressed by the Panel

How can the District of Maple Ridge most effectively use its centrally-located, 3.04 acre site to best demonstrate the financial viability of a LEEDTM standard, mixed-use development in its downtown core and to accelerate further like development? ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 6

Based on the TC Area Plan and the ex- • Enhancement of the downtown • Consideration of the inclusion of isting development permit guidelines, core as the “heart” of the Town a mix of affordable rental and/or the existing vision for the Site is two- Centre with increased residential social housing options. fold: density coupled with open and/or • A fair return on investment for 1) on the properties designated park space for public gatherings Maple Ridge taxpayers. and cultural activities. as “Town Centre Commercial”, a • Creation of a municipal land mixed-use building, with ground floor • Creation of a pedestrian-oriented development template and commercial located at street level and ‘corridor’ between Haney Place process with learning outcomes residential or office use, or combination and Valley Fair malls featuring that can be applied across future thereof, on the upper storeys; and boutique-style commercial, profes- municipal projects. sional and retail shopping options 2) on the properties designated as While the DMR recognizes that it will and opportunities. “Medium and High-Rise Apartment”, at some point need to liquidate its strictly residential uses. • The capture of traditional investment in the properties, its desire The DMR hopes to realize a number architectural styles and protection is to maintain an ownership position of interrelated economic, social and of important view corridors. until such point that it is confident that environmental objectives from the sale • Demonstration that LEEDTM the development will be delivered in and development of the Site, as follows: standard mixed-use developments accordance with the objectives outlined can be successfully and profitably above. This, in itself, presents a unique executed in the Maple Ridge challenge in terms of timing and downtown core. contractual structure.

Site Property ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 7

Golden Ears Bridge

3.2 Key Questions

Market Potential Planning and Design Development Strategies 1. Based on existing market demand 3. What planning and design elements 6. How should the overall development and the DMR’s desire for expediency should the DMR include in the be staged in terms of construction in terms of development, what level overall site plan that would make and with respect to commercial of demand exists for the type, scale it appealing to existing and future and residential build-out in order to and scope of the development that residential and commercial buyers maintain project momentum? the DMR is proposing for the Site? and tenants? 7. What, if any, potential development 2. What should/would build-out look 4. Is the DMR’s desire for a LEEDTM incentives could/should be afforded like in terms of timelines given the standard development a hindrance to the developer to expedite existing economic climate? to planning and design and eventual construction and occupancy? saleability or is it a benefit? 5. Are there other practical considerations in terms of site design that the DMR should be considering?

The DMR posed specific questions related to themarket potential, the planning and design, and the development strategies for the Site property. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 8

In its 2040 Regional Growth Strategy, Metro Vancouver projected Maple Ridge to have one of the highest growth rates relative to the other lower mainland municipalities, nearly doubling its population to 132,000 residents. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 9

4.0 GEOGRAPHIC CONTEXT

4.1 Location 4.2 Boundaries Maple Ridge is a vibrant Metro Vancouver Maple Ridge is located on the eastern A primary goal of the TC Area Plan is district municipality with a population edge of Metro Vancouver, bordering on to densify the Town Centre and provide of 75,000, and a unique heritage and the City of Pitt Meadows to the west, an environment that would attract natural beauty within one of the world’s Langley Township to the south, and the appropriate commercial and business most livable urban regions. Covering 266 District of Mission to the east. Located in activity. square kilometers on the north shore of the northern part of Maple Ridge is the The Site is strategically located in the the Fraser River, Maple Ridge is located 155,000 acres Golden Ears Provincial heart of Maple Ridge and within walking in one of the fastest growing regions in Park. distance to all primary services provided Canada, and is poised for unprecedented in the downtown. commercial and residential growth. 4.3 Site Area The community plays an important The Site is located within the Town 4.4 Land Uses role within the Pacific Gateway offering Centre area of Maple Ridge one-half The properties comprising the Site are regional access to Metro Vancouver block north of Lougheed Highway, designated in the TC Area Plan as and Fraser Valley communities, United bounded by 226th Street and 227th “Town Centre Commercial” (5 proper- States border crossings, Abbotsford Street to the east and west, and 119th ties fronting 227th Street) and “Medium International Airport and Pitt Meadows Avenue and Selkirk Avenue to the north and High-Rise Apartment” (9 proper- Regional Airport. In its 2040 Regional and south. It is currently bisected by a ties fronting 119th Avenue and Selkirk Growth Strategy, Metro Vancouver lane running east to west. Development Avenue). Land uses within the sur- projected Maple Ridge to have one of of the Site will be guided by the policies rounding area of the Site include a wide the highest growth rates relative to the in the DMR’s Official Community Plan, variety of commercial (retail, restaurant other lower mainland municipalities, including the “Smart Growth on the and professional services), light indus- nearly doubling its population to 132,000 Ground” and the TC Area Plan policies trial (automotive repair and machine residents. Nestled against the Coast adopted into the Official Community shop) and mixed-use commercial/resi- Mountains, Maple Ridge is a community Plan in 2008, and comprehensive dential developments. Currently under that combines small-town atmosphere development permit guidelines. In 2011, construction and contained within the with close proximity to a major trade the DMR’s Council approved the “Town same block, is a two-building, four sto- centre. Centre Investment Incentives Program” rey, 96 unit residential-over-commercial designed to accelerate investment in the development, located on the north west downtown core. corner of the block. The Site will directly

The Site is strategically located in the heart of Maple Ridge and within walking distance to all primary services provided in the downtown. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 10

abut this development which will have underground parking accessed off the lane. New commercial and retail developments have been built or are under construction on 224th Street, 226th Street, Dewdney Trunk Road and the Lougheed Highway, including renovations to the Haney Place Mall and new Thrifty’s and Target stores, and a new Chances Community Gaming Centre slated to open in 2013. Other potential developments include a new hotel and several high-rise residential towers. The DMR advises that the number of new developments and/or improvement projects either under construction or “in the hopper” now totals 31 and interest in the downtown continues to grow.

Residential Development Site, Downtown Maple Ridge Streetscape: 227th Street, Maple Ridge ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 11

Appendix C: Town Centre Area Land Use Designations

Approximate location of the DMR-owned site.

Town Centre Land-use Designations Schedule 1 from the District of Maple Ridge Town Centre Area Plan

District of Maple Ridge TAP Briefing Book Page:35

ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 12

4.5 Transportation Systems Transportation is an important issue basis if the routes to their destinations advent of the Evergreen SkyTrain Line, for the future of Maple Ridge and its are safe, accessible, convenient, and there will be an opportunity to provide Town Centre. The new Golden Ears provide a greater benefit than travel high capacity feeder bus services (Bus Bridge, coupled with the Highway 1 by car. In the TC Area Plan, the Multi- Rapid Transit, or BRT) from Maple Gateway Program widening, and the Modal Transportation Network section Ridge Town Centre to Coquitlam Town replacement of the Pitt River Bridge focuses on enhancing the experience Centre. The long range Transport 2040 on Lougheed Highway has greatly for alternative transportation modes, network plan calls for “Proposed Rapid increased the accessibility of Maple providing safe and interconnected Bus/Rail” on Lougheed Highway from Ridge by automobile. The Briefing Book routes, as well as providing incentives Coquitlam Town Centre and also from prepared by the DMR indicated that that together will help cultivate an Maple Ridge Town Centre to Langley approximately 80% of all trips currently increase in alternative transportation Town Centre, feeding the new Highway made by Maple Ridge residents are by choices within the Town Centre. 1 Bus Rapid Transit lanes. These private automobile, 11.3% of trips are However, in order to achieve a new services will be very important for made on foot or by bicycle, and 4.8% significant mode shift to transit to the Maple Ridge Town Centre and its by public transit. In comparison to other support its planned higher densities in transformation into a higher density and Metro Vancouver communities, Maple the Town Centre, the DMR is dependent less auto-oriented area. Ridge has relatively high auto use and on TransLink to improve existing transit With its central location in the relatively low transit use. services and provide higher capacity downtown core, the Site is readily One of the biggest challenges put forth transit. West Coast Express, while accessed from both pedestrian and as a community goal in the TC Area Plan an excellent service, is limited by the vehicle perspectives. It is located is to reduce the dependence on private availability of track time to commuter within a less than five-minute walk automobile use in the Town Centre. periods only. Transport 2040, Metro to the TransLink Transit Exchange Increasing density and the land-use mix Vancouver’s recently published and less than one kilometre from the in the Town Centre will help to reduce regional transportation strategy, Maple Ridge West Coast Express car dependence in the Town Centre. includes construction of the Evergreen station, so when BRT services are However, many people will only choose SkyTrain Line from Lougheed Station available, the Site would benefit greatly. alternative transportation on a regular to Coquitlam Town Centre. With the

Pitt River Bridge WestCoast Express Track, Maple Ridge ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 13

Appendix B: Multi-Modal Transportation Network – Maple Ridge

Approximate location of DMR-owned Site.

Multi-Modal Transportation Network Figute 1 from the District of Maple Ridge Town Centre Area Plan District of Maple Ridge TAP Briefing Book Page:34

ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 14

4.6 Parking Conditions At present, on-street parking is available on all site frontages. Once the Site is developed, the Town Centre Development Permit Area Guidelines require the following parking supply rates for the primary uses anticipated on the Site: Multi-family residential: • 0.9 stalls/unit for bachelor suites • 1 stall/unit for 1 bedroom suites with an additional 0.1 stall for each bedroom • 0.1 stalls/unit for visitors Streetscape: 224th Street, Maple Ridge These rates are some of the lowest in Metro Vancouver and have been deliberately set to encourage higher density in the Town Centre. In addition, the DMR provides additional density incentives for provision of “concealed” parking. For retail uses, the Town Centre Development Permit Area Guidelines requires: • 1 stall per 100 sq.m. GFA for sites under 300 sq.m GFA • 2 stalls per 100 sq.m. GFA for sites larger than 300 sq.m. GFA Again, these are relatively low rates that recognize the availability and support of TransLink Transit Exchange, Downtown Maple Ridge on-street parking in the Town Centre context.

With its central location in the downtown core, the Site is readily accessed from both pedestrian and vehicle perspectives. It is located within a less than five-minute walk to the TransLink Transit Exchange and less than one kilometre from the Maple Ridge West Coast Express station. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 15

5.0 MARKET OVERVIEW

5.1 Economics Maple Ridge is both a residential An additional 9,800 people commute to and industrial suburb of Vancouver. jobs within Maple Ridge from elsewhere According to the results of a 2009 bringing the total daily employment Ference Weicker strategic report population in Maple Ridge to just over prepared for the DMR, Maple Ridge has 23,000 people in 2006. Approximately several key economic advantages as 6,500 of those employed within Maple follows: Ridge, or 28%, work within the Town • Lower costs in terms of housing, Centre. operating costs, business lease Maple Ridge’s employer base is rates and land costs relative to predominantly in the public services and other areas in the Lower Mainland; retail sectors, but there are historical 224th Street Downtown Enhancement Project • High quality of life; ties to the manufacturing (largely wood processing) and agricultural • Improved transportation network sectors. A strong home-based business including two new bridges and sector supports upwards of 1,500 jobs highway improvements under and consists of 47% of all licensed construction; businesses. • Strong local business community; Transportation access issues have had and a significant impact on the ability of • Growing population base affording Maple Ridge to attract major employers, people an opportunity to live close however, recent bridge and highway to work. improvements continue to have some Currently, 65% of Maple Ridge residents positive impact. Pitt River Bridge who are employed are employed Based on statistics provided by the outside of Maple Ridge and commute DMR, average household income in outside of Maple Ridge on a daily basis. 2011 was $91,696.

In this section, we summarize some of the economic, demographic, and market statistics and factors set out in the Briefing Book prepared by the DMR and relevant for the Panel’s deliberations. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 16

5.2 Demographics Based on Census Canada statistics from 2006, the population of Maple Ridge was 68,949, up 9.1% from the 2001 Census population of 63,169. In the years between the Censuses, Maple Ridge recorded the third-highest growth rate of Metro Vancouver municipalities, trailing only Surrey (13.6%) and Port Moody (16.4%), and outpaced the rates for Metro Vancouver and the Province by 2.6% and 3.5% respectively.

Rates of population growth in Maple long-term growth of Maple Ridge. 5.3 Residential Market Ridge have been relatively strong since To accommodate the growing population Conditions the 1980s owing largely to net inflows and trend toward decreasing household In 2010, there were over 26,000 dwelling of migrants, and Maple Ridge residents size, the stated objectives of the Maple units in Maple Ridge with an ownership tend to be slightly younger than the Ridge Official Community Plan are to rate of 81%. Since 2005 and up to April overall provincial population. BC Stats promote increased densities in the Town 2012, the benchmark price for a single shows that the population of Maple Centre and infill development. Within the family home has increased by 35% and Ridge is expected to steadily increase Town Centre, population is expected the benchmark price for apartments has with population around 130,000 by to increase to nearly 18,000 by 2021, increased by 48%. 2041, an increase of between 52,900 23,000 by 2031 and 28,000 by 2041 – an A growing population and the relative and 60,600 residents over 35 years, annual average rate of growth of 3.2%. affordability and amenities of Maple and a growth rate faster than the By 2021, it is assumed that the Town Ridge will also serve for long-term Metro Vancouver region on average. Centre can accommodate an additional demand for single-family homes. The This represents a population increase 6,700 dwelling units, bringing the total key factors shaping housing demand of 74% to 85% or an average annual number of units within the Town Centre in the coming years will be population growth rate of between 1.6% and 1.8%. to 11,000. At this population level, the growth (driven by both natural increase As with the entire Metro Vancouver total density of the Town Centre will be and net migration), the changing age region, net migration is expected to play between 70 and 100 people per hectare. an increasingly important role in the structure of the population, declining

To accommodate the growing population and trend toward decreasing household size, the stated objectives of the Maple Ridge Official Community Plan are topromote increased densities in the Town Centre and infill development. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 17

5.4 Non-Residential Market Conditions average household sizes, and the Based on the Maple Ridge Official Approximately 62% of the total retail considerations of amenities and Community Plan, the Town Centre has space within Maple Ridge, or 1.97 affordability. Overall, it is expected that a total of 195 acres of land designated million square feet of retail space, is the market will demand more walkable for commercial use. Approximately located within the Town Centre area. communities with a greater mix of uses 82% of commercial land is in the Town There are two food-anchored shopping and that there will be an opportunity Centre. In terms of utilization, 15% of centres located on either side of the Site. for greater intensification of residential commercial land is currently vacant and The location of one of these shopping development in the Town Centre another 8% is underutilized. centres, Haney Place Mall, may impede including more multi-family development The Town Centre Commercial C-3 the continuation of recent infrastructure as recommended in the TC Area Plan. zoning covers much of the Town revitalization along 224th Street to the The Metro Vancouver Regional Growth Centre and allows for unlimited height. Site, without redevelopment of the Strategy also encourages increased Commercial development is required mall or cooperation regarding mall density and has designated Maple Ridge along key streets, such as Dewdney repositioning or linkage upgrades. Town Centre as one of the region’s key Trunk Road, Lougheed Highway and The rest of the retail in the Town Centre “livable centres” where intensification of 224th Street, while other streets can be is typically smaller strip centres or street- the amount and diversity of housing is developed with entirely residential uses. front retail. There are numerous existing encouraged. New commercial and retail leisure and cultural uses, including the Constraints to growth include land developments have been built or are Arts Centre & Theatre, and the Leisure supply and capacity, transportation, under construction on 224th Street, and Youth Centres, within walking location of jobs and environmental 226th Street, Dewdney Trunk Road distance of the Site. considerations. Parking regulations and the Lougheed Highway, including Opportunities for commercial business and the lack of local transit options have extensive renovations to Haney Place growth exist elsewhere in Maple Ridge also been cited as potential challenges Mall, a Chances Community Gaming and this may result in the relocation of to the densification of the Town Centre. Centre and a new hotel development. businesses from the Town Centre to highway fronting locations and could be an impediment to attracting retail tenants downtown.

Streetscape: Lougheed Highway, Maple Ridge Streetscape: 224th Street North, Maple Ridge Leisure Centre, Maple Ridge ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 18

TAP participants convene for June 21st Site tour Laneway view of subject Site June 21st Site tour ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 19

6.0 DISCUSSIONS AND SITE TOUR

6.1 What We Heard From The DMR • Use/Design – there was a desire from its investment in the Site, the There is currently an unused lane for a mixed-use development that interest was not only in a financial bisecting the Site that could be would be primarily residential, with return, but in developing the Site enhanced and incorporated into the transparency at street level and in a way that would enhance the development on the Site, ie. a mews. consideration given to retention of Town Centre and create a “special However, the opportunity to do so on the the laneway; atmosphere”. western end of the Site may be limited • Density – a key objective was to due to the development currently under 6.2 What Was Seen achieve the density targets for the construction on the adjacent lot. The Panel, along with representatives Town Centre as reflected in the 6.3 Interview With of the DMR, walked to the Site from the DMR’s TC Area Plan; Stakeholders Municipal Hall. Exiting the Municipal • Amenities – consideration should Hall and walking southwards on 226th The Panel met privately with stakeholders be given to what types of amenities Street and then eastwards to the Site, for a free-wheeling discussion of the Site could be accommodated within the there was a distinct “back-door” feeling and market. The following summarizes Site, including affordable housing, as one walked past Haney Place Mall the discussion and main points raised seniors housing, rental housing, and the TransLink Transit Exchange. by the stakeholders. community meeting space, day Pedestrian movement along this In considering the type and density of care and public art; corridor between the two malls development that would be feasible • Sustainability – the DMR wants to appeared limited. for the Site, the stakeholders were meet or exceed the Town Centre In the area surrounding the Site, there uniformly of the view that there are development permit guidelines are some older ground-level commercial significant challenges to concrete high- which included guidelines relating buildings with a mixture of uses, and at rise development as the current sales to sustainable development and the far end of the Site is an entrance to prices being achieved in Maple Ridge consistent with the LEEDTM silver the Valley Fair Mall. There are currently are not high enough, there is currently requirements; wood-frame multi-family residential no pre-sale market, and low absorption • Timing – development should be developments being constructed and/or rates. These factors create a risky completed as soon as possible; and marketed on properties adjacent to the and unattractive environment for a developer. It was felt that any market • Return – while the DMR was Site. for concrete high-rise product could be interested in a financial return

The Panel met with representatives of the DMR to obtain insights into their objectives and obtain additional information to put the assignment and key questions into context. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 20

met by the proposals for that type of suggested that the DMR should build on development currently in process. It this success and use further streetscape was also stated that putting up towers in improvements as an incentive to this area seemed out of context with the development. Those stakeholders existing community charm of the Town who were familiar with development Centre. in Maple Ridge strongly supported the The soil conditions in the area was continuation of the DMR’s Town Centre raised as a factor that might affect the Investment Incentives Program. feasibility and/or costs of constructing Stakeholders discussed the Town a second level of underground parking Centre area in general and the and limit density on the Site. challenges faced by Maple Ridge. June 21st Site tour Transportation is an issue that will affect Stakeholders were of the view that there DMR in that process. It was suggested the growth of the area, particularly the seemed to be a lack of demand for new that there might be challenges with the lack of high-capacity transit services multi-storey office/retail developments, DMR taking part in the development in the community and that direct and that the development of the Site of the Site through a public/private connection to other areas of Metro should be largely residential. partnership. Stakeholders also felt Vancouver. In other areas of Metro With regard to the type of residential de- that the DMR might be perceived as Vancouver, development is taking place velopment, the suggested development subsidizing the development of the Site in and around existing and proposed would be 4 to 6 storeys in height and and putting other developers in a less SkyTrain stations and those are wood-frame construction. Based on the advantageous position. preferred locations for more speculative recent market activity, buyers in Maple developers. If a SkyTrain station is not Ridge appear to expect high-end fin- to be built in Maple Ridge, then the ishes, but “green design” has not been community needs to have improved a factor to date and the view was that high-capacity transit connections to buyers in this market are not willing to the new Evergreen SkyTrain Line in pay more for green design features. particular. Within the Town Centre itself, the There was some discussion about how stakeholders were complimentary of the a proposed development of the Site streetscape improvements that have might be undertaken and the role of the been completed on 224th Street and

Within the Town Centre itself, the stakeholders were complimentary of the streetscape improvements that have been completed on 224th Street and suggested that the DMR should build on this success and use further streetscape improvements as an incentive to development. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 21

7.0 PANEL RECOMMENDATIONS

7.1 Market Potential Density/Form In the view of the Panel, considering the The Panel estimated that developing side of the Site with additional green existing market and the desire of the the Site with four to six storey buildings space between the buildings if that was DMR for expediency in developing the would create approximately 250 to desired. Site, the best market potential is for a 350 dwelling units, resulting in 400 to Given the Panel’s suggested configura- predominantly residential development 600 residents. This would be based tion of buildings on the Site, it may be consisting of four to six storey wood on a floor space ratio of approximately necessary for the DMR to amend the TC frame buildings. The Panel considered 2.35. The Panel envisioned the Site Area Plan and this would have to be fur- the increased density that could be being bisected by the laneway with one ther examined when the proposals for achieved by high-rise concrete buildings development parcel on the north side development are received. on the Site, but did not believe that and one on the south side. While single Parking for the development would be there currently exists, or in the near buildings on each side is possible, on one level of underground parking future there would exist, a sufficient the number of dwelling units and floor and the preliminary layout, illustrated market demand for this type of unit space ratio might still be achievable on the image ‘Parking Supply Estimate’, given the higher price point for concrete with multiple, smaller buildings on each construction. Without a pre-sale market and given relatively low absorption rates in Maple Ridge, this type of construction would likely be viewed as too risky for a developer. It is possible that the DMR may receive interest from a builder/ operator, such as a seniors independent living provider, and this would change the economics of high-rise construction on the Site, but in the absence of that kind of developer it is unlikely that high- rise concrete construction, and the higher densities that could be achieved with that construction, are achievable in the short term. Massing diagram, courtesy of Dialog

...the best market potential is for a predominantly residential development consisting of four to six storey wood frame buildings. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 22

courtesy of Bunt & Associates, would Demographics allow for up to 400 parking stalls Based on information that had been on one level, split into two separate provided to the Panel in the Briefing parking structures (bisected by the Book, as well as the discussion with laneway) providing more than the stakeholders, the Panel’s view is that required number of parking stalls for the the greatest market potential is among proposed number of dwelling units. first time home buyers and seniors. Uses Development on the Site would not be The Panel’s view is that the Site purpose-built rental, but it is likely that could be developed with a mix of some rentals would be made available uses, but the development would be by the owners of the units. predominantly residential with some commercial uses. Commercial uses are envisioned along 227th Street, with approximately 10,000 to 12,000 square feet of retail space along that street for service and commercial uses. The Panel also suggests that the DMR give consideration to the development of live/ work units at ground level along Selkirk Avenue. Live/work buildings have been introduced successfully in other areas of Metro Vancouver largely for small owner-operated businesses and professionals. Ground level commercial uses along Selkirk Avenue would provide some connectivity between the two malls. No office uses, per se, are Parking Supply Estimate, courtesy of Bunt & Associates envisioned for the Site as the Panel did not have any information that would lead it to believe that there is demand for additional office space.

Jonathan Tinney facilitates the discussions Panel discussions ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 23

7.2 Build-out Depending on market forces and The Massing diagrams, courtesy of phasing of construction, build-out would Dialog, show the proposed building be two to five years for a typical strata scale on the Site and the Rendering, development. Build-out might be faster courtesy of Perkins + Will, illustrates a for certain builder/operators such as a possible streetscape. seniors independent living provider. As per the DMR’s current practice, it is recommended that the DMR undertake concurrent processing of TC Area Plan amendments and rezoning, as well as other aspects of the DMR’s development approval process to move the project forward in a timely way.

7.3 Planning and Design Elements The Panel recommends that the DMR require a high standard of design not only for the architecture of the buildings on the Site, but also the related public realm, and this could include a public art component. Active frontages are encouraged by placing retail/ commercial/office uses along 227th Street, live/work units along Selkirk Avenue, and residential lobbies and front doors on Selkirk Avenue and 119th Avenue. Liberal use of glass would be incorporated into the design, particularly Massing diagrams, courtesy of Dialog at ground level, to increase transparency.

Rendering, courtesy of Perkins + Will ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 24

The Panel gave consideration to the retention of the existing laneway and how that might be incorporated into the development of the Site. The Panel feels that there are a number of positive benefits to the Site and adjacent areas from retaining the laneway. There are no compelling reasons to remove it, particularly after the preliminary parking analysis indicated that the required number of parking stalls could be achieved on the Site without utilizing the area underneath the laneway. There are several examples in the Metro Vancouver area of creative and effective laneway treatments. The Panel suggests that the laneway be open to the public and incorporate a mews design with an 8.5 metre wide right of way that would be shared by pedestrian and vehicular traffic. The design should also incorporate one or more courtyards, landscaping and street furniture. Units fronting on the mews would have a clear separation of their private space from the area open to the public. The Panel presented the Mews concepts, courtesy of SFU Community Trust, showcasing the types of design

elements that could be included. Mews concepts, courtesy of SFU Community Trust

...The Panel feels that there are a number of positive benefits to the Site and adjacent areas from retaining the laneway. There are no compelling reasons to remove it... ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 25

7.4 LEEDTM 7.6 Staging of Overall The Panel deliberated at some length on While the Panel’s view is that a Development the cost-benefit of requiring a LEEDTM sustainable building should not cost The development of the Site could standard development. Based on the more to construct if completed by a easily be staged or phased, keeping in discussion with the stakeholders, it was committed developer, there is a cost mind the DMR’s desire for development suggested that buyers in the Maple to the LEEDTM certification process. to be completed in the short term. Ridge market are currently not willing The DMR should consider subsidizing The Panel also recommends that, if the to pay more for green design features. that certification cost so that it is not an development is phased, the buildings However, the consensus of the Panel is increased cost for the developer of the are phased and not the uses. that incorporating LEEDTM components Site. There are various potential options for into construction need not increase the TM In order to ensure that LEED how the Site would be staged/phased cost of construction, and that the DMR’s requirements are being met, particularly and developed. The Site could be sold existing design guidelines for the Town if the DMR is paying the costs of in its entirety to one developer and Centre incorporated elements that are certification, the Panel recommends that developed in two phases, one building at least at a LEEDTM Silver level. While TM the DMR structure LEED certification on each side of the Site, bisected by the developers in Maple Ridge may not into the development approval process. laneway. Alternatively, the DMR could be familiar with or even be averse to a sell a portion of the Site to a developer, LEEDTM requirement, the Panel’s view 7.5 Other Practical retaining ownership of the remainder, is that these standards are becoming Considerations but giving the developer a first right more widespread, and that the DMR Some of the practical considerations in of refusal or first right to purchase the should show leadership in this regard site design that the DMR will have to remainder within a specified time period. and use this project to demonstrate that consider include the development of a TM Depending on the level of developer LEED requirements can be met in work/live policy and design guidelines, interest and/or whether a builder/ Maple Ridge. providing for private passage ways go- operator is interested in a portion of the As a result, the Panel recommends that ing north/south through the Site to cre- Site, the DMR could consider additional the DMR require LEEDTM Gold for the ate a visual connection, and providing subdivision/staging/phasing. Generally, development on the Site. This should be guidelines for private indoor and outdoor however, staging/phasing beyond two attainable and many of the requirements amenity space. phases should be carefully considered. are consistent with the existing requirements in the TC Area Plan. The DMR should also set a minimum level of Energy Points.

...the Panel recommends that the DMR require LEEDTM Gold for the development on the Site. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 26

7.7 Potential Development 7.8 Further Considerations Incentives In the course of its deliberations, the Third, the Panel recommends that the From the discussion with the Panel identified several additional DMR review the Town Centre road stakeholders, and the large number of matters that the DMR should consider network with a view to increasing development proposals currently before in connection with the development of connectivity by potentially extending the DMR, it appears that the Town the Site and the Town Centre. 226th Street to Dewdney Trunk Road, Centre Investment Incentive Program First, how does the Site fit into the and reducing or eliminating the four has been well-received. The Panel overall retail framework for the Town off-set intersections on 227th Street recommends that the DMR continue Centre? This is particularly relevant that could cause safety and congestion that program. to the Site given its proximity to two problems as density and traffic The DMR should also consider using shopping centres, as well as the current increases in the Town Centre. While some of the proceeds from the sale of state of some of the retail/commercial the design for the Site might be able the Site to fund improvements of the uses viewed in the area of the Site. to reduce the “back-door” feeling that existing public realm and continuing the The DMR should consider development the Panel had on its site tour, further types of enhancements that have been of a retail plan for the Town Centre so enhancements to the road network completed on 224th Street. The Panel that any new development will support and streetscape in the area might also suggests that public funds be used to existing businesses. make a positive impact. cosmetically enhance the frontages Second, the Panel believes that the on 227th Street, making this another DMR should develop a policy position demonstration street for the Town and plan for the future redevelopment Centre. of the nearby shopping centres given The DMR should also consider other the prominence of the buildings, their ways in which the costs to the developer impact on an adjacent development can be reduced. Allowing shared and the Site, as well as the general residential visitor and commercial trend in Metro Vancouver towards the parking is one option. redevelopment of shopping centres with a significant residential component. ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 27

8.0 PANEL AND STAKEHOLDER BIOS

8.1 TAP Panelists Jonathan Tinney (TAP Chair) Cliff Bowman, MIRM associations. They include the Urban Manager of Design Planning + President, Bowman International Real Land Institute, Urban Development In- Economics, AECOM Estate Marketing Inc. stitute, Lamda Alpha Land Economics Jonathan Tinney is the Manager of De- Cliff Bowman is currently President of Society, National Association of Home- sign Planning + Economics in AECOM’s Vancouver based Bowman International builders and U.S. Green Building Stan- Vancouver office. He has a background Real Estate Marketing Inc. (BireM), the dards Council to name a few. in market analysis, development eco- latest evolution of a real estate market- Jeff Brown (ULI Young Leader) nomics and strategic planning and ing firm he established in 1981. Development Manager, brings an understanding of community Cliff has 35 years experience in market- Shape Properties dynamics, sustainable development, ing thousands of residential units and Jeff has been active in the commercial and economic trends to the creation of millions of square feet of commercial real estate industry since 2004 during practical solutions to urban challenges. space in developments in cities located which time he has worked with several His experience includes work on all as- across North America and off-shore. large commercial real estate develop- pects of the planning and development A specialist in pre-selling major developers including Ivanhoe Cambridge and process, from municipal policy to pro ments and creating their “Spirit of Place”, Shape Properties Corp. Over his ca- forma analysis, working with a diversity he is also recognized as the pioneer in reer Jeff has been involved in the de- of clients, including private sector devel- the pre-sale concept where he started velopment or redevelopment of over 1 opers, local municipalities, community and industry groups, and international utilizing virtual tour technology and so- million square feet of retail and office agencies. phisticated sales centers over 25 years properties. Jeff is currently managing ago. Since 2000, his clients’ residential the redevelopment of Lougheed Town Besides his previous work as an urban planning and economic development projects have been awarded over 90 Centre mall in Burnaby, BC. This rede- consultant, Jonathan’s prior experience highest national and regional marketing velopment will transform the mall from includes management of the planning awards from the U.S. National Associa- a suburban, auto-oriented shopping and implementation of a 10,000-resi- tion of Homebuilders. centre into a mixed use transit oriented dent sustainable community currently He holds the MIRM educational desig- town centre. being developed adjacent to Simon nation “Master of Residential Marketing” Fraser University in near Vancouver, from the U.S. National Association of BC as well as work on the development Homebuilders and is a member of many of a major rapid transit project in Metro U.S. and Canadian real estate industry Vancouver.

Jonathan Tinney Cliff Bowman Jeff Brown ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 28

Jane Farquharson, P.Eng., PTOE Mikkelsen and the Trust’s team are Martin Neilsen, MAIBC, MRAIC, P.Eng., Principal, Bunt & Associates making significant and innovative LEEDTM AP contributions toward the creation of Principal, Dialog Jane Farquharson is a senior independent and universal green transportation planning engineer and A registered architect and engineer, building standards to ensure a high project manager with 25 years of Martin brings over twenty-five years of level of urban design and environmental experience working in both the private experience and leadership to DIALOG’s performance. Dale is charged with and public sectors. Her areas of expertise international urban design, mixed-use raising the bar of sustainable community include major project management, development, higher education and planning to ensure UniverCity remains strategic transportation planning, new transportation projects. Prior to joining on the leading edge of energy efficiency, neighbourhood transportation planning, DIALOG, Martin was a principal with material conservation, healthy rural/urban corridor planning, parking Busby Perkins + Will. Martin provides environments and community building. analysis and transportation impact extensive experience in leading large- studies. She has a particular interest Prior to working with SFU Community scale urban planning projects. He has in sustainable transportation, including Trust, Dale was the lead project led the development of four framework high-capacity transit planning, bicycle planner for the City of Vancouver’s master plans for the Emirate of Abu planning, traffic calming and alternative 2010 Athlete’s Village. He also acted Dhabi that as a whole address the streetscape standards. Jane has as the City’s Green Building Planner. entire Emirate’s growth and economic managed numerous multidisciplinary He serves as a board member for the expansion to 2030. Martin also led projects and is highly experienced in International Living Future Institute and an international team in preparing a public presentations and community is helping UniverCity to create Canada’s Comprehensive Development Plan consultation. first Living Building. Dale is also leading along the Olayya-Batha Corridor, one the design and implementation of one of of Riyadh’s busiest traffic arteries. He Dale Mikkelsen, M.L.A., LEEDTM AP Canada’s largest neighbourhood energy has managed several ‘Transit Village’ Director of Development, utilities reducing GHG’s on Burnaby planning exercises for Metro Vancouver, SFU Community Trust Mountain by as much as 85% within examining issues of access, capacity Dale is the director of development for 3 years. He has a graduate degree and flow around existing stations as the UniverCity Project at Simon Fraser in Landscape Architecture from the well as opportunities for adjacent University’s Burnaby Mountain campus. University of British Columbia. Dale is a neighbourhood development land-use The UniverCity community is being de- father of 2 wonderful little kids, and tries planning. Martin’s experience includes a veloped around “Four Cornerstones of to live an active and sustainable lifestyle host of mixed-use development projects Sustainability”, including Environment, as a model for his children. such as One Wall Centre, the Flatiron Equity, Education, and Economy. Building in Vancouver’s Coal Harbour

Jane Farquharson Dale Mikkelsen Martin Neilsen ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 29

and a sustainable mixed-use project he taught economic analysis, municipal 8.2 Stakeholders at the University of British Columbia of finance and other quantitative subjects Wayne Bissky Modern Green, the first development to masters and doctoral students. Bissky Architecture outside of Asia for one of China’s larg- Jamie Vann Struth est green developers. Wayne has been practicing architecture Vann Struth Consulting Group Inc. for almost 30 years. He holds several Eric Vance, RPP, MCIP, FCMC Jamie Vann Struth is a professional degrees, including a Bachelor of Arts, Principal, Eric Vance & Associates economist who works primarily in local Certificate in Education and a Master Eric Vance has over 30 years of and regional economic development, of Architecture from the University of experience as a professional planner, economic impact analysis, municipal Manitoba. He is a member of the Archi- economist and management consultant, financial analysis, and the creation of tectural Institute of British Columbia, the specializing in community and regional spreadsheet-based analytical tools. Royal Architectural Institute of Canada planning, economic development, Jamie has worked in communities and and the Federation of Canadian Artists. economic and socio-economic impact regions throughout British Columbia, Many of his projects have won awards assessments, organization and policy, evaluating and benchmarking economic over the years including a Heritage Win- strategic and business planning, project performance, labour force characteris- nipeg Award, several Georgie Awards management and market analysis. He tics, demographics, and industry sec- from the BC Builders Association, an has conducted hundreds of consulting tors. He has been the lead consultant Urban Development Institute Award, assignments for a broad range of public in the preparation of many economic and an Accessibility Award from the and private sector clients. development strategies, business re- City of Coquitlam. He is currently a member of the AIBC Advisory Design Eric was a senior member of the man- tention and expansion strategies, in- Panel Committee, the Maple Ridge agement consulting group at Coopers vestment attraction targeting analyses, Downtown Enhancement Project Liai- & Lybrand (now PricewaterhouseCoo- growth and development analyses, and son Committee, the Maple Ridge Public pers) for eleven years. He then served community and regional economic pro- Art Steering Committee Meeting and as Director of Planning for the City of files and economic indicator reports. the City of Coquitlam’s Local Builder/ Port Moody for three years prior to start- Jamie has operated a consulting firm for Developer Liaison Committee. Wayne ing his own consulting practice in 1995. 14 years since completing a Master’s and his wife Sandra annually join with Eric was also an adjunct professor in degree in Economics from Simon Fraser Engineering Ministries International the graduate School of Community & University. His work starts with a solid designing schools and orphanages Regional Planning at the University of base of research and technical analysis, throughout Africa. British Columbia for 12 years, where followed by clearly-written reports and strategies that build on the established facts.

Eric Vance Jamie Vann Struth ULI BC Technical Assistance Panel Final Report | Downtown Redevelopment Site, Maple Ridge, British Columbia | September 28, 2012 30

Robert Grimm Max # of units sold or transactions for operations. Prior to Grosvenor, he Portrait Homes 1998, 1999, 2000, 2002-2010. Ron is worked with Cressey Development Portrait Homes has been building homes a graduate of Simon Fraser University Corporation, a large local predominantly since 1989 and its vision has been very with a Teaching Degree, and taught multifamily developer, on all aspects simple; to exceed the expectation of its elementary school for 4 years prior of the development process. A BBA homeowners in terms of quality, service to entering the real estate industry. graduate of SFU followed by four years and lasting value. Portrait is passionate Ron remains deeply committed to the of commercial brokerage rounds out his about what it does and has assembled long-term growth and success of the educational and experience base. an award winning team of individuals Maple Ridge community. In 2008, he James is also General Manager of that share in the passion to excel and demonstrated this commitment through the Vancouver and Calgary offices achieve. Portrait Homes has been a $1 million donation to Ridge Meadows and he is a member of a number of exceptionally fortunate to have received Hospital that will help create a new real estate organizations, including numerous awards and recognition from home for the in-patient psychiatric unit. the Urban Development Institute, the GVHBA, CHBA-BC, CHBA-National and James Patillo Urban Land Institute (Governance UDI. For its Silver Ridge development Grosvenor Americas Committee Member) and NAIOP. He is located in north Maple Ridge, Portrait also the Chair of Grosvenor’s worldwide James is a Senior Vice President has accumulated well over 100 industry Residential Liaison Group that has a of Grosvenor Americas with overall awards. Robert Grimm is one of the mandate to discuss and promote best responsibility for development activities principals of Portrait. practices for development operations in Vancouver and Calgary. James has around the group. Ron Antalek been active in the numerous residential RE/MAX and mixed used development projects Born and raised in Maple Ridge, in the Lower Mainland over the last Ron has had the distinction of being 15 years both in urban and suburban recognized as the #1 Realtor since settings. 1993 (18 consecutive years) out of James joined Grosvenor in 2006 and all realtors in the Maple Ridge/Pitt moved to Calgary in 2007 to open an Meadows division of REBGV for units office and establish a development sold. He was also recognized as the #1 business with a focus on urban realtor in Canada for Re/Max based on multifamily and mixed-use projects. In # of units sold for 2000, 2002, 2003 & 2008, he moved back to Vancouver 2004 and the #1 realtor in B.C. for Re/ to oversee Vancouver development The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. Making an impact locally. Creating a network globally.