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HomeMy WebLinkAbout10.5 Hammond Area Plan Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 132 10.5 HAMMOND AREA PLAN Chapter 10, Page 133 Maple Ridge Official Community Plan Bylaw No. 7060-2014 HAMMOND AREA PLAN TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 Background 1.1.1 History 1.1.2 Katzie First Natfon 1.2 Area Plan Process 1.3 Assumptfons and Targets 1.4 The Role of the Area Plan 1.5 Guiding Principles 1.5.1 Guiding Principles and Supportfng Objectfves 2.0 NEIGHBOURHOOD CHARACTERISTICS 2.1 Precinct 1: North Hammond 2.1.1 Precinct 1 – Key Characteristfcs 2.2 Precinct 2: Upper Hammond 2.2.1 Precinct 2 – Key Characteristfcs 2.3 Precinct 3: Lower Hammond 2.3.1 Precinct 3 – Key Characteristfcs 2.4 Precinct 4: Maple Meadows Business Park 2.4.1 Maple Meadows Business Park – Key Characteristfcs 3.0 HAMMOND LAND USE DESIGNATIONS 3.1 Residentfal 3.1.1 Single-Family & Compact Residentfal 3.1.2 Low Density Multf-Family 3.1.3 Medium Density Multf-Family 3.2 Employment 3.2.1 Hammond Village Commercial 3.2.2 Maple Meadows Business Park 3.2.3 Infill General Employment 3.2.4 Hammond General Industrial 3.3 Parks & Open Space 3.4 Instftutfonal 3.5 Conservatfon 4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY 5.0 WATER & HABITAT APPENDIX A – Zoning Matrix SCHEDULE 1 – Hammond Area Plan Land Use Designatfon Map FIGURE 1 – Hammond Heritage Character Area FIGURE 2 – Connectfvity FIGURE 3—Floodplain Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 134 Chapter 10, Page 135 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 136 1.1.1 HISTORY Prior to settlement, the area we know today as Hammond was one of the five original Katzie communitfes located in southwestern Britfsh Columbia. European settlement in this area began in the 1860s, at a tfme when the area was described as ‘heavily tfmbered down to the river’s edge.’ The Hammond brothers, William and John, arrived in the area from Fenstanton, England in 1862. They donated several acres of land to the CPR on the conditfon that the first railway statfon in Maple Ridge be built in Hammond. Emmeline Mohun, whose husband, Edward Mohun, drafted the town layout, donated the lower portfon of the townsite. Constructfon of the Canadian Pacific Railway line, statfon and yards began in 1882. Labourers flocked to the area, including many Chinese workers. In these early years, Port Hammond Junctfon served as a supply depot, and the town contfnued to grow with businesses, such as hotels and bars, in response to the influx of workers, settlers and industry. In August 1883 the township of Port Hammond Junctfon was registered at the New Westminster Court House. Two years later, the Hammond Post Office opened, and Hammond Statfon was completed. The first train pulled into Hammond in November 1885, over a year before the rail line to Burrard Inlet was completed. The area prospered, with many farms under cultfvatfon, and by 1910, the opening of first lumber mill, which grew into the largest cedar mill in the world. As the community developed, schools, churches, a bank and telephone service were all established. Today, the urban fabric of historic Upper and Lower Hammond reflects the origins of the early settlers who worked in local industry and agriculture. Small commercial buildings and modest wood-frame houses, set within a regular street grid, stfll exist today. Their constructfon reflects the ready availability of wood, and some houses display a high degree of sophistfcatfon in their use of wooden ornamentatfon. These early buildings, and their landscaped settings, anchor the historic character of the community. 1.1 BACKGROUND The Hammond neighbourhood is located in the southwest corner of Maple Ridge. It is bounded on the west by the City of Pitt Meadows and the Katzie First Natfon, and on the south by the Fraser River; to the north are Lougheed Highway and Dewdney Trunk Road commercial areas, and to the east is mainly single-family development. The nearby highway network includes the Golden Ears Bridge, providing quick access to regional transportatfon routes. Hammond has a number of unique qualitfes combining to make it a neighbourhood with heritage character. Some prominent features include several early 1900’s single-family houses, a historic commercial area, a 5.4 hectare baseball park, and a 16 hectare golf course. Local employment opportunitfes exist within the Maple Meadows Business Park, Hammond Cedar Mill, and nearby commercial areas. Residents of Hammond describe it as a friendly and family-oriented place, where many neighbours know each other and get together for social events. Hammond is also valued for its smaller size homes with ample garden space, mature trees, and open drainage canals. Many residents also enjoy walking and bicycling through the neighbourhood. 1.0 INTRODUCTION Chapter 10, Page 137 Maple Ridge Official Community Plan Bylaw No. 7060-2014 1.1.2 KATZIE FIRST NATION Prior to European settlement, Hammond was inhabited by the Katzie people. The Katzie traditfonal language is called Halkomelem, which the Katzie are currently attemptfng to revive. Hammond was just one of five Katzie communitfes that also included Pitt Lake, Sheridan Hill, Point Roberts and Point Grey. Like many First Natfons people, the Katzie migrated seasonally within their territory to locatfons where they could hunt, fish, and harvest. Residences were temporary structures made of poles and woven cedar mats and used most of the year. During the winter season, families shared permanent longhouse residences made of cedar. The Katzie diet consisted mainly of fish, seal, game and shellfish. Wapato, a type of potato that grows in wet marshy areas was also an important source of starch in the Katzie diet. Marshlands stfll exist within the Pitt Meadows and Hammond area and the Katzie are working on a program to cultfvate these starchy tuberous roots that once grew in abundance. Most of the Hammond area is identffied by the Katzie as their traditfonal territory. Indeed, at one tfme Hammond provided the marsh lands, Fraser River access, and forest for the Katzie people to source food, clothing, and shelter. A Katzie cemetery that dates back to 1898 stfll remains in Hammond and is in actfve use today. Sources: Wapato in Katzie Traditfonal Territory, by Terry Spurgeon http://www.sfu.ca/archaeology-old/museum/peb/wapato1.html (sourced on August 19, 2016). Katzie First Natfon History, http://www.katzie.ca/katzie_history_part_1.htm (sourced on August 19, 2016). Katzie First Natfon Background, http://www.katzie.ca/background_informatfon.htm (source on August 19, 2016). Katzie Eco-cultural Restoratfon Project pamphlet: Outlines the history and use of wapato in Katzie culture and provides a descriptfon of the restoratfon project. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 138 1.2 IMPETUS AND TIMING OF HAMMOND AREA PLAN PROCESS Prior to 2006, Maple Ridge initfated amendment to the Official Community Plan to re-designate a considerable portfon of the Hammond area from Commercial to Residentfal. The amendment was necessitated to address issues relatfng to the non-conforming status of many of the single family residences in the area, as well as to respond to findings statfng that the area was over-supplied with Commercial designated land. Since 2006, the Hammond area has experienced development applicatfons that are inconsistent with the Official Community Plan. At the January 2012 Public Hearing, Council heard from area residents commentfng on a development applicatfon, involving an Official Community Plan and rezoning amendment, that was proposing a 36 unit apartment building in an area predominantly designated for single detached residentfal use. It was at this Public Hearing that the request to consider Hammond for a future area plan was made. Some of the comments recorded from speakers at the Public Hearing were as follows: “… concern as to the impact of the proposed applicatfon on the neighbourhood and on his property…He requested that Council consider exploring a vision for the neighbourhood and not grant proposals for lots here and there.” “…spoke in favour of the proposal however he agreed with the concept of a plan for the whole neighbourhood which would allow further development.” “…agreed that an overall plan for the area is needed with an emphasis on the preservatfonof existfng heritage.” Development applicatfons in Hammond prior to and during the Area Plan process have indicated that development pressure is beginning to increase. 1.3 AREA PLAN PROCESS The Hammond Area Plan process commenced in March 2014. In the years prior, Hammond was experiencing redevelopment pressure and the community wanted a process to discuss appropriate development forms and density along with a plan to guide development in the future. The Hammond Area Plan process was made up of five phases: Phase I: Neighbourhood Context Phase II: Public Consultatfon Phase III: Draft Hammond Area Plan (Concept Plan) Phase IV: Area Plan Endorsement Phase V: Plan Approval Social media was used in a variety of ways throughout the process as a tool for engagement and communicatfon. At the outset, #MyHammond was used as an easy recall project tagline for community engagement through Facebook, Twitter, Instagram, YouTube video and a #MyHammond webpage. Traditfonal outreach was also used to engage through posters, emails, letters, background briefs, etc. The process included three public open houses, each with a corresponding questfonnaire, made available at the event and online. Early in the process the public was also invited to provide input through three #MyHammondTalks online questfonnaires. The outcomes of the first two questionnaires were provided through a “What We’ve Heard So Far” update bulletin and issued just before the third questionnaire was posted. Prior to the first open house event, the community was invited to send in, through Facebook, Instagram, or email, photos of what they think makes Hammond special. Over 300 photos were received and these have been utflized in Chapter 10, Page 139 Maple Ridge Official Community Plan Bylaw No. 7060-2014 #MyHammond open house banners, informatfon postcards, #MyHammond webpage, and also incorporated into the Hammond Area Plan document. Significant community input was received throughout the process and compiled to prepare a Preliminary Concept Plan, which was the focus of the third open house. Feedback from the community showed that the proposed land uses were largely supported leading to preparatfon of a draft Hammond Concept Plan. Council endorsed the Concept Plan in June 2016 and directed staff to use the document as a guide for development and the basis for the preparatfon of an Area Plan Bylaw. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 140 1.4 ASSUMPTIONS AND TARGETS Table 1, below, shows the current populatfon of Hammond is estfmated to be 5,782. This was calculated using Metro Vancouver’s “family size ratfo” data from 2011 multfplied by the total number of units within the Hammond Area boundary. There is currently a total of 1,974 dwelling units in Hammond, as shown below with the range of housing types. It is antfcipated that through the Hammond Area Plan new development will occur over several years and result in a build-out populatfon estfmated at approximately 11,000 people residing in a total of 5,700 units. It is also estfmated that this populatfon will be able to support approximately 26,000 sq. ft. (2,415 m2) of retail and non-retail commercial floorspace in Hammond’s historic commercial area. Currently, Hammond businesses occupy approximately 7,000 sq. ft. (650 m2) of commercial floor area. 1.5 THE ROLE OF THE AREA PLAN The Hammond Area Plan reflects the community’s values and is intended to be the preeminent document for long range planning and development within the Hammond Area boundaries. The Hammond Area Plan will form part of the overarching Official Community Plan Bylaw within Chapter 10, Area Plans. Foundatfonal to the Area Plan are the Guiding Principles with supportfng Objectfves. These were derived from the Area Plan process to help set goals for the neighbourhood’s long-term evolutfon. Area Plan policies were developed out of the Guiding Principles and Objectfves and expand on how the goals and will be applied and acted upon. Housing Type Actual Number of Dwelling Units by Type Current Estimated Population (2015) Single-Family 1,365 3,986 Single-Family/Secondary Suite 196 572 Duplex 17 50 Triplex 2 6 Fourplex 2 6 Townhouse 342 1,026 Apartment 50 136 TOTAL 1,974 5,782 Table 1. Existing Household profile for Hammond neighbourhood Chapter 10, Page 141 Maple Ridge Official Community Plan Bylaw No. 7060-2014 1.5.1 HAMMOND DEVELOPMENT PERMIT AREA GUIDELINES The Hammond Area Plan is supported by Development Permit Area Guidelines intended to help maintain the unique character of the Hammond neighbourhood. Specifically, the Guidelines outline design criteria for new development and are also incorporated into the Official Community Plan. The content of the Guidelines is derived from the same inputs that contributed to creatfon of the Area Plan, through the Area Plan process, as well as best practfces in sustainable design and development. The Hammond Development Permit Area Guidelines will be used in conjunctfon with the Hammond Area Plan for the following land use designatfons (shown on attached Schedule 1, Hammond Area Plan Land Use Designatfons):  Low Density Multf-Family  Medium Density Multf-Family  Infill General Employment  Hammond Village Commercial Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 142 1.6 GUIDING PRINCIPLES Pursuant to Sectfon 1.5, The Role of the Area Plan, the Hammond Area Plan process produced 10 Guiding Principles to inform policy development for the Hammond Area Plan. 1.6.1 GUIDING PRINCIPLES AND SUPPORTING OBJECTIVES To ensure clear linkages between the Guiding Principles and Area Plan policies, supportfng Objectfves have been developed and are included below. 1. NEIGHBOURHOOD CHARACTER IS RETAINED Objectives:  Promote retentfon of heritage character elements  Retain historic street grid pattern, including laneways  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, features, or events 2. A RANGE OF HOUSING FORMS AND TENURES PROMOTES DEMOGRAPHIC DIVERSITY Objectives:  Allow diverse housing optfons in form and density to broaden the range of housing cost  Plan for development that enables “aging in place” for residents  Encourage a greater supply and variety of rental housing forms 3. NEW DEVELOPMENT ENHANCES AND COMPLIMENTS EXISTING BUILT FORM AND NEIGHBOURHOOD CHARACTER Objectives:  Encourage a range of development forms that fit with surrounding character  New development is designed to foster “eyes on streets”  Orient development to include a friendly face towards laneways wherever possible  Create attractfve and invitfng public spaces by utflizing plant materials and seatfng areas  Encourage development on vacant lots  Ensure new development incorporates useable and attractfve greenspace  Encourage industrial development that is designed to mitfgate impacts on adjacent uses 4. HISTORIC COMMERCIAL AREA SERVES COMMUNITY NEEDS Objectives:  Plan for a pedestrian-oriented commercial hub of shops and services that meet residents’ daily needs  Encourage a greater density of mixed-use development that contributes to viability of the village commercial area  Allow for short-term commercial ventures, such as pop-up shops, to help revitalize village commercial area and enhance other employment areas Chapter 10, Page 143 Maple Ridge Official Community Plan Bylaw No. 7060-2014 5. SUSTAINABLE BUILDING TECHNOLOGIES ARE UTILIZED Objectives:  Retain, reuse and adapt existfng buildings, partfcularly those with heritage value or character  Incorporate energy efficiencies into building design to help reduce greenhouse gas emissions  Design new buildings to be adaptable to future uses  Encourage building design, technologies and materials that promote energy and water conservatfon as well as the reductfon of greenhouse gases (GHG)  Contfnue to promote waste reductfon and responsible disposal of all waste materials 6. FLOOD RISKS ARE MINIMIZED THROUGH REGULATORY STANDARDS AND DESIGN BEST PRACTICES Objectives:  Contfnue to manage Wharf Street dyke as a defence against flood events  Apply floodplain constructfon standards for new development (see Zoning Bylaw)  Contfnue to utflize a three-tfer stormwater management approach  Ensure landscape design incorporates current best management practfces and proactfve strategies to manage stormwater runoff  Contfnue to make flood mitfgatfon and emergency program informatfon available to the public  Contfnue to recognize and protect natural drainage areas for the important role they play in flood mitfgatfon 7. NATURAL LANDSCAPE IS MAINTAINED AND ENHANCED Objectives:  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Maintain and enhance drainage canals for greater biodiversity  Encourage and support local stewardship actfvitfes 8. MULTI-MODAL TRANSPORTATION ROUTES PROVIDE OPTIONS TO AUTOMOBILE Objectives:  Ensure increased neighbourhood walkability as development occurs  Promote identffied bicycle routes throughout the neighbourhood  Incorporate traffic management measures as new development occurs  Promote community gathering spaces and points of interest along pedestrian and bicycle routes 9. OPEN SPACES AND RECREATIONAL OPPORTUNITIES CONTRIBUTE TO THE ENJOYMENT AND WELL-BEING OF RESIDENTS Objectives:  Plan for new recreatfon trails, where opportunitfes exist  Identffy opportunitfes for trail connectfons to align with pedestrian and bicycle network  Identffy opportunitfes to enhance public spaces through improved or new park space, public art, interpretfve signs, and wayfinding signs  Work with community to identffy and support local food productfon opportunitfes  Provide public access to Fraser River Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 144 10. EMPLOYMENT OPPORTUNITIES ARE AVAILABLE CLOSE TO HOME Objectives:  Contfnue to support operatfon of the Hammond Cedar Mill and recognize its historical presence in the community  Provide for a range of shops and services in the historic commercial area that contribute to Hammond’s small business community  Contfnue to support and encourage business development in the Maple Meadows Business Park and lands within the Infill General Employment designatfon The above word diagram was created from community input received during the first Hammond Area Plan open house. Chapter 10, Page 145 Maple Ridge Official Community Plan Bylaw No. 7060-2014 2.0 NEIGHBOURHOOD CHARACTERISTICS The Hammond neighbourhood has grown significantly since it was registered as a Township in 1883 and character differences are reflected in the tfme period in which various parts of the neighbourhood were built. Differences in character are evident in land use, street grid pattern, built form, and design of public space. A primary goal of the Hammond Area Plan is to retain these neighbourhood characteristfcs that contribute to the vitality and livability of the area. To achieve this goal, precincts are identffied where clear differences in neighbourhood character exist. The intent is to retain and enhance the desirable features within each of these areas over tfme. Using input received through the public consultatfon process, four precincts have been identffied: Precinct 1: North Hammond Precinct 2: Upper Hammond Precinct 3: Lower Hammond Precinct 4: Maple Meadows Business Park Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 146 Chapter 10, Page 147 Maple Ridge Official Community Plan Bylaw No. 7060-2014 2.1 PRECINCT 1: NORTH HAMMOND North Hammond is predominantly a single-family low-density residentfal area. One large pocket of townhouse development is located at 207th Street, 118th Avenue, and Thorne Avenue. The North Hammond area was developed in the 1980’s, long after the residentfal areas to the south were established. Characteristfcs such as curved roads, cul-de-sacs, and sidewalks confirm North Hammond’s more contemporary era. Compared to earlier eras, many North Hammond houses are large with smaller yards and gardens and garages prominently facing the street. These building features indicate a mid to late 20th century style. Although North Hammond development is more recent than the areas to the south, it is well established and many of the trees and shrubs planted during development contribute character to the urban landscape. A key focus for this area is retaining existfng connectfvity to other areas of the neighbourhood for pedestrian and cycling actfvity and creatfng new opportunitfes wherever possible. This may be accomplished by retaining existfng and creatfng new sidewalks as well as existfng and new multf-use trails that help shorten travel routes within the neighbourhood (see Figure 2, Connectfvity). 2.1.1 PRECINCT 1 - KEY CHARACTERISTICS STREET AND BLOCK PATTERN North Hammond streets are wide, compared with Precincts 2 and 3, with cul-de-sacs incorporated into the network and sidewalks included along every street for pedestrians. However, developing cul-de-sacs, instead of grid pattern blocks, often increases the travel distances to nearby neighbourhood destfnatfons. Street trees are not present in this Precinct as they were not part of the required road standard during the era of North Hammond’s development. Typical Lot Size and Layout North Hammond is primarily residentfal, with single family lots. Lot sizes range from 370m2 to over 600m2 with some irregular shapes and sizes. Homes are larger and typically cover 35-40% of the lot area. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 148 Chapter 10, Page 149 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Greenspace and Landscaping North Hammond homes are generally larger and cover more lot area than those in Precincts 2 and 3. Many of the homes feature front lawns and manicured landscaping. Although trees and shrubs are not as mature as some in the other residentfal Precincts, they have become well established and contribute to the character of the area. Housing and Heritage Sites Houses in this area are characterized as standard single family homes with wide front garages and driveways. The Katzie First Natfon cemetery is a heritage site identffied in this area. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 150 2.2 PRECINCT 2: UPPER HAMMOND When the Hammond Township plan was registered in 1883, Upper Hammond began to expand rapidly. The opening of Hammond’s railway statfon in 1885 resulted in more homes, commercial businesses, and industry. As the commercial hub grew into a bustling centre of actfvity, the Port Hammond Lumber Company began its operatfon on the riverfront in 1908. Much of the unique character that grew out of Hammond’s early days remains evident within Precinct 2 and retaining this character is a goal of this Area Plan. Chapter 10, Page 151 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Figure 1: Hammond Heritage Character Area 2.2.1 HERITAGE CHARACTER AREA A heritage character study was undertaken by Donald Luxton & Associates and the findings were summed up as follows: The concentration of heritage and character sites is situated in Upper Hammond, where a significant number of resources exist in fairly close conjunction. The above map, prepared by Donald Luxton & Associates, shows the boundaries of the heritage character area identffied through the study. The characteristfcs that contribute to the concentratfon of these heritage character sites include:  Built form – “Small commercial buildings and modest wood frame houses reflect the working class nature of the settlement…”.  Land Use Pattern – “The early commercial area contains a number of modest early commercial buildings… This has always been the locatfon of commercial actfvitfes, across from the mill site. The residentfal areas developed north of the commercial area and also to the west. This pattern contfnues to the present day.”  Lot Pattern and Street Grid – “The very tfght street grid provides more of a village atmosphere and a more walkable environment”.  Landscaping – “Landscaping has matured to provide visual interest”. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 152 HAMMOND HERITAGE CHARACTER AREA – DEFINITIONS OF FIGURE 1 HERITAGE CLASSIFICATIONS The following resources have been identffied and mapped on Figure 1 in order to determine the concentratfon of heritage resources and heritage character sites within the 1882 Hammond boundaries. HERITAGE REVITALIZATION AGREEMENT A legally protected heritage site. Statements of Significance have been prepared for both buildings on the site. HERITAGE REGISTER Recognized for their heritage value, and officially listed on the Maple Ridge Community Heritage Register. Statements of Significance have been prepared for these two sites. HERITAGE INVENTORY Identffied in “The Heritage Resources of Maple Ridge, 1998” as having heritage value but not yet officially recognized. Statements of Significance have not been prepared for these sites. HERITAGE POTENTIAL There are a number of sites within the area boundaries that have high potentfal for inclusion on the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched or evaluated, but they make a strong contributfon to neighbourhood character and have been flagged for their potentfal heritage value. HERITAGE CHARACTER These sites contribute to the heritage character of the neighbourhood. They are generally modest in scale, pre-1940s wood frame structures that reflect the working-class nature of the area. Some of the sites have been significantly altered, but may have potentfal for sensitfve renovatfon. These sites have been identffied at this tfme through a visual survey only, and are noted as supportfng overall neighbourhood character. Chapter 10, Page 153 Maple Ridge Official Community Plan Bylaw No. 7060-2014 2.2.1 PRECINCT 2 – KEY CHARACTERISTICS STREET AND BLOCK PATTERN Lots divided into a tfght grid system, with very few lanes, characterize Precinct 2. The tfght street grid provides a village atmosphere and a more walkable environment. Typically, there are 10 lots to a block, providing a very generous street allowance. There are also a number of irregular and triangular lots caused by the curving sweep of the railway that provide variety and interestfng neighbourhood pockets within the area. TYPICAL LOT SIZE AND LAYOUT Upper Hammond is primarily comprised of residentfal, single family lots with a few larger, multf-family buildings. Lot sizes generally range from 610m2 to over 890m2 with many homes typically small and modest in size, partfcularly in the Heritage Character Area (HCA). Lots within the Village Commercial Area vary in size from slightly smaller and slightly larger than the nearby residentfal lots. The curve of the railway line has also created some irregular shaped residentfal and commercial lots. Residentfal lots outside of the HCA tend to be larger, although some are smaller and narrower. GREENSPACE AND LANDSCAPING The mature and varied greenspace and landscaping of Upper Hammond is an important character element. Many lots located in the HCA are large in size and homes are small. This allows for more light and open space on each site, contributfng to a ‘green’ feel within this part of the neighbourhood. HOUSING AND HERITAGE SITES The historical architectural style of the Hammond neighbourhood remains primarily concentrated within the Heritage Character Area of Precinct 2. Houses in this area are small and modest and are characterized as a simplified version of the well-known Craftsman style. Several sites in this Precinct are listed in the Heritage Resources of Maple Ridge. OTHER HISTORIC ACTIVITIES & COMMUNITY-LED AMENITIES Throughout Upper Hammond, there is a legacy of human actfvity that is commemorated with a sign, plaque, or public art. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 154 2.3 PRECINCT 3: LOWER HAMMOND The development of Lower Hammond occurred over several decades in predominantly a single-family form. In the late 19th and early 20th centuries, when Upper Hammond was growing rapidly, this area was growing at a slower pace around the cedar mill which started operatfon in 1908 and contfnues today. There are a number of older homes scattered throughout Lower Hammond, described in the Heritage Character Study (Donald Luxton & Associates), as being “pre-1940’s wood frame structures that reflect the working-class nature of the area”, but lacking in concentratfon of similar structures found in Upper Hammond. Most development in Lower Hammond represents eras from the mid to late 20th and early 21st centuries. The study also identffied Lower Hammond’s grid- pattern road network and lot configuratfon, which is similar to that found in Upper Hammond, adding to the heritage character of the area. The different eras of development throughout have created an eclectfc and interestfng mix of housing form. Also noteworthy in the study is the following observatfon: Upper and Lower Hammond are also at a different orientation, with Upper Hammond oriented north-south and Lower Hammond angled relative to True North. This gives each area a more distinct identity and provides visual containment. Lower Hammond is located in the Fraser River floodplain and this will contfnue to impact the form and design of new development into the future. This area has been described by some as having a rural character not typically found in single-family suburban areas. Features that contribute to this character, not already discussed above, are:  Numerous vegetated open drainage channels with adjacent informal trails that connect various blocks  Roads with a narrower paved width compared to other suburban residentfal areas (such as Precinct 1)  Few sidewalks Chapter 10, Page 155 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Two areas of focus for Lower Hammond are: 1) Maintaining the rural character; 2) Enhancing connectfvity within Precinct 3 and identffying opportunitfes to link with other Hammond Localitfes and beyond. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 156 2.3.1 PRECINCT 3 – KEY CHARACTERISTICS STREET AND BLOCK PATTERN Lower Hammond has a very regular, repetftfve, grid street pattern in large blocks. Many of these blocks are broken up with unopened road right-of-ways and vacant lots that contain informal trails along drainage canals. Some laneways currently exist in Precinct 3, south of Ditton Street. TYPICAL LOT SIZE AND LAYOUT Lower Hammond is made up of mostly single family lots that range in size from approximately 560m2 to over 890m2. The Hammond Cedar Mill is also located in Precinct 3 and covers close to 25% of the area. Housing in this Precinct has been constructed over several decades resultfng in an eclectfc style, size, and lot layout. The older homes, constructed prior to the 1980’s, tend to be more modest with a smaller footprint and more open space is the result. Homes constructed during and after the 1980’s tend to have a larger footprint and smaller front and rear yards. GREENSPACE AND LANDSCAPING Undeveloped and open rights of way with vegetated drainage canals help provide a sense of rural openness from the street. Pedestrians have established informal pathways along the drainage canals. Several sites have older small homes with generous setbacks that contribute to the greenspace and open feel. Although Lower Hammond was established at the same tfme as Upper Hammond, it does not have the same abundance of mature trees. This is likely due to its lower elevatfon and drainage issues. Wharf Street serves both as a road and dyke for the floodplain area. Single-family homes are located on both sides of Wharf Street and while the homes on the Fraser River side have spectacular views, they do not benefit from the flood protectfon the dyke provides. HOUSING AND HERITAGE SITES Similar to houses in the Heritage Character Area of Upper Hammond, the vernacular heritage architectural style is also evident in Lower Hammond. The Heritage Character Area Map (see Figure 1) shows several sites with heritage character or potentfal and one listed on the “Heritage Resources of Maple Ridge”. OTHER HISTORIC ACTIVITIES & COMMUNITY-LED AMENITIES Much history is evident and recorded within Lower Hammond and as such there are signs, plaques, and park names to help commemorate Hammond’s history. Chapter 10, Page 157 Maple Ridge Official Community Plan Bylaw No. 7060-2014 2.4 PRECINCT 4: MAPLE MEADOWS BUSINESS PARK Although land use is a primary factor that sets Precinct 4 apart, the area does have other characteristfcs important to its future. Most of the northern portfon of Maple Meadows Business Park was constructed in the early 1990’s and the southern portfon is currently undeveloped. Because the business park has grown slowly over the years, the pattern of older to newer light industrial building design is clearly evident. Part of the Katzie Slough is located at the western edge of the Precinct and provides natural drainage for the area. All of Precinct 4 is located in the Fraser River floodplain. A key feature of Maple Meadows Business Park is its auto- oriented connectfvity with the regional highway network. The Business Park is located close to Lougheed Highway and adjacent to Golden Ears Way and Golden Ears Bridge. When the undeveloped lands to the south of 113B Avenue eventually develop, an alternatfve access to the area will be required. This will be partfcularly beneficial for emergency access. Enhancing local and regional connectfvity is an important requirement for the Precinct 4 road network, which includes improvements to roads and routes, as well as increasing pedestrian and cycling connectfons to other areas within the neighbourhood. Consideratfons regarding development in the floodplain will also contfnue to be a focus for Precinct 4, including best practfces for stormwater management. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 158 2.4.1 MAPLE MEADOWS BUSINESS PARK – KEY CHARACTERISTICS STREET AND BLOCK PATTERN The street network is purposed with a focus on automobile access to business and to the regional road network via the Golden Ears Bridge, Golden Ears Way, and Lougheed Highway. All roadways have sidewalks on at least one side, but no pedestrian and bicycle connectfons exist within blocks to help shorten travel routes. As the Business Park contfnues to develop (partfcularly to the south) and redevelop, opportunitfes will be identffied for creatfng linkages, where appropriate, for pedestrian and bicycle actfvity. It is intended that an alternatfve access for Lower Hammond will be provided through Precinct 4, as both existfng access points for Lower Hammond are at railway crossings. TYPICAL LOT SIZE AND LAYOUT Lot sizes vary throughout the Business Park and layout varies depending on the needs of individual businesses located within the area. GREENSPACE AND LANDSCAPING Greenspace and landscaping is minimal, typically occupying a narrow edge around lots. Asphalt paving predominates. There are no heritage sites identffied within Precinct 4. Chapter 10, Page 159 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.0 HAMMOND LAND USE DESIGNATIONS Populatfon growth is antfcipated to drive change within Hammond over the next several years. The Hammond Area Plan encourages a range of housing types and tenures to accommodate community needs and enable aging in place for residents. Currently there are approximately 1,974 residentfal units within the neighbourhood with a populatfon of 5,700 residents. It is antfcipated that at build-out, the number of residentfal units will be approximately 5,700 with an estfmated populatfon of 11,000 residents. While growth and change are supported by the community, retaining the existfng heritage character of the neighbourhood is strongly desired. Providing a greater range of housing forms and accommodatfng an increase in density within some areas of Hammond will support revitalizatfon of the historic commercial area at Maple Crescent and 207th Street and provide local shops and services within walking and cycling distance of nearby homes (see Schedule 1, Hammond Area Land Use Designatfons). Increasing residentfal densitfes will also help support the ridership of the West Coast Express and the Frequent Transit Network of bus routes just north of Hammond with stops located along Lougheed Highway and Dewdney Trunk Road. GUIDING PRINCIPLES 1. Neighbourhood character is retained 2. A range of housing forms and tenures promotes demographic diversity 3. New development enhances and compliments existfng built form and neighbourhood character 4. Historic commercial area serves community needs 5. Sustainable building technologies are utflized 6. Flood Risks are minimized through regulatory standards and design best practfces 7. Natural landscape is maintained and enhanced Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 160 OBJECTIVES  Promote retentfon of heritage character elements  Retain historic street grid pattern, including laneways  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, features, or events  Allow diverse housing optfons in form and density to broaden the range of housing cost  Plan for development that enables “aging in place” for residents  Encourage a greater supply and variety of rental housing forms  Encourage a range of development forms that fit with surrounding character  New development is designed to foster “eyes on streets”  Orient development to include a friendly face towards laneways wherever possible  Create attractfve and invitfng public spaces by utflizing plant materials and seatfng areas  Encourage development on vacant lots  New development incorporates useable and attractfve greenspace  Encourage a greater density of mixed-use development that contributes to viability of the village commercial area  Retain, reuse and adapt existfng buildings, partfcularly those with heritage value or character  Incorporate energy efficiencies into building design to help reduce greenhouse gas emissions  Design new buildings to be adaptable to future uses  Encourage building design, technologies and materials that promote energy and water conservatfon as well as the reductfon of greenhouse gases (GHG)  Contfnue to promote waste reductfon and responsible disposal of all waste materials  Ensure landscape design incorporates current best management practfces and proactfve strategies to manage stormwater runoff  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond Chapter 10, Page 161 Maple Ridge Official Community Plan Bylaw No. 7060-2014 POLICIES 3-1 Community Amenity Contributions, or other levies and charges, collected through new development, within the Hammond Area Plan boundaries, may be utilized within the Hammond neighbourhood and be applied in accordance with the policies or regulations that enable the type of contribution, levy, or charge made. 3-2 The adaptfve reuse of heritage sites and buildings is encouraged. Rehabilitatfon of a heritage site may involve the use of heritage conservatfon legislatfon identffied in the Local Government Act and Community Charter. This policy applies to sites and buildings determined by Maple Ridge to have heritage value and/or heritage character, including listfngs on the “Heritage Resources of Maple Ridge” and specific propertfes identffied within the Heritage Character Area shown in Figure 1. 3-3 For heritage projects requiring a Statement of Significance or a Heritage Conservatfon Plan, Maple Ridge may consider the “Standards and Guidelines for the Conservatfon of Historic Places in Canada” published by Parks Canada. This tool helps users to understand the historic place and secondly determine the best approach in its conservatfon. 3-4 Maple Ridge will establish a community engagement process to explore potentfal legislatfon and regulatory tools for conservatfon of the Heritage Character Area identffied in Figure 1. Examples of some potentfal tools include a Heritage Conservatfon Area Bylaw, property tax exemptfon for protectfon of a heritage property, heritage conservatfon covenants, and/or a specific Heritage Character Area zone that permits uses, densitfes, setback, etc. that are specific to this historic enclave of Hammond. 3-5 Hammond is an established neighbourhood, with a predominantly single-family use. As density increases over tfme, design compatfbility with the existfng character is encouraged to maintain livability, streetscape aesthetfcs, and Hammond’s sense of place. Elements of the existfng built form should be incorporated into site and building design for all forms of development. For example: a) Space for ample light penetratfon should be provided between buildings; b) Building heights should not appear imposing to smaller existfng buildings; c) Existfng mature trees and shrubs should be retained, wherever possible; and d) Landscaping should include new plants and trees that will attract bees, butterflies, and songbirds; e) Establish garden areas that provide energy conservatfon benefits, such as shade in the summer and light penetratfon in the winter (i.e. using deciduous trees). 3-6 Providing a range of housing forms and tenures is encouraged throughout the Hammond neighbourhood. These include single-family and multf-family forms, with tenures ranging from home ownership, rental (including purpose-built rental), affordable, and subsidized housing. 3-7 To ensure a range of housing needs are accommodated within Hammond, Maple Ridge will work with government and housing agencies to encourage and support development that provides: a) For those with special housing needs due to income, age, or disability; b) Special needs housing incorporated within the Hammond neighbourhood located close to public transit, shopping and services, and parks and recreatfon; and c) Flexible living units to accommodate people with physical disabilitfes. 3-8 The Hammond area is part of the Katzie First Natfon’s traditfonal territory and many artffacts may stfll remain from Katzie actfvitfes over the past hundreds of years. Maple Ridge will work with Katzie First Natfon to create a process for ensuring that applicatfons for new development undertake an archaeological review, wherever warranted, in accordance with the Heritage Conservation Act. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 162 3-9 Land assembly or lot consolidatfon proposed in conjunctfon with development, redevelopment, conversion, or infill development should meet the following conditfons: a) That any residual lots or remaining land parcels are left in a configuratfon and lot area suitable for a future development proposal, or may be consolidated with other abutting residual lots or land parcel, and complies with the applicable Land-Use Designatfons and Policies of Sectfon 3.0. b) The use of any residual abutting lots or land parcels can contfnue to functfon in accordance with the applicable Land Use Designatfon and Policies of Sectfon 3.0. c) Residual abutting lots or land parcels are not left in a conditfon unsuitable for the maintenance of the existfng land use; d) The land assembly proposal will incorporate adequate impact mitfgatfon measures such as the provision of buffers, landscaping, site design, building arrangements and building design to ensure compatfbility with abutting existfng land uses. 3-10 Shadow studies may be required for proposed buildings greater than three (3) storeys in height and where a building façade is more than double the width of adjacent buildings. Site and building design should mitfgate for potentfal shadow casts and blocking of daylight on nearby propertfes. 3-11 Maple Ridge encourages noise abatement and vibratfon mitfgatfon measures for all new building constructfon within 50 metres of the railway corridor. The level and impact of noise and vibratfon on a development site should be assessed by a qualified acoustfc and vibratfon consultant through the preparatfon of a noise and vibratfon impact study, undertaken early in the process. The study should assess the impact of all noise and vibratfonal sources affectfng the development site and provide recommendatfons for noise abatement and vibratfon mitfgatfon for the site. NOTE: Heritage buildings listed in the Heritage Resources of Maple Ridge may be exempt from this policy. 3-12 Applying principles of Crime Preventfon Through Environmental Design (CPTED) are encouraged, partfcularly to the internal spaces and finishing of all garage structures. 3-13 To minimize impervious surfaces, incorporate on-site landscaping infiltratfon strategies and rainwater retentfon to comply with the Subdivision and Development Servicing Bylaw. 3-14 Energy efficient design and Best Management Practfces are encouraged in all developments in Hammond. Maple Ridge supports the green technologies embedded in the Hammond Development Permit Area Guidelines and encourages these within all development. 3-15 Achieving a LEED (Leadership in Energy & Environmental Design), Built Green, Passive House or similar certfficatfon program is encouraged, as they contribute to energy savings and greenhouse gas reductfons through enhanced envelope performance and decreased reliance on mechanical systems for heatfng, cooling, and ventflatfon. Chapter 10, Page 163 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.1 RESIDENTIAL Hammond is an established neighbourhood and it is important that new development is compatfble with existfng character. Retaining neighbourhood character is a key aim for the Hammond Area Plan, while allowing for increased residentfal densitfes that support a more vibrant community. Additfonally, introducing new forms of residentfal development is intended to attract new residents and enable current residents to “age in place”. GUIDING PRINCIPLES 1. Neighbourhood character is retained 2. A range of housing forms and tenures promotes demographic diversity 3. New development enhances and compliments existfng built form and neighbourhood character 7. Natural landscape is maintained and enhanced OBJECTIVES  Promote retentfon of heritage character elements  Retain historic street grid pattern, including laneways  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, features, or events  Allow diverse housing optfons in form and density to broaden the range of housing cost  Plan for development that enables “aging in place” for residents  Encourage a greater supply and variety of rental housing forms  Encourage a range of development forms that fit with surrounding character  New development is designed to foster “eyes on streets”  Orient development to include a friendly face towards laneways wherever possible  Encourage development on vacant lots  Ensure new development incorporates useable and attractfve greenspace 3.1.1 SINGLE-FAMILY & COMPACT RESIDENTIAL INTENT: Single-family dwellings, duplex, and triplex are the forms of development permitted in the Single-Family & Compact Residential designatfon (See attached Schedule 1). The intent is to allow for some density increase that is compatfble with existfng single-family form and neighbourhood character. Secondary suites and garden suites are also encouraged uses outside of the floodplain area. POLICIES 3-16 Single-family, duplex and triplex housing forms may be permitted in the Single-Family & Compact Residentfal designatfon. 3-17 Detached garden suites and secondary suites are permitted, subject to consistency with existfng Maple Ridge bylaws and regulatfons. 3-18 Adaptfve re-use of existfng buildings is encouraged. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 164 3-19 The following characteristfcs should be incorporated into all forms of new development within the Single- Family & Compact Residentfal designatfon: a) A site size and configuratfon that enables building orientatfon towards streets and laneways wherever possible; b) Careful consideratfon of size, locatfon, and orientatfon of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existfng mature landscaping that contributes to the neighbourhood character; c) Design that is sensitfve to surrounding built form, partfcularly for buildings that are three (3) storeys in height; and d) Parking for residents is provided in a concealed structure. 3.1.2 LOW DENSITY MULTI-FAMILY Intent: Encouraging an increase in density and expanding residentfal form is the intent of the Low Density Multi-Family designatfon (see attached Schedule 1), which permits townhouse, fourplex and courtyard development forms. Lands in this designatfon are primarily located in high actfvity areas along major corridor roads and adjacent to large community gathering spaces and the West Coast Express. It also serves as a transitfonal development form and density between Single-Family & Compact Residential and the Medium Density Multi-Family designatfons (see attached Schedule 1). Consideratfon of Hammond’s existfng neighbourhood character, including historic building elements and attractfve garden spaces, is an important aspect of this designatfon. POLICIES 3-20 Townhouse, fourplex, and courtyard housing forms are permitted in Low Density Multf-Family designatfon, with ground level entry to each unit. 3-21 Maximum building height permitted is three (3) storeys. 3-22 The following characteristfcs should be incorporated into all forms of development within the Low Density Multf-Family designatfon: a) A site size and configuratfon that enables building orientatfon towards streets and laneways wherever possible; b) Careful consideratfon of size, locatfon, and orientatfon of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existfng mature landscaping that contributes to the neighbourhood character; c) Design that is sensitfve to surrounding built form, partfcularly for buildings that are three (3) storeys in height; d) Parking for residents is provided in a concealed structure. Chapter 10, Page 165 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.1.3 MEDIUM DENSITY MULTI-FAMILY Intent: The Medium Density Multf-Family designatfon allows for the highest residentfal densitfes within Hammond. Providing for a level of density aimed at establishing a vibrant Hammond neighbourhood is the intent of the Medium Density Multi-Family designatfon (see attached Schedule 1), which permits residentfal forms of townhouse, rowhouse and apartment. Similar to the Low Density Multi-Family designatfon (see attached Scheduled 1), this future land use is primarily located along major corridors with focus areas being where Hammond’s highest density is most suitable and beneficial to neighbourhood vibrancy. POLICIES 3-23 Townhouse, rowhouse, and apartment housing forms are permitted within the Medium Density Multf-Family designatfon. 3-24 Maximum building heights for townhouse and rowhouse development forms is three (3) storeys. 3-25 Maximum building height for apartment form is four (4) storeys. 3-26 Ensuring that higher densitfes are compatfble with existfng character is an important consideratfon. Design for new development should include: a) Orientfng living and actfvity spaces toward streets and laneways, so that opportunitfes for “eyes on the street” are created wherever possible; b) Careful consideratfon of size, locatfon, and orientatfon of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existfng mature landscaping that contributes to the neighbourhood character; c) Design that is sensitfve to surrounding built form and height, partfcularly for buildings that are three (3) or more storeys in height; d) Parking for residents is provided in a concealed or underground structure. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 166 3.2 EMPLOYMENT There are four land use designatfons for employment within Hammond: Hammond Village Commercial, Maple Meadows Business Park, Infill General Employment and Hammond General Industrial (see attached Schedule 1). The intent is to provide a range of employment optfons for local residents and the region, support the local economy, and provide nearby shops and services that will help meet the community’s daily needs. GUIDING PRINCIPLES 1. Neighbourhood character is retained 3. New development enhances and compliments existfng built form and neighbourhood character 4. Historic commercial area serves local community needs 7. Natural landscape is maintained and enhanced 10. Employment opportunitfes are available close to home OBJECTIVES  Promote retentfon of heritage character elements  Retain historic street grid pattern, including laneways  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, or features  Encourage a range of development forms that fit with surrounding character  New development is designed to foster “eyes on streets”  Orient development to include a friendly face towards laneways wherever possible  Create attractfve and invitfng public spaces by utflizing plant materials and seatfng areas  Encourage development on vacant lots  Ensure new development incorporates useable and attractfve greenspace  Encourage industrial development that is designed to mitfgate impacts on adjacent uses  Plan for a pedestrian-oriented commercial hub of shops and services that meet residents’ daily needs  Encourage a greater density of mixed-use development that contributes to viability of the village commercial area and enhance other employment areas  Allow for short-term commercial ventures, such as pop-up shops, to help revitalize village commercial area and enhance other employment areas  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Contfnue to support operatfon of the Hammond Cedar Mill and recognize its historical presence in the community  Provide for a range of shops and services in the historic commercial area that contribute to Hammond’s small business community  Contfnue to support and encourage business development in the Maple/Meadows Business Park and the Infill General Employment designatfon Chapter 10, Page 167 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.2.1 HAMMOND VILLAGE COMMERCIAL Intent: Hammond Village Commercial (see attached Schedule 1) designated lands are mainly concentrated in Hammond’s historic commercial node at Maple Crescent and Dartiord Street. Creatfng a hub of vibrant commercial actfvity is encouraged through mixed-use development forms that include ground level retail shops and services with apartments or offices above. Additfonal ways to attract people and enliven the area are seasonal or temporary “pop-up” businesses and the incorporatfon of public spaces into new development. POLICIES 3-27 Principal buildings within the Hammond Commercial designatfon will range from a minimum of three (3) to a maximum of four (4) storeys. 3-28 Conservatfon and/or adaptfve re-use of buildings listed on “The Heritage Resources of Maple Ridge” is encouraged. 3-29 Ground floor commercial is required within the Hammond Commercial designatfon with office and/or residentfal use above grade. 3-30 Orient living and actfvity spaces toward streets and public spaces, so that opportunitfes for “eyes on the street” are created wherever possible. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 168 3-31 Creatfng public outdoor meetfng spaces is encouraged in the Hammond Village Commercial designatfon and may take the form of a public square, plaza, courtyard, or passageways between buildings. 3-32 Attractfve landscaping and seatfng design is important in public spaces to invite people to rest, reflect, or meet and visit with others. 3-33 Incorporatfng public art into new development and public spaces is encouraged. 3-34 Maple Ridge will undertake a study to explore appropriate parking standards and alternatfve parking optfons, such as a nearby parking lot, for the Hammond Village Commercial area. 3-35 All parking is encouraged in an underground structure. Where challenging site conditfons exist, optfons include landscaped visitor parking at grade, concealed above-grade structure for all parking, or concealed above-grade structure for residents’ parking and landscaped visitor parking at grade. 3-36 Temporary, seasonal, or pop-up businesses will be encouraged, partfcularly where there is a vacancy within an existfng store-front. 3-37 Interpretfve signage, plaques or other medium that provides historic informatfon of a place, people, and/or event should be incorporated into development wherever possible. 3.2.2 MAPLE MEADOWS BUSINESS PARK INTENT: Maple Meadows Business Park (see attached Schedule 1) designated lands encompass most of Precinct 4. This area has been an employment generator since its inceptfon in the early 1990’s and accommodates many large, medium and small businesses. It is well located close to Lougheed Highway and Golden Ears Bridge, both routes being part of the regional highway network. The Business Park has experienced significant growth over the years and it is antfcipated it will contfnue to expand and evolve into the future. POLICY 3-38 Lands within the Maple Meadows Business Park designatfon will be subject to existfng policies to regulate Business Parks in the Maple Ridge Official Community Plan. Chapter 10, Page 169 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.2.3 INFILL GENERAL EMPLOYMENT INTENT: The Infill General Employment (see attached Schedule 1) designatfon is applied primarily to underutflized lands adjacent to residentfal areas and the railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond). These lands are narrow and limited in potentfal. The intent of Infill General Employment is to create opportunitfes for businesses that do not generate much vehicular traffic and have minimal need for public parking. Additfonally, this designatfon is limited to businesses that produce minimal noise, odor, or fumes and blend well into the nearby residentfal areas either through attractfve building design or landscape screening. Some examples may include public storage facility, medical testfng laboratory, manufacturing operatfon, multf-media and/or art studio. POLICIES 3-39 Businesses in the Infill General Employment designatfon will be light industrial or business park uses that do not generate significant traffic, noise, fumes, or odors. 3-40 Lands within the Infill General Employment designatfon are located in close proximity to residentfal areas and compatfbility with adjacent use is important. Incorporatfng the following elements into site and building design within the Infill General Employment designatfon is encouraged: a) Block sizing is reflectfve of surrounding uses; b) Building forms are appropriately located on site and scaled in consideratfon of adjacent developments; c) Principal buildings within the Infill General Employment designatfon are Permitted to a maximum height of 3 storeys; d) Attractfve landscaping, including fencing/screening, should be provided along the perimeter of the site; e) Outdoor storage and refuse/recycling areas should be well-screened with attractfve landscaping and fencing, partfcularly those visible to roadways and/or adjacent residentfal areas. 3-41 Integrate infill industrial developments with surrounding residentfal and non-residentfal actfvitfes through the use of appropriate transitfon of uses. 3.2.4 HAMMOND GENERAL INDUSTRIAL INTENT: The Hammond Cedar Mill is located in Lower Hammond (Precinct 3) and the site makes up the Hammond General Industrial (see attached Schedule 1) designatfon. The Mill has been providing local jobs since 1908 and is antfcipated to contfnue for the foreseeable future. The operatfon is as much a part of Hammond’s historic character as the railway and street grid pattern. POLICY 3-42 Lands within the Hammond General Industrial designatfon will be subject to existfng policies to regulate Industrial lands in the Maple Ridge Official Community Plan. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 170 Chapter 10, Page 171 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.3 PARKS & OPEN SPACE INTENT: When the original Hammond township plan, registered in 1883, was created, lands were dedicated for two parks. One is Hammond Park, which is located in Upper Hammond (Precinct 2) and the other is Tolmie Park, located in Lower Hammond (Precinct 3). Baseball was played in both parks, with Hammond Park being the locatfon for the Hammond Cedar Baseball team – a team of amateur players recruited by the cedar mill manager startfng in 1924. League baseball was moved to the Hammond Stadium when it opened in 1957. Hammond is also home to the Maple Ridge Golf Course, which officially opened in 1925. Several parks have been established in Hammond since the township’s inceptfon, and today they include the following:  Hammond Stadium, Pool, and Community Centre  Hammond Park  Maple Ridge Golf Course  Tolmie Park  Emmeline Mohun Park Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 172 The Parks & Open Space designatfon (see attached Schedule 1) contfnues to include lands dedicated to a range of recreatfonal actfvitfes located within all three of Hammond’s residentfal Precincts that contribute to outdoor leisure actfvity, neighbourly interactfons, and locally organized events. Additfonally, Parks & Open Space lands are important areas for urban ecology and natural habitat for wildlife. GUIDING PRINCIPLES 1. Neighbourhood character is retained 7. Natural landscape is maintained and enhanced 9. Open spaces and recreatfonal opportunitfes contribute to the enjoyment and well-being of residents OBJECTIVES  Promote retentfon of heritage character elements  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, features, or events  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Maintain and enhance drainage canals for greater biodiversity  Encourage and support local stewardship actfvitfes  Plan for new recreatfon trails, where opportunitfes exist  Identffy opportunitfes for trail connectfons to align with pedestrian and bicycle network  Identffy opportunitfes to enhance public spaces through improved or new park space, public art, interpretfve signs, and wayfinding signs  Work with community to identffy and support local food productfon opportunitfes  Provide public access to Fraser River POLICIES 3-43 All lands designated as Park within Hammond are subject to a master plan administered by the Parks & Leisure Service Department. 3-44 Maple Ridge will ensure that uses within Park spaces should serve the needs of all ages and demographics, partfcularly seniors and youth. 3-45 Maple Ridge will contfnue to work with the Parks & Leisure Services Commission on the delivery of recreatfon programs that create age-appropriate opportunitfes that meet the needs of all genders, abilitfes, and income levels within the community. 3-46 In an effort to ensure that Parks within Hammond are accessible to everyone, including those with physical disabilitfes, Maple Ridge will contfnue to work with the Municipal Advisory Committee on Accessibility Issues to ensure accessibility needs are considered and addressed. 3-47 To enhance connectfvity throughout Hammond and create links with Parks and other points of interest, new pathways and trails within Park spaces will be selected in consideratfon of the larger pedestrian and bicycling network. 3-48 Where sufficient neighbourhood demand is confirmed, Maple Ridge will consider identffying suitable space for a community garden in Hammond. 3-49 Emmeline Mohun Park currently provides public views and access to the Fraser River. Where new opportunitfes arise, Maple Ridge will consider establishing additfonal park space along the river to provide increased public access. Chapter 10, Page 173 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3-50 To encourage urban wildlife, including songbirds, bees, butterflies and other insects, appropriate natfve shrub and plant material will be used in Park areas, wherever feasible. 3-51 Maple Ridge will work with the community to identffy opportunitfes to enhance Hammond Park spaces through inclusion of new recreatfon actfvitfes, public art, heritage feature(s), interpretfve plaques and/or wayfinding signage. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 174 3.4 INSTITUTIONAL INTENT: Hammond has a broad range of Institutional (see attached Schedule 1) uses that are both public and private in nature. Institutional uses include services such as educatfon, government, fire protectfon, public transit, health and welfare, and cultural/spiritual instftutfons. GUIDING PRINCIPLES 1. Neighbourhood character is retained 3. New development enhances and compliments existfng built form and neighbourhood character 7. Natural landscape is retained and enhanced 9. Open spaces and recreatfonal opportunitfes contribute to the enjoyment and well-being of residents OBJECTIVES  Promote retentfon of heritage character elements  Retain historic grid pattern, including laneways  Encourage retentfon of mature trees and established garden spaces  Celebrate Hammond’s history in ways that identffy special places, people, features, or events  Encourage a range of development forms that fit with surrounding character  New development is designed to foster “eyes on streets”  Orient development to include a friendly face towards laneways wherever possible  Create attractfve and invitfng public spaces by utflizing plant materials and seatfng areas  Encourage development on vacant lots  Ensure new development incorporates useable and attractfve greenspace  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Identffy opportunitfes to enhance public spaces through improved or new park space, public art, interpretfve signs, and wayfinding signs  Work with community to identffy and support local food productfon opportunitfes POLICIES 3-52 Maximum building height for new Instftutfonal development is three (3) storeys. 3-53 Building and site design for new development should be compatfble with the existfng character of the area and adjacent buildings. Design should include: a) Orientfng actfve spaces toward streets and laneways, so that opportunitfes for “eyes on the street” are created wherever possible; b) Careful consideratfon of size, locatfon, and orientatfon of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existfng mature landscaping that contributes to the neighbourhood character; c) Design that is sensitfve to surrounding built form and height, partfcularly for buildings that are three (3) storeys in height. Chapter 10, Page 175 Maple Ridge Official Community Plan Bylaw No. 7060-2014 3.5 CONSERVATION INTENT: Most of the land within the Conservation designatfon (see Schedule 1) is adjacent to the Golden Ears Bridge and part of the Katzie Slough. The Slough was once an area rich in biodiversity, but today mainly provides natural drainage for the surrounding developed area, including Lower Hammond (Precinct 3). Increasing biodiversity not only contributes to effectfve rainwater management, but also productfve habitat for a range of small mammals, insects and freshwater invertebrates. This natural area that is abundant with small wildlife provides a regular food source for birds of prey making the Katzie Slough an important raptor habitat area. In additfon to biodiversity, the Slough’s drainage capability also provides an essentfal benefit to nearby property owners and as such it is important to retain and enhance the ecology of these lands wherever possible. It is important to note that the Conservation designated land in the Katzie Slough is in the Agricultural Land Reserve and any changes intended for this area may require approval from the Agricultural Land Commission. GUIDING PRINCIPLES 6. Flood risks are minimized through regulatory standards and design best practfces 7. Natural landscape is retained and enhanced 9. Open spaces and recreatfonal opportunitfes contribute to the enjoyment and well-being of residents OBJECTIVES  Contfnue to recognize and protect natural drainage areas for the important role they play in flood mitfgatfon  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Maintain and enhance drainage canals for greater biodiversity  Encourage and support local stewardship actfvitfes  Plan for new recreatfon trails, where opportunitfes exist  Identffy opportunitfes for trail connectfons to align with pedestrian and bicycle network  Identffy opportunitfes to enhance public spaces through improved or new park space, public art, interpretfve signs, and wayfinding signs Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 176 POLICIES 3-54 Maple Ridge will contfnue to protect natural features designated Conservatfon, while ensuring public safety, including land resources, water resources, and air quality under current requirements within the Maple Ridge Official Community Plan and related policies and bylaws, and also in accordance with Provincial and Federal regulatfons. 3-55 Maple Ridge will support efforts to enhance biodiversity within the Katzie Slough to support natfve insect, fish, and wildlife species, while contfnuing to maintain this wetland area as a natural drainage system for the surrounding floodplain area. 3-56 Maple Ridge will encourage educatfon and awareness of the environmental and flood protectfon benefits of natural drainage systems, through programs, projects, publicatfons, or other forms of communicatfon and public engagement. 3-57 Recreatfon trails will be retained, expanded and enhanced, wherever possible, to permit sensitfve public access to natural areas for recreatfon and educatfon. Chapter 10, Page 177 Maple Ridge Official Community Plan Bylaw No. 7060-2014 4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY INTENT: The original 1883 Port Hammond Junctfon Township plan laid out numerous short blocks, some containing laneways, enabling numerous connectfons for local residents to travel from one area of the neighbourhood to another. As Hammond grew over the years, the grid pattern for new areas was not laid out in the same manner and resulted in longer blocks, numerous cul-de-sacs, and fewer connectfvity optfons for local residents. Today, connectfvity in Hammond is provided through various modes, such as Major Corridor routes to manage large volumes of traffic within and through the neighbourhood, defined bicycle routes, sidewalks, and formal and informal recreatfon routes. Walking and cycling are popular actfvitfes in Hammond and the community has expressed a desire for road and route improvements to make these actfvitfes safer and more desirable. A West Coast Express Statfon, part of the TransLink network, is located in the northwest corner of Hammond and provides regional connectfvity via railway. TransLink also provides one regular bus route through Hammond, along with two limited bus service routes. Although the railway provides regional access, it has also been identffied as an obstacle to connectfvity within Hammond, partfcularly Lower Hammond, with longer and more frequent trains impactfng four railway crossings. This limits access into and out of the Lower Hammond area. Figure 2 Connectfvity map shows existfng and proposed routes intended to support multf-modal transportatfon, including a new multf-modal access connectfng Lower Hammond with Maple Meadows Business Park. GUIDING PRINCIPLES 8. Multf-modal transportatfon routes provide optfons to automobile OBJECTIVES  Ensure increased neighbourhood walkability as development occurs  Promote identffied bicycle routes throughout the neighbourhood  Incorporate traffic management measures as new development occurs  Promote community gathering spaces and points of interest along pedestrian and bicycle routes POLICIES 4-1 Universal accessibility is encouraged in transportatfon planning and design. Wherever possible, the needs of wheelchairs, the visually impaired, strollers, scooters, and other mobility devices used by pedestrians with disabilitfes, as well as by families, teenagers, and seniors will be accommodated in the design of sidewalks, public plazas, and other public spaces throughout Hammond. 4-2 Maple Ridge will contfnue to monitor traffic flows through Hammond to effectfvely manage traffic volumes and/ or improve safety as higher density development is introduced to the community. 4-3 Where new developments are proposed, pedestrian and cycling connectfons should be improved or created, wherever possible, linking into the local and broader community. New routes may be identffied that reduce long blocks and travel tfme to destfnatfons, such as the West Coast Express, bus routes, nearby shopping and services, local parks and Hammond Elementary School. 4-4 Access in and out of Lower Hammond (Precinct 3) is currently impeded with railway crossings at both entry/exit points. Creatfng an additfonal multf-modal connectfon between Lower Hammond (Precinct 3) and Maple Meadows Business Park (Precinct 4) will be created through new development to provide uninterrupted access. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 178 4-5 Greenway Trails are located in naturalized areas, including those along drainage canals. It is intended that Greenway Trails connect with other pedestrian and cycling routes to expand connectfvity throughout Hammond. 4-6 Maple Ridge will encourage the retentfon of laneways and the creatfon of new laneways should be considered, where appropriate and feasible. 4-7 Access to both underground and surface parking areas is encouraged off a laneway wherever possible. 4-8 Maple Ridge will contfnue to consult and work in cooperatfon with Regional and Provincial agencies to improve public transit and partfcularly to: a) Increase existfng transit service to a level that is consistent with a compact and multf-modal community; and b) Provide safe and convenient access to transit facilitfes. Chapter 10, Page 179 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Figure 3: Water & Habitat 5.0 WATER & HABITAT INTENT: Approximately half of the Hammond area is located in the Fraser River floodplain and flooding has long been a concern for residents, partfcularly during peak storm events and freshet season. Climate change is also bringing greater frequency and intensity of storm events. Existfng flood mitfgatfon measures in Hammond include the Wharf Street dyke, vegetated drainage canals, and the Princess Street Pump Statfon. Effectfvely managing rainwater runoff is important in the protectfon of property and the natural environment. The greater the percentage of impervious surfaces within a drainage area, the greater impact urbanizatfon will have on both water quantfty and quality. Two key components of rainwater management are: 1) capitalizing on opportunitfes to reduce impervious surfaces; and 2) enhancing natural areas to help slow and infiltrate rainwater. Selectfng appropriate landscape design optfons including a mix of plant materials that promote biofiltratfon and exfiltratfon in natural drainage areas. Healthy natural environments help improve water quality, slow volume during peak events, and reduce pressure on nearby floodplain pump statfons. The pump statfons are designed for large scale water conveyance from flood prone areas. There are a number of opportunitfes for improving greenway corridors and increasing biodiversity within existfng drainage canals in Lower Hammond located in road right-of-ways and on vacant municipally owned lots. Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 180 GUIDING PRINCIPLES 6. Flood risks are minimized through regulatory standards and design best practfces 7. Natural landscape is retained and enhanced OBJECTIVES  Contfnue to manage Wharf Street dyke as a defence against flood events  Apply floodplain constructfon standards for new development (see Zoning Bylaw)  Contfnue to utflize a three-tfer stormwater management approach  Ensure landscape design incorporates current best management practfces and proactfve strategies to manage stormwater runoff  Contfnue to make flood mitfgatfon and emergency program informatfon available to the public  Contfnue to recognize and protect natural drainage areas for the important role they play in flood mitfgatfon  Promote retentfon and expansion of the tree canopy on public and private lands  Improve the quality and functfon of greenspace in Hammond  Maintain and enhance drainage canals for greater biodiversity  Encourage and support local stewardship actfvitfes Chapter 10, Page 181 Maple Ridge Official Community Plan Bylaw No. 7060-2014 POLICIES 5-1 Maple Ridge will maintain both open channel and conduit drainage systems in Lower Hammond with a goal of improving water quality and biodiversity in the area. 5-2 Maple Ridge will contfnue to investfgate the viability of drainage canals in Lower Hammond. 5-3 Any enhancement work on the vegetated areas of the drainage canals should involve increasing biodiversity to improve habitat for natfve insects, birds, and small mammals. Plant materials that help to improve water quality will also be considered to help ensure fewer chemicals and contaminants are flushed into nearby waterways, including the Fraser River. 5-4 Maple Ridge will encourage opportunitfes for public outreach to educate and raise awareness of the benefits of drainage canals in stormwater management, including flood mitfgatfon, and enhancement of local ecology. 5-5 Maple Ridge will contfnue to maintain Wharf Street, which runs along the Fraser River, as a dyke to help protect Hammond’s floodplain area. 5-6 Maple Ridge will require new development to build to flood constructfon standards established in the Zoning Bylaw to help maximize safety in a flood event. This includes building to required flood constructfon levels and prohibitfng the constructfon of living spaces within the “freeboard” area. 5-7 Maple Ridge will contfnue to maintain its emergency response system, including an Emergency Operatfons Centre and Emergency Support Services, that are actfvated in the event of a serious incident such as flood, fire or earthquake. 5-8 Maple Ridge will complete an Integrated Stormwater Management Plan for the Hammond neighbourhood that will recommend and prioritfze projects, programs and policies intended to: a) Protect and where possible enhance existfng aquatfc and riparian habitat; b) Facilitate development and re-development of land in a manner that protects ecosystem integrity; c) Develop cost effectfve capital, operatfons and maintenance solutfons to identffied issues; d) Protect life and property; and e) Ensure safe conveyance of stormwater . Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 182 APPENDIX A – ZONING MATRIX 1. CONDITIONS: a) This Matrix is to be read in conjunctfon with the policies and criteria in the Hammond Area Plan as well as the Official Community Plan and is not the only source for determining applicable zones; b) All zones corresponding to each land use designatfon or category may not be appropriate for a specific site and are not applicable in all areas of the municipality; c) Lot consolidatfon may be required to meet the minimum lot area, lot width and/or lot depth requirements of the Zoning Bylaw and/or Subdivision Control Bylaw; d) Comprehensive Development Zones may be considered within Official Community Plan Land Use Designatfons and Categories based on compliance with Official Community Plan policies; e) The P-4 Church Instftutfonal Zone will be considered in all Land Use Designatfons subject to satfsfying all requirements of the Zone. 2. ZONING MATRIX: Hammond Area Plan Land Use Designation Zones Single Family & Compact Residentfal R-1 Residentfal District CD-1-93 Amenity Residentfal District RS-1 One Family Urban Residentfal RS-1b One Family Urban (Medium Density) Residentfal RT-1 Two Family Urban Residentfal Low Density Multf-Family RM-1 Townhouse Residentfal Medium Density Multf-Family RM-1 Townhouse Residentfal RM-2 Medium Density Apartment RM-4 Multfple Family Residentfal District RM-5 Low Density Apartment Residentfal Hammond Village Commercial H-2 Hammond Village Commercial Infill General Employment M-6 Hammond General Employment* Maple Meadows Business Park M-3 Business Park Hammond General Industrial M-2 General Industrial Instftutfonal P-1 Parks and School P-2 Special Instftutfonal P-4 Church Instftutfonal P-4a Church Instftutfonal/Educatfonal P-6 Civic Instftutfonal Parks & Open Space P-1 Park and School P-3 Children’s Instftutfonal P-4 Church Instftutfonal P-6 Civic Instftutfonal * Note that this zone is not yet adopted in the Zoning Bylaw, but is antfcipated for future use in the Infill General Employment designatfon. Chapter 10, Page 183 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 184 Chapter 10, Page 185 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 186 Chapter 10, Page 187 Maple Ridge Official Community Plan Bylaw No. 7060-2014