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City of Maple Ridge
COUNCIL MEETING AGENDA
September 20, 2016
7:00 p.m.
Council Chamber
Note: This Agenda is also posted on the City’s Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the final venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
300 APPROVAL OF THE AGENDA
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Regular Council Meeting of September 6, 2016
402 Minutes of the Development Agreements Committee Meetings of August
10, 15 and 31, 2016 and September 1, 7 and 14, 2016
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
600 DELEGATIONS
601 ACT Arts Centre 2016-2017 Season Preview
- Lindy Sisson, Executive and Artistic Director, The ACT Arts Centre
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people’s lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person’s behavior will be
reprimanded. The meeting is live streamed and recorded by the City of Maple Ridge.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 2 of 8
700 UNFINISHED BUSINESS
701 Ultimate Intersection Configuration of Lougheed Highway and 203 Street
Intersection Relative to a Development Variance Permit at 11927 203
Street
Staff report dated September 20, 2016 providing information on the
feasibility of the widening of 203 Street in front of 11927 203 Street to
allow for the ultimate roadway standard.
Note: Item 702 was deferred at the September 6, 2016 Council Meeting
702 2015-222-DVP, 11927 203 Street
Staff report dated August 29, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2015-222-DVP to reduce the front
yard requirement to allow a new canopy to be constructed over existing
parking stalls.
800 CORRESPONDENCE
900 BYLAWS
Bylaws for First Reading
Note: Item 901 is also on the September 19, 2016 Council Workshop Meeting as
an item for discussion.
901 First Reading: Hammond Area Plan Bylaw No. 7279-2016
Staff report dated September 12, 2016 recommending that Hammond
Area Plan Bylaw No. 7279-2016 to guide land use and development in the
Hammond area be given first reading.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 3 of 8
Bylaws for Final Reading
902 2014-014-RZ, 13316 235 Street
Maple Ridge Zone Amending Bylaw No. 7071-2014
Staff report dated September 20, 2016 recommending final reading
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential
District) and RS-1b (One Family Urban [Medium Density] Residential) to
permit subdivision into 13 lots, 5 single family lots and 8 strata lots
Final reading
903 Council Procedure Amending Bylaw No. 7263-2016
To include a consent agenda in the Council agenda, to revert to a rotating
acting mayor schedule and to provide for three housekeeping amendments
Final reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes – September 12, 2016
Public Works and Development Services
1101 2016-320-RZ, 11307 and 11295 Maple Crescent, C-3 to M-3
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7274-2016 to rezone from C-3 (Town Centre
Commercial) to M-3 (Business Park) allowing industrial development over
the entire site and permitting future construction of a mini-warehouse
facility be given first reading and that the applicant provide further
information as described on Schedules A, C, D and E of the Development
Procedures Bylaw No. 5879-1999.
The following issues were presented at an earlier Committee of the Whole meeting with
the recommendations being brought to this meeting for City Council consideration and
final approval. The Committee of the Whole meeting is open to the public and is held in
the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 4 of 8
1102 2016-325-RZ, 22606 Dewdney Road, Temporary Taxi Dispatch Use
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7283-2016 to designate
22606 Dewdney Trunk Road to permit a temporary taxi dispatch use be
given first reading and that the applicant provide further information as
described on Schedule H of the Development Procedures Bylaw No. 5879-
1999.
1103 2016-238-RZ, 24212 112 Avenue, RS-3 to RS-1b
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7266-2016 to rezone from RS-3 (One Family
Rural Residential) to RS-1b (One Family Urban [Medium Density]
Residential) to allow future subdivision into approximately 10 lots be given
first reading and that the applicant provide further information as described
on Schedules A, B, F and G of the Development Procedures Bylaw No.
5879-1999, along with information required for a Subdivision application.
1104 2016-246-RZ, 12111 and 12119 203 Street, RS-1 to RM-1
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7267-2016 to rezone from RS-1 (One Family
Urban Residential) to RM-1 (Townhouse Residential) for the development of
approximately 10 townhouse units be given first reading and that the
applicant provide further information as described on Schedules C, D and E
of the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
1105 2016-251-RZ, 11641 227 Street, RS-1 to CD-1-16
Staff report dated September 12, 2016 recommending the Maple Ridge
Zone Amending Bylaw No. 7282-2016 to rezone from RS-1 (One Family
Urban Residential) to CD-1-16 (Affordable Multi-Residential) to permit a
housing complex with approximately 650 affordable housing units including
300 independent and assisted housing units be given first reading and that
the applicant provide further information as described on Schedules A, C,
D, E, F and G of the Development Procedures Bylaw No. 5879-1999, along
with the additional information described in this report.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 5 of 8
1106 2015-309-RZ, 21795, 21787 and 21773 Lougheed Highway, RS-1 to C-2
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7281-2016 to redesignate
one of the three subject lots from Urban Residential to Commercial be
given first and second reading and be forwarded to Public Hearing and that
Maple Ridge Zone Amending Bylaw No. 7180-2015 to rezone the three
properties from RS-1 (One Family Urban Residential) to C-2 (Community
Commercial) to permit the construction of a Pediatric and Family Care Clinic
with seven units be given second reading and be forwarded to Public
Hearing.
1107 2013-107-RZ, 24009, 24005 and 24075 Fern Crescent, Final One Year
Extension
Staff report dated September 12, 2016 recommending that Application
2013-107-RZ to allow for future subdivision into 34 lots be granted a final
one year extension.
1108 2015-096-DP, 13316 235 Street
Staff report dated September 12, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2016-096-DP for 5 single family lots
and 8 bare land strata lots within the Wildfire Development Permit Area
plan.
1109 Award of Contract RFP-EN16-42: Engineering Design Services for 263
Street Pump Station Replacement
Staff report dated September 12, 2016 recommending that Contract RFP-
EN16-42, Engineering Design Services for 263 Street Pump Station
Replacement be awarded to Stantec Consulting Ltd., that a contingency for
unanticipated additional works be approved and that the Corporate Officer
be authorized to execute the contract.
Financial and Corporate Services (including Fire and Police)
1131 Disbursements for the month ended August 31, 2016
Staff report dated September 12, 2016 recommending that the
disbursements for the month ended August 31, 2016 be received for
information.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 6 of 8
Community Development and Recreation Service
1151
Administration
1171
Correspondence
1181
Other Committee Issues
1191
1200 STAFF REPORTS
1201 Social Services Delivery Research Project Final Report
Staff report dated September 12, 2016 recommending that the Social
Services Delivery Research Project final report be endorsed.
1202 Acting Mayor
Staff report dated September 20, 2016 outlining the responsibilities and
expectations of Acting Mayor.
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 7 of 8
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
From the July 25, 2016 Closed Council Meeting
04.02 Environment Advisory Committee Membership – 2016/2017
Term Appointments
04.03 Public Art Steering Committee Membership – 2016/2017 Term
Appointments
04.04 Social Policy Advisory Committee Membership – 2016/2017
Youth Member Term Appointment
04.10 Pitt Meadows Airport Society Board of Directors
1400 OTHER MATTERS DEEMED EXPEDIENT
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1600 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
September 20, 2016
Council Chamber
Page 8 of 8
1700 ADJOURNMENT
Checked by:________________ Date: ________________
QUESTION PERIOD
The purpose of the Question Period is to provide the public with an opportunity to
ask questions of Council on items that are of concern to them, with the exception of
Public Hearing by-laws which have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to ask their question (a second
opportunity is permitted if no one else is sitting in the chairs in front of the podium).
Questions must be directed to the Chair of the meeting and not to individual
members of Council. The total Question Period is limited to 15 minutes.
Council reserves the right to defer responding to a question in order to obtain the
information required to provide a complete and accurate response.
Other opportunities are available to address Council including public hearings,
delegations and community forum. The public may also make their views known to
Council by writing or via email and by attending open houses, workshops and
information meetings. Serving on an Advisory Committee is an excellent way to
have a voice in the future of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca.
Mayor and Council at mayorandcouncil@mapleridge.ca.
City of Maple Ridge
COUNCIL MEETING MINUTES
September 6, 2016
The Minutes of the City Council Meeting held on September 6, 2016 at 7:00 p.m. in
the Council Chamber of the City Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular City business.
PRESENT
Elected Officials Appointed Staff
Mayor N. Read E.C. Swabey, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Community Development,
Councillor K. Duncan Parks and Recreation Services
Councillor B. Masse P. Gill, General Manager Corporate and Financial Services
Councillor G. Robson F. Quinn, General Manager Public Works and Development
Councillor T. Shymkiw Services
Councillor C. Speirs C. Carter, Director of Planning
L. Darcus, Manager of Legislative Services
A. Gaunt, Confidential Secretary
Other staff as required
C. Crabtree, Chief Information Officer
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
The meeting was live streamed and recorded by the City of Maple Ridge
Note: Councillor Shymkiw was not in attendance at the start of the meeting.
100 CALL TO ORDER
200 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
300 APPROVAL OF THE AGENDA
The agenda was approved as circulated.
401
Council Meeting Minutes
September 6, 2016
Page 2 of 13
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Special Council Meeting of May 30, 2016 and the Regular
Council Meeting of July 26, 2016
R/2016-395
It was moved and seconded
That the minutes of the Special Council Meeting of May 30, 2016 and the
Regular Council Meeting of July 26, 2016 be adopted as circulated.
CARRIED
402 Minutes of the Development Agreements Committee Meeting of July 29,
2016 and August 29, 2016
R/2016-396
It was moved and seconded
That the minutes of the Development Agreements Committee Meeting of
July 29 and August 29, 2016 be received.
CARRIED
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
Note: Items 501 and 502 have been combined.
501/502 Applications Demonstration and Business Planning Activity Map
• Christina Crabtree, Chief Information Officer
The Chief Information Officer provided a demonstration of two
applications which are currently being developed by the IT Department,
one application which will showcase development activities and another
application which will allow interactive participation in various City
processes such as business planning.
600 DELEGATIONS – Nil
Council Meeting Minutes
September 6, 2016
Page 3 of 13
Note: Mayor Read requested a motion to revise the agenda to allow Deputy
Mayor Shymkiw to participate in Items 701 to 704.
R/2016-397
It was moved and seconded
That Section 700 Unfinished Business, Items 701 to 704 be dealt with
following Item 1133.
CARRIED
Note: Items 701 to 704 were dealt with following Item 1133
700 UNFINISHED BUSINESS
701 Motion by Councillor Masse
That a report be provided on requiring Electric Vehicle Charging options in
all new condominium and apartment buildings
Councillor Masse advised on the intention of the motion he put forward.
Main Motion
R/2016-398
It was moved and seconded
That a report be provided on requiring Electric Vehicle Charging options in
all new condominium and apartment buildings.
Amendment to Main Motion
R/2016-399
It was moved and seconded
That the text “, future underground parking facilities, commercial
developments, single family homes and townhouses” be added after the
text “buildings.”
DEFEATED
Mayor Read, Councillor Bell, Councillor Duncan, Councillor Masse,
Councillor Robson, Councillor Shymkiw, Councillor Speirs - OPPOSED
Council Meeting Minutes
September 6, 2016
Page 4 of 13
Amendment to Main Motion
R/2016-400
It was moved and seconded
That the text be revised to read “That a report be provided on the
integration of charging stations into City parking regulations.”
CARRIED
Councillor Shymkiw – OPPOSED
Main Motion as amended
R/2016-401
It was moved and seconded
That a report be provided on the integration of charging stations into City
parking regulations.
CARRIED
Councillor Shymkiw - OPPOSED
Note: Items 702 and 703 were deferred from the July 26, 2016 Council Meeting.
702 2015-283-RZ, 14160 256 Street
Maple Ridge Zone Amending Bylaw No. 7177-2015
Staff report dated July 26, 2016 recommending final reading
Site specific text amendment to the M-2 (General Industrial) zone to permit
the cleaning of low hazard (under 50 parts per million of PCB)
transformers; storage and minor processing of hydrocarbons
Final reading
R/2016-402
It was moved and seconded
That Bylaw No. 7177-2015 be adopted.
CARRIED
Mayor Read, Councillor Duncan, Councillor Robson - OPPOSED
703 Council Procedure Amending Bylaw
Staff report dated July 25, 2016 recommending that Bylaw No. 7263-2016
to amend the Council Procedure Bylaw to include a consent agenda in the
Council agenda, to revert to a rotating acting mayor schedule, and four
housekeeping amendments be given first, second and third readings.
Council Meeting Minutes
September 6, 2016
Page 5 of 13
Main motion
R/2016-403
It was moved and seconded
That Bylaw No. 7263-2016 be given first, second and third readings.
Amendment to Main Motion
R/2016-404
It was moved and seconded
That the text ‘be amended to delete Item 2 e) in its entirety” be added
following the text “Bylaw No. 7263-2016” and that the text “as amended”
be added following the text “third readings.”
CARRIED
Mayor Read, Councillor Masse and Councillor Shymkiw - OPPOSED
Main Motion as amended
R/2016-405
It was moved and seconded
That Bylaw No. 7263-2016 be amended to delete Item 2 e) in its entirety
and be given first, second and third readings as amended.
MOTION AS AMENDED CARRIED
Mayor Read, Councillor Duncan, Councillor Shymkiw - OPPOSED
704 License to Occupy Agreement – St. Anne Avenue
Staff report dated July 25, 2016 recommending that the Corporate Officer
be authorized to sign the St. Anne License to Occupy Agreement with the
BC Transportation Finance Authority for the purpose of developing a
neighbourhood park.
R/2016-406
It was moved and seconded
That the Corporate Officer be authorized to sign the St. Anne Avenue,
License to Occupy Agreement with the BC Transportation Finance Authority
for the purpose of developing a neighborhood park.
CARRIED
Councillor Masse – OPPOSED
Council Meeting Minutes
September 6, 2016
Page 6 of 13
800 CORRESPONDENCE – Nil
900 BYLAWS
901 Downtown Maple Ridge Business Improvement Area
Staff report dated September 6, 2016 recommending Bylaw No. 7251-
2016 be amended as identified on Schedule A and be adopted as
amended to re-establish the Downtown Maple Ridge Business
Improvement Area.
R/2016-407
It was moved and seconded
That Bylaw No. 7251-2016 be amended as identified on Schedule A of the
staff report dated September 6, 2016 and that Bylaw No. 7251-2016 as
amended be adopted.
CARRIED
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
Minutes – July 25, 2016 and August 29, 2016
R/2016-408
It was moved and seconded
That the minutes of the Committee of the Whole Meetings of July 25, 2016
and August 29, 2016 be received.
CARRIED
Public Works and Development Services
1101 2016-189-RZ, 12234 Laity Street, RS-1 to RT-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7275-2016 to rezone from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential) to permit development
of a duplex be given first reading and that the applicant provide further
information as described on Schedules B and E of the Development
Procedures Bylaw No. 5879-1999.
Council Meeting Minutes
September 6, 2016
Page 7 of 13
R/2016-409
It was moved and seconded
That Bylaw No.7275-2016 be given first reading; and
That the applicant provide further information as described on Schedules B
and E of the Development Procedures Bylaw No. 5879–1999.
CARRIED
1102 2016-209-RZ, 20421 123 Avenue, RS-1 to RS-1b
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7264-2016 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit two single family residential lots be given first reading and that the
applicant provide further information as described on Schedule B of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
R/2016-410
It was moved and seconded
That Bylaw No. 7264-2016 be given first reading; and
That the applicant provide further information as described on Schedule B
of the Development Procedures Bylaw No. 5879 – 1999, along with the
information required for a Subdivision application.
CARRIED
1103 2016-223-RZ, 20434 Chigwell Street, RS-1 to RS-1b
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7273-2016 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit 2 lots be given first reading and that the applicant provide further
information as described on Schedule B of the Development Procedures
Bylaw No. 5879-1999.
R/2016-411
It was moved and seconded
That Bylaw No. 7273-2016 be given first reading; and
That the applicant provide further information as described on Schedule B
of the Development Procedures Bylaw No. 5879–1999, along with the
information required for a Subdivision application.
CARRIED
Council Meeting Minutes
September 6, 2016
Page 8 of 13
1104 2016-239-RZ, 22650 136 Avenue, RS-3 to R-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7269-2016 to rezone from RS-3 (One Family Rural
Residential) to R-1 (Residential District) for future subdivision into lots not
less than 371 m2 in area be given first reading and that the applicant
provide further information as described on Schedules A, C, F, G and J of
the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
R/2016-412
It was moved and seconded
In respect of Section 475 of the Local Government Act, requirement for
consultation during the development or amendment of an Official
Community Plan, Council must consider whether consultation is required
with specifically:
i. The Board of the Regional District in which the area covered by the
plan is located, in the case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered
by the plan;
iii. The Council of any municipality that is adjacent to the area covered by
the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District
Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be
required in respect of this matter beyond the early posting of the proposed
Official Community Plan amendments on the City’s website, together with
an invitation to the public to comment, and;
That Bylaw No. 7269-2016 be given first reading; and
That the applicant provide further information as described on Schedules
A, C, F, G and J of the Development Procedures Bylaw No. 5879–1999,
along with the information required for a Subdivision application.
CARRIED
Council Meeting Minutes
September 6, 2016
Page 9 of 13
1105 2016-244-RZ, 11080, 11154, 11184 240 Street, RS-3 to RM-1 and C-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7276-2016 to rezone from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) and C-1 (Neighbourhood
Commercial) to permit a 130 unit townhouse development with
neighbourhood commercial at the northeast corner of the site be given first
reading and that the applicant provide further information as described on
Schedules A, C, D and F of the Development Procedures Bylaw No. 5879-
1999, along with a Subdivision application.
Note: Councillor Shymkiw joined the meeting at 7:34 p.m.
R/2016-413
It was moved and seconded
In respect of Section 475 of the Local Government Act, requirement for
consultation during the development or amendment of an Official
Community Plan, Council must consider whether consultation is required
with specifically:
i. The Board of the Regional District in which the area covered by the
plan is located, in the case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered
by the plan;
iii. The Council of any municipality that is adjacent to the area covered by
the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District
Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be
required in respect of this matter beyond the early posting of the proposed
Official Community Plan amendments on the City’s website, together with
an invitation to the public to comment, and;
That Bylaw No7276-2016 be given first reading; and
That the applicant provide further information as described on Schedules
(A, C, D, and F) of the Development Procedures Bylaw No. 5879–1999,
along with a Subdivision application.
CARRIED
Councillor Masse - OPPOSED
Council Meeting Minutes
September 6, 2016
Page 10 of 13
1106 2015-222-DVP, 11927 203 Street
Staff report dated August 29, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2015-222-DVP to reduce the front
yard requirement to allow a new canopy to be constructed over existing
parking stalls.
R/2016-414
It was moved and seconded
That the Corporate Officer be authorized to sign and seal 2015-222-DVP
respecting property located at 11927 203 Street.
R/2016-415
Before the motion was voted on, it was moved and seconded
That the motion authorizing the Corporate Officer to sign and seal
Application 2015-222-DVP be deferred to the September 20, 2016 Council
Meeting and that staff provide a report on the right-of-way required to
facilitate intersection improvements at 203 Street and Lougheed Highway
prior to that meeting.
CARRIED
Councillor Duncan - OPPOSED
Financial and Corporate Services (including Fire and Police)
1131 Disbursements for the month ended July 31, 2016
Staff report dated August 29, 2016 recommending that the disbursements
for the month ended July 31, 2016 be received for information.
R/2016-416
It was moved and seconded
That the disbursements as listed below for the month ended July 31, 2016
be received for information only.
General $32,780,426
Payroll $ 1,918,881
Purchase Card $ 85,619
$34,784,926
CARRIED
Council Meeting Minutes
September 6, 2016
Page 11 of 13
1132 2017 Permissive Tax Exemptions
Staff report dated August 29, 2016 recommending that Maple Ridge Tax
Exemption Bylaw No. 7271-2016 be given first, second and third readings.
R/2016-417
It was moved and seconded
That Maple Ridge Tax Exemption Bylaw No. 7271-2016 be given first
second and third readings.
CARRIED
1133 Infrastructure Inspection Policy
Staff report dated August 29, 2016 recommending that the Infrastructure
Inspection Policy to establish various standards for the inspection of
municipal works be adopted.
R/2016-418
It was moved and seconded
That the Infrastructure Inspection Policy attached to the staff report dated
August 29, 2016 be adopted.
CARRIED
Community Development and Recreation Service – Nil
Correspondence – Nil
Other Committee Issues – Nil
1200 STAFF REPORTS – Nil
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL – Nil
1400 OTHER MATTERS DEEMED EXPEDIENT – Nil
Council Meeting Minutes
September 6, 2016
Page 12 of 13
1500 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS – Nil
1600 QUESTIONS FROM THE PUBLIC
Graham Mowatt
Mr. Mowatt asked whether Council would consider passing an amendment
to an agenda allowing a fifteen minute question period at the start of public
meetings.
Mayor Read advised on discussions pertaining to the addition of a question
period at the beginning of Council meetings.
Grover Telford
Mr. Telford spoke to the perception in the community that the proposed
shelter development on the Lougheed Highway is a ‘done deal’ despite
public concerns. He asked if, during upcoming forums, it appeared that the
majority of the public are against the proposal, whether the rezoning of the
property will continue or whether other options which may be more suitable
will be sought.
Mayor Read clarified that the development for the Lougheed Highway
property is a proposed supportive housing complex which may possibly
contain a shelter, however, she emphasized that no application has been
received from BC Housing with details for the proposed development. She
addressed the question pertaining to majority.
Heather Hopp
Ms. Hopp expressed concern with the new intersection at Laity Street and
the new Abernethy connector, in particular turning left onto the four lane
connector from Laity Street. She advised that people are getting out of
their vehicles to push the crosswalk light to allow them to turn left.
The General Manager of Public Works and Development advised that the
Engineering Department will be monitoring the traffic in the area over the
next year.
Diane Guthrie
Ms. Guthrie asked why the public would be denied the right to know how
elected representatives voted and asked for examples of when the public
may not be privy to voting patterns.
Examples were provided of items and voting patterns which may not be
released from Closed Council.
Council Meeting Minutes
September 6, 2016
Page 13 of 13
1700 ADJOURNMENT – 9:27 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
L. Darcus, Corporate Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 20, 2016
and Members of Council FILE NO: 11-5245-20-01
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Ultimate Intersection Configuration at Lougheed Highway and 203 Street
Intersection Relative to a Development Variance Permit at 11927 203 Street
EXECUTIVE SUMMARY:
At the September 6, 2016 Council Meeting, a Development Variance Permit application (Agenda
Item 1106) was received to permit a new canopy structure on the eastern side of the existing
building at 11927 203 Street. Concern was voiced regarding the adequacy of the adjacent roadway
intersection at Lougheed Highway & 203 Street and the Item was deferred to the September 20,
2016 Council Meeting to evaluate the feasibility of widening 203 Street in front of the subject
property and to determine what, if any land that would need to be acquired to facilitate the road
widening.
The east side of 203 Street, north of Lougheed Highway was constructed to the ultimate standard
when Westgate Mall was developed and road dedication on the east side of 203 Street was secured
at that time. Re-development of the west side of 203 Street between Lougheed Highway and
Dewdney Trunk Road has been limited and as a result the ultimate roadway allowance has not been
secured.
Road right-of-ways are typically acquired through development where required. There are
circumstances where the City has secured property to facilitate road construction; most recently the
City acquired road allowance along the entire 128 Avenue corridor to permit the road widening and
compensated the property owners accordingly depending upon the impact to the specific property.
A conceptual design to the ultimate standard for southbound 203 Street at the Lougheed Highway
intersection has been developed, similar in layout to the improvements currently under construction
on the south-east corner of the intersection, specifically a dedicated left turn lane, one straight
through lane and a dedicated right turn lane along with a bicycle lane as well as sidewalk and
boulevard. To facilitate the described ultimate cross section for 203 Street, approximately 4.0 m of
frontage on the subject property along 203 Street would need to be acquired. It will also require
frontage acquisition of the two parcels to the north of approximately 6 metres.
Construction of 203 Street to the ultimate roadway standard would eliminate the canopy that is
currently under consideration as part of the Development Variance Permit and the on-site parking
would be significantly compromised. It is expected that there would be a considerable impact on the
current business given the nature of the existing operation, that being automobile repair. The
realignment of the property line fronting the subject property is indicated on a sketch in Appendix A,
along with the conceptual lane layout.
RECOMMENDATION:
This report is for information only. 701
DISCUSSION:
a) Background Context:
The functionality of the Lougheed Highway and 203 Street intersection is less than adequate for
the existing configuration. Frequent backups occur as southbound vehicles cannot easily turn
right onto Lougheed Highway as there is currently only a straight-through lane and a dedicated
left turn southbound. Improvements are being made to the northbound leg as a requirement of
the Royal Bank project in the south-east quadrant of the intersection.
Development Variance Permit application 2015-222-DVP (Agenda Item 1106) that came to
Council for consideration on September 6, 2016 is seeking approval to construct a canopy on
the east side of an existing building located at 11927 203 Street.
The application was deferred to evaluate the feasibility of widening 203 Street in front of the
subject property, determine the impact upon the constructability of the canopy and to determine
what, if any land that would need to be acquired to facilitate the widening of 203 Street.
The City acquires additional right-of-way as required to construct roads to the ultimate standard
as properties are developed, or re-developed. This practice is consistent with other
municipalities throughout the Province. There are circumstances where the City will seek to
acquire additional road allowance even when there is no development planned, generally to
facilitate the construction of roads to the ultimate standard such as along the 128 Avenue
corridor from 210 Street to 224 Street.
A conceptual design to the ultimate standard for the Lougheed Highway and 203 Street
intersection has been developed, similar in layout to the improvements currently under
construction on the south-east corner of the intersection namely a dedicated left turn lane, one
straight through lane and a dedicated right turn lane along with a bicycle lane as well as a
sidewalk and boulevard. To facilitate the described ultimate cross section for 203 Street,
approximately 4.0 m of frontage of 11927 203 Street would need to be acquired. It will also
require frontage acquisition of the two parcels to the north of approximately 6 metres.
The construction of the ultimate roadway standard would eliminate the canopy that is currently
under consideration as part of the Development Variance Permit and the on -site parking would
be significantly compromised. It is expected that there would be a considerable impact on the
current business given the nature of the existing operation, that being automobile repair. The
realignment of the property line fronting the subject property is indicated on a sketch in Appendix
A, along with the conceptual lane layout. Because of the proximity to the Lougheed Highway, the
City would have to secure approval from the Ministry of Transportation and Infrastructure.
b) Citizen/Customer Implications:
Should the City proceed with the acquisition of right-of-way and construction of the ultimate
cross-section on 203 Street it is expected there would be significant impacts to the auto repair
business located at 11927 203 Street as there is currently parking and vehicular access
available along the entire 203 Street frontage whereas the ultimate configuration will only permit
a single access, and the available area between the building frontage and property line would be
approximately 5.5 m and constrain vehicular movement on the site.
The road widening would provide benefits to southbound road users seeking to turn right, or west
onto Lougheed Highway as a result of the dedicated right turn lane.
c) Interdepartmental Implications:
The Engineering and Planning Departments work cooperatively to review all development
applications and provide comments as necessary.
d) Business Plan/Financial Implications:
There are currently no monies identified in the Financial Plan to construct the westerly portion of
203 Street north of Dewdney Trunk Road. It is expected that the construction would be
undertaken as development occurs. Should a decision be made to proceed with the
construction of 203 Street to the ultimate standard then a project scope would be developed
and funding sources identified.
The cost to construct the 203 Street roadworks is estimated at $400,000 exclusive of land
acquisition costs.
e) Policy Implications:
Right-of-way acquisition occurs typically as properties develop. Seeking to acquire the property
frontage on a future developable site would not be consistent with that practice.
f) Alternatives:
The City may choose to wait for the subject site to redevelop and secure the additional road right-
of-way then have the road widening completed as part of the offsite works or it may elect to
pursue the road construction prior to redevelopment of the site in question and purchase or
expropriate the necessary property frontage to facilitate the construction of the road to the
ultimate standard.
CONCLUSIONS:
The intersection at Lougheed Highway and 203 Street does not perform to a high level given the
current layout constraints and this will continue to worsen as the City conti nues to grow. The
widening of 203 Street and the inclusion of a dedicated right turn lane would improve the movement
of southbound traffic, but will still be impacted due to the congestion on Lougheed Highway west of
203 Street.
“Original signed by David Pollock”
Prepared by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works& Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
APPENDIX A
4 m Frontage Required
Approx. Canopy Layout
Existing Parking
Existing Parking
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2015-222-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
11927 203 Street
EXECUTIVE SUMMARY:
Development Variance Permit application 2015-222-DVP has been received to allow for a new
canopy structure on the eastern side of the existing building, located at 11927 203 Street. The
requested variance is to:
1.Reduce the front yard requirement as stated in Land Use Contract L55826, Schedule B,
Plot Plan and Specifications, from 29.44 ft (8.9m) to 9.6 ft (2.9m), to allow a new canopy
to be constructed over the existing parking stalls.
A parking covenant and access easement with the adjacent property located 20299 Lougheed
Highway has been filed and registered on title on July 18, 2016, to comply with the Land Use
Contract’s parking requirements for 12 off-street parking stalls.
It is recommended that Development Variance Permit 2015-222-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-222-DVP respecting property
located at 11927 203 Street.
DISCUSSION:
a)Background Context
Applicant: Alpha Neon Signs
Owner: Alta View (MR) Holdings Ltd
Legal Description: Lot 68, D.L. 222, Plan NWP48586
OCP :
Existing: Commercial
Zoning:
Existing: LUC (Land Use Contracts) no. L55826
Surrounding Uses:
North: Use: vacant lot
Zone: RS-1 (One Family Urban Residential)
Designation: Commercial
702
- 2 -
South: Use: Commercial (Service Station)
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Commercial (Shopping Center)
Zone: C-2 (Community Commercial)
Designation: Commercial
West: Use: Commercial (Automotive Dealer Parking lot)
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial (Autobody Repair Shop)
Site Area: 1680 m2
Access: 203 Street
b) Project Description:
The subject property is located at 11927 203 Street (see Appendix A and B) and currently under
Land Use Contract. The property owner is also the owner of the adjacent property to the west , at
20299 Lougheed Highway. The subject property is currently leased by Craftsman Collision, who
intends to construct a canopy over their front entrance. By doing so, two of the 5 existing parking
stalls on that portion of the site will no longer be valid parking stalls, due to the proposed cylinder
concrete footings of the canopy. The awning will feature details consistent with branding and
corporate imaging.
Under the Land Use Contract, the frontage of the subject property is 203 Street. The proposed
construction includes horizontal overhang (awning), as an extending front entrance of the building,
supported by two posts. From a Licenses, Permits and Bylaw Department’s perspective, due to its
design features, this application is considered to be for a structural add ition to the existing
building, and the canopy would encroach on the required front yard setback.
c) Variance Analysis:
Land Use Contract:
The Land Use Contract is numbered L55826 and filed at the Land Title Office on July 7, 1975 (See
Appendix C).
Schedule C of the Land Use Contract for the subject property stipulates a minimum number for
Off-Street parking spaces. Though the service bays inside the building can be considered parking
spaces, the minimum of 12 required parking stalls on site would not be met after construction of
the canopy. The property owner has agreed to register a parking covenant and access easement,
to grant access and parking to the leasee of the subject property, on a selected portion of the
adjacent property 20299 Lougheed Highway, creating a minimum of 15 extra parking spaces,
thereby complying with the off-street parking requirements in the Land Use Contract. This covenant
has been filed under number CA5352430 at Land Title Office on July 18, 2016.
- 3 -
Schedule B of the Land Use Contract outlines the Plot Plan and Specifications:
Site Area 18,107 sq.ft (1,682 m2)
Yard front 29.44 ft (8.9m)
Yard rear min 10.2 ft (3.1m)
Yard side min 4.7 ft (1.4m) north
Min 9.2 ft (2.8m) south
Height of buildings or structures: max 22ft (6.7m)
Rationale:
The Province of British Columbia is requiring the termination of Land Use Contracts by June 2024.
The building on the subject property is functional, and the request for the installation of an awning
is minor in nature. As this application is for a variance to allow construction of a canopy to update
this existing business’s premises, it seems excessive to require rezoning for such a minor upgrade.
Future potential:
If the site is to re-develop in the future, a rezoning application will be required, and road dedication
will be required on 203 Street. The current road width standard for 203 Street is 26m, and 3m
dedication on the subject property seems likely. Any application will also be forwarded to the
Ministry of Transportation, due to its location at the intersection of Lougheed Highway/203 Street,
and they may also require dedication.
Requested Variance:
The Zoning Bylaw establishes general minimum and maximum regulations for developments. A
Development Variance Permit allows Council some flexibility in the approval process.
The requested variances and rationale for support are described below:
1. Reduce the front yard requirement as stated in Land Use Contract L55826, Schedule B,
Plot Plan and Specifications, from 29.44 ft (8.9m) to 9.6 ft (2.9m), to allow a new canopy
to be constructed over the existing parking stalls at the front customer entrance.
This request is supportable for the following reasons;
- The request is for a modest addition to an existing building that is not at the end of its
useful life.
- The loss of on-site parking is addressed through securing additional parking spaces on the
adjacent property through a Parking Covenant and Parking Easement, recently registered
at Land Title Office.
- The canopy will not affect the existing visual clearance on this corner lot.
d) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject
to the permit.
- 4 -
CONCLUSION:
It is recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2015-222-DVP.
“Original signed by Therese Melser”
______________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Land Use Contract L55826
Appendix D – Set of site plan and image projection of new canopy structure, by Priority Permits,
dated July 20, 2015
DATE: Jul 21, 2015
2015-222-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
LOUGHEED HWY
´
Scale: 1:2,000
11927 203 StreetLegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Jul 21, 2015
2015-222-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
LOUGHEED HWY
City of Maple Ridge´
Scale: 1:2,000
11927 203 Street
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX B
APPENDIX C
APPENDIX D
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: September 19, 2016
and Members of Council FILE NO: 2014-009-CP
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: First Reading: Hammond Area Plan Bylaw No. 7279-2016
__________________________________________________________________________________
EXECUTIVE SUMMARY:
On June 13, 2016 Council endorsed the Hammond Area Concept Plan and directed staff to use it as
a guide for development and as the basis for the preparation of the Hammond Area Plan Bylaw. The
Concept Plan was created from input received through an extensive public process, various
municipal departments, and the following three technical studies:
1.Hammond Historic Character Area Study, Donald Luxton & Associates
2.Commercial Demand and Capacity Analysis for Hammond Area Plan, Rollo & Associates
3.Residential Density Bonus/Density Transfer Program Assessment for Hammond Area Plan,
Urban Systems
A questionnaire inviting community feedback on the Hammond Area Concept Plan was posted on the
#MyHammond webpage from June 15, 2016 to August 5, 2016. A total of four responses were
received and discussed in this report.
The Hammond Area Plan and Development Permit Area Guidelines will be incorporated into the
Maple Ridge Official Community Plan upon adoption of the Bylaw. Upon First Reading of the Bylaw
and prior to Second Reading, the Hammond Area Plan will be sent to outside agencies for formal
referrals and each will have until October 21, 2016 to respond with comments.
This report also outlines the implementation process that will affect development applications in the
Hammond Area after First Reading of this Bylaw (attached as Appendix B) and the requirements to
be followed in accordance with the Local Government Act.
RECOMMENDATION:
That the report titled, First Reading: Hammond Area Plan Bylaw No. 7279-2016, dated September
19, 2016, be forwarded to the September 20, 2016 Council meeting for consideration of the
following recommendations:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan
Amending Bylaw titled, Hammond Area Plan Bylaw No. 7279-2016 on the municipal website,
and Council considers it unnecessary to provide any further consultation opportunities,
except by way of formal referrals to outside agencies, as outlined in the Hammond Area Plan
Scoping Report, dated March 3, 2014, and holding a Public Hearing on the bylaw;
2)That Hammond Area Plan Bylaw No. 7279-2016 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
901
2
3) That it be confirmed that Hammond Area Plan Bylaw No. 7279-2016 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4) That Hammond Area Plan Bylaw No. 7279-2016 be given First Reading and formal referrals
be made to City of Pitt Meadows, Katzie First Nation, School District 42, and Agricultural
Land Commission.
1.0 DISCUSSION:
1.1 Background Context
The Hammond Area Plan process commenced in March 2014 with Council’s endorsement of the
process. It was a desire of the community to establish an Area Plan for Hammond, as the
neighbourhood was beginning to experience redevelopment pressure. Five phases have made up
the Area Plan process:
Phase I: Neighbourhood Context
Phase II: Public Consultation
Phase III: Draft Hammond Area Plan (Preliminary Concept Plan)
Phase IV: Area Plan Endorsement (Concept Plan)
Phase V: Plan Approval
Social media was used in a variety of ways throughout the process as a tool for engagement and
communication. At the outset, #MyHammond was used as an easy recall project tagline for
community engagement through Facebook, Twitter, Instagram, YouTube videos and a #MyHammond
webpage. Traditional outreach was also used to engage the community through posters, emails,
letters, background briefs, etc. The Communications Department provided support and guidance
throughout this part of the process.
The process included three public open houses, each with a corresponding questionnaire, made
available at the event and online. Open house events were well attended with approximately:
120 participants at the June 5, 2014 event – with 240 comments received
60 participants at the November 26, 2015 event – 50 completed questionnaires received
66 participants at the March 30, 2016 event – 38 completed questionnaires received
Early in the process the public was also invited to provide input through three #MyHammondTalks
online questionnaires and a total of 370 responses were received on the questions posed. 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 utilized in #MyHammond open house banners, information postcards,
#MyHammond webpage, and will also be 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 preparation of a
draft Hammond Concept Plan. Feedback on the Preliminary Plan was also received from Fraser
3
Health and TransLink. 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 preparation of an Area Plan Bylaw.
Community input received through the process contributed to identifying the scope of technical
information needed to inform the Preliminary Concept Plan. As such, the process was expanded to
include three technical studies, as follows
1. Hammond Historic Character Area, Donald Luxton & Associates: Identifies and describes the
highest concentration of sites with heritage character within the Hammond Area boundaries.
2. Residential Density Bonus/Transfer Program Assessment for Hammond Area Plan, Urban
Systems: Looks at market viability for a density bonus/transfer program as well as feasibility
of density increase and development form.
3. Commercial Demand and Capacity Analysis for Hammond Area Plan, Rollo & Associates:
Looks at commercial demand and capacity of Hammond’s historic commercial area over the
next 30 years to 2045.
1.2 Public feedback on Concept Plan
The Concept Plan endorsed by Council was posted on the #MyHammond webpage and the public
was invited to provide comments on the Concept Plan from June 15, 2016 to August 5, 2016.
Notifications went out as follows:
Email notification went out to a Hammond Area Plan subscriber list with a link to the
webpage and questionnaire on June 15th with a reminder email sent on July 6th;
Posting on the Hammond Neighbours Facebook page also on June 15th and July 6th;
Posting on the Maple Ridge Facebook page on July 22nd and 29th; and
Posting on twitter on July 22nd.
Four comments were received and are attached as Appendix B. Comments received discuss:
Concern regarding no alternative route out of Lower Hammond
Concern regarding timing of redevelopment and impact on existing property owners
Request for more sidewalks and attractions for kids in parks
Request for more sidewalks in Lower Hammond
1.3 Overview of Hammond Area Plan
The Hammond Area Plan (attached as Appendix B) is a long-range planning tool that will provide
direction for planning and development within the neighbourhood through designated land uses and
Plan policies. The Plan contains ten Guiding Principles and supporting Objectives that were created
from inputs received through the Area Planning process and these have been used as a foundation
from which to build the Area Plan policies. Preparation of the Area Plan policies has involved
interdepartmental input and review, including Planning, Engineering, Parks & Leisure Services,
Building, Sustainability & Corporate Planning, and Economic Development.
4
Highlights of the Hammond Area Plan are as follows:
Population Projection
It is estimated that Hammond has a current population of 5,782 and total unit count of
1,974. At build-out, which is anticipated in possibly 20-30 years, it is estimated that the
population will be approximately 12,692 people residing in 4,964 units.
The forms of development and the density proposed in the Area Plan are similar overall to
what existing development policies in the Official Community Plan would support and as such
would potentially result in a similar population and unit count at build-out. However, the
density permitted for specific areas of Hammond are greater than what is currently
supportable in the Official Community Plan (eg. adjacent to the West Coast Express and just
north of the Village Commercial Area) and specific areas of the Area Plan do not permit the
level of density that is currently supportable in existing Official Community Plan policies (eg.
along Thorne Avenue, which is a major corridor, and west side of 207th in Heritage Character
Area). These aspects emphasize the need for a Hammond Area Plan.
It is also estimated the build-out population will be able to support approximately 26,000
square feet (2,415 m2) of commercial floorspace in the Hammond Village Commercial area.
Existing businesses currently occupy approximately 7,000 sq. ft. of commercial floor area.
Guiding Principles & Objectives
The inter-departmental review of the Area Plan has resulted in refinement of the Guiding
Principles and Objectives since the Concept Plan stage. These were initially developed
through the Area Plan process utilizing all input received. Changes primarily involve
wordsmithing and additional objectives to ensure all topics are accurately captured for policy
development. The ten Guiding Principles set the stage for the supporting objectives and the
Area Plan policies and are as follows:
1. Neighbourhood Character is retained
2. A range of housing forms and tenures promotes demographic diversity
3. New development enhances and compliments existing built forms and
neighbourhood character
4. Historic commercial area serves community needs
5. Sustainable building technologies are utilized
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
8. Multi-modal transportation routes provide options to automobile
9. Open spaces and recreational opportunities contribute to the enjoyment and well-
being of residents
10. Employment opportunities are available close to home
Hammond Precinct Areas
Four precincts are identified as reflecting the development pattern and history within
Hammond and these were introduced through the Preliminary Concept Plan, as:
Precinct 1: North Hammond
Precinct 2: Upper Hammond (which includes a Heritage Character Area)
Precinct 3: Lower Hammond
Precinct 4: Maple Meadows Business Park
5
The Area Plan includes descriptions of each Precinct, along with Key Characteristics. In order
to describe the inherent character elements valued by the community, these characteristics
outline:
Street and block pattern
Typical lot size and layout
Greenspace and landscaping
Housing and heritage sites
Hammond Area Plan Policies
The Area Plan’s policy sections were introduced in the Preliminary Concept Plan and are as
follows:
Hammond Land Use Designations:
o Residential
Single-Family & Compact Residential
Low Density Multi-Family
Medium Density Multi-Family
o Employment
Hammond Village Commercial
Maple Meadows Business Park
Infill General Employment
Hammond General Industrial
o Parks & Open Space
o Institutional
o Conservation
Multi-Modal Transportation & Connectivity
Water & Habitat
While the Guiding Principles and Objectives set the foundational structure for the Area Plan,
the policies complete the framework for shaping Hammond’s future through land use and
development.
One key theme that arose early in the process and was predominant throughout is the
community’s desire to retain Hammond’s heritage character. A technical study was
undertaken by Donald Luxton & Associates in 2015 to identify where heritage character sites
are concentrated in the neighbourhood. The study identified a Heritage Character Area in
Upper Hammond and this information is included in the Hammond Area Plan with supporting
policies. While a key policy emphasizes the community’s interest to see existing character
and heritage buildings retained, it is recognized that further evaluation and discussion is
needed to determine how best to implement this policy vision. Given that, one of the policies
states further that:
Maple Ridge will establish a community engagement process to
explore potential regulatory tools for conservation of the Heritage
Character Area identified in Figure 1, Hammond Heritage Character
Area. Examples of some potential tools include a Heritage
Conservation Area Bylaw, property tax exemption for protection of a
heritage property, heritage conservation covenants, and/or a specific
Heritage Character Area zone that permits uses, densities, setback,
etc. that are specific to this historic enclave of Hammond.
6
Proposed policies related to the recent public comments include:
Parks & Open Space section 3.0
o Policies 3-43, 3-44, and 3-45 outline the importance of meeting the
needs of recreation users of all ages within local parks.
Multi-Modal Transportation & Connectivity section 4.0:
o Policy 4-4 outlines the intent for an alternative access route for Lower
Hammond (Precinct 3).
o Policy 4-3 discusses identifying opportunities for improving pedestrian and
cycling connections.
The timing of new development within the Hammond neighbourhood is subject to market forces and
it should be noted that no property owners will be forced to sell or move out of their home to make
way for new development.
Other themes that arose during the Area Plan process and are addressed through the Area
Plan’s policies include:
Walkability/Connectivity – Residents enjoy walking through the neighbourhood and
would like to see improvements with increased sidewalks and crossings.
Park amenities – Outdoor activities in parks are popular and many would like to see
more park amenities.
Recreation trails – Some recreation trails exist and several are informal trails. These
trails are enjoyed by many and several comments asked for more of them.
Traffic Safety – Traffic has increased in Hammond over time and comments have been
received about concerns with safe pedestrian routes, intersections, etc.
Bicycle infrastructure – Bicycling for recreation and for commuting are both common in
Hammond and people expressed a desire for more opportunities for both.
Local ecology/drainage – Several comments were received on a desire to see the
drainage canals retained as they serve a valuable purpose as well as provide aesthetic
and ecological value.
Flood mitigation – Some residents living in the floodplain area have concerns about
potential flooding and emphasized the important of flood mitigation measures.
Neighbourliness/Social Resilience – Many comments were received about the
friendliness of Hammond residents and that neighbours often know each other. There is
a desire to retain this neighbourliness as Hammond grows and changes over time.
Trees and Greenspace – The lovely gardens and ample greenspace amongst the private
residences of Hammond received several comments as an important part of the
neighbourhood character.
1.4 Katzie First Nation
A meeting was held recently with the Chief, council members, and staff of the Katzie First Nation.
The Katzie have identified a large part of Hammond as their traditional territory and as such, a policy
has been included regarding referral of future development applications to the Katzie First Nation to
inform them of new development on their traditional territory and ensure that archaeological reviews
are undertaken where appropriate. A formal referral will be made to the Katzie First Nation after
First Reading of the Area Plan Bylaw.
7
1.5 Hammond Development Permit Area Guidelines
The Hammond Development Permit Area Guidelines (attached as Appendix B) are intended to guide
form and character of new development in Hammond in accordance with Section 488 of the Local
Government Act. This section of the Local Government Act also enables Development Permit Area
Guidelines to establish objectives to promote:
Energy conservation
Water conservation
The reduction of greenhouse gas emissions
and these are also included in the Hammond Development Permit Area Guidelines.
The Hammond Development Permit Area Guidelines are intended to support the Hammond Area
Plan policies and ensure that new development supports the surrounding heritage character and is
compatible with the unique qualities and features of the Hammond neighbourhood. The land use
designations that are addressed in the Hammond Development Permit Area Guidelines are as
follows:
Lower Density Multi-Family
Medium Density Multi-Family
Hammond Village Commercial
Infill General Employment
Within each section above, the guidelines specifically address (where appropriate):
Siting
Massing
Parking
Landscaping and Private Outdoor Space
Architectural Patterns and Materials
Lighting
Landscape, Energy Efficiency and Water Conservation
Like the Hammond Area Plan Bylaw, the Hammond Development Permit Area Guidelines Bylaw will
form part of the overarching Official Community Plan Bylaw.
2.0 NEXT STEPS
2.1 Transition
After First Reading of the Hammond Area Plan Bylaw No. 7279-2016:
a) Development applications that have not yet received Third Reading of an:
Official Community Plan Amending Bylaw: These applications must comply with
Hammond Area Plan Bylaw.
Zoning Amending Bylaw: These applications must comply with Hammond Area Plan
Bylaw and if applicable the Hammond Development Permit Area Guidelines Bylaw.
b) Development applications that have already received Third Reading of an:
8
Official Community Plan Amending Bylaw: These applications are exempt from
compliance with the Hammond Area Plan Bylaw.
Zoning Amending Bylaw: These applications are exempt from compliance with the
Hammond Area Plan Bylaw and the Hammond Development Permit Area Guidelines
Bylaw.
The following three rezoning applications are underway in Hammond:
Development proposal on vacant lands in south portion of Maple Meadows Business
Park has received Third Reading (2012-031-RZ) and therefore exempt, but it is
consistent with the proposed Hammond Area Plan.
Rezoning and Official Community Plan amendment application seeking First Reading
for development of a public storage facility in the proposed Hammond General
Employment area (2016-320-RZ). This application is consistent with the proposed
Hammond Area Plan.
Rezoning application has received First Reading for a proposal to allow a subdivision
for two single-family lots (2016-223-RZ). This application is consistent with the
proposed Hammond Area Plan.
2.2 Amendments to Zoning Bylaw
It is anticipated that the following amendments will be brought forward at the time of Second
Reading of the Hammond Area Plan Bylaw that will include:
a) Hammond Village Commercial Zone: This is intended to be a commercial zone that is
specific to the size and character of the area and addresses minimum and maximum
building heights, permitted uses, setbacks, etc.
b) Infill General Employment Zone: The lands for this proposed designation are located
along Maple Crescent and surrounded by residential use. The intent for this zone is to
allow for light industrial and business park type of uses that do not generate much traffic,
noise, odor, or fumes. Examples of this are a public storage facility, medical testing
laboratory, manufacturing, or art studio.
c) Hammond Townhouse Zone: Currently the RM-1 Townhouse Residential District zone
that applies throughout Maple Ridge permits a floor space ratio of 0.6 times the net lot
area. There is a focus in the Area Plan to ensure a significant amount of new
development allows for ample light and greenspace on site and this is the intent for the
proposed Low Density Multi-Family designation. An appropriate floor space ratio will be
considered that is less than what is permitted in the RM-1 zone along with a potential
increase in the requirement for open space. Additionally, considerations to this zone will
be made for developing in the floodplain and mitigating impacts of new development on
adjacent existing buildings.
However, higher densities are intended for the proposed Medium Density Multi-Family
designation with more units on site and less required open space and this will also be
considered for townhouse form within this higher density designation. Areas proposed
for a Medium Density Multi-Family designation were selected with a higher density in
mind as they are located on a major corridor route, and will help support public transit,
as well as being located near a commercial area, such as Hammond Village Commercial,
and will help support the local business area.
9
2.3 Local Government Act Requirements
The referral process of the Hammond Area Plan to other government agencies was outlined in the
Hammond Area Plan Scoping Report, dated March 3, 2014. Formal referrals will be made
immediately after First Reading to City of Pitt Meadows, Katzie First Nation, School District 42, and
the Agricultural Land Commission with a request to provide comments by October 21, 2016.
Comments received and any resulting updates to the Hammond Area Plan will be discussed in the
Second Reading Report.
The Area Plan will be forwarded as information to Metro Vancouver, TransLink, and Fraser Health.
2.4 Interdepartmental Implications
Some review of the Hammond Area Plan by internal departments will continue prior to Second
Reading and may result in minor changes. Any changes made as a result of an ongoing internal
review will be discussed in the Second Reading Report.
CONCLUSION:
The Hammond Area Plan is the culmination of the significant and varied input received through the
Area Plan process. Public input was received through questionnaires, public open house
discussions, videotaped interviews, and the submission of over 300 photographs. The community
remained very engaged throughout the process, which contributed significantly to the Area Plan
content and the intent that it reflects the community’s values. Additional inputs were provided
through the three technical studies and interdepartmental feedback and review.
The Hammond Area Plan is intended to guide land use and development over the next two to three
decades and contribute to the neighbourhood’s growth and vitality while maintaining its unique
character, heritage features, and family friendly atmosphere.
“Original signed by Lisa Zosiak”
_______________________________________________
Prepared by: Lisa Zosiak, M.R.M., MCIP, RPP
Planner
“Original signed by Christine Carter”__________________
Approved by: Christine Carter M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_____________________
Approved by: Frank Quinn, MBA. P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”_______________for____
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Comments received on Hammond Concept Plan, June 15-August 5, 2016
Appendix B: Hammond Area Plan Bylaw No. 7279-2016
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7279-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_____________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules “A”, “B”, and “C” to the Official
Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This bylaw may be cited for all purposes as “Hammond Area Plan Bylaw No. 7279-2016.”
2.Schedule “A”, Table of Contents is amended as follows:
a.To add the following after 8.12 Wildfire Development Permit Area Guidelines:
“8.13 Hammond Development Permit Area Guidelines”
b.To add the following after 10.4 Town Centre Area Plan:
“10.5 Hammond Area Plan”
3.Schedule “A”, Chapter 6, Employment, sub-section 6.3.8 Historic Commercial is amended as
follows:
a.To add the following sentence to the end of policy 6 - 38:
“Specific land uses and policies to guide long range planning and development for
Hammond and Port Haney are within their respective Area Plans, the Hammond Area
Plan and the Town Centre Area Plan, which are imbedded in the Official Community
Plan in Chapter 10, Area Planning.”
4.Schedule “A”, Chapter 10 Area Plans is amended as follows:
a.To add “Hammond Area Plan” to Section Title Page after Town Centre Area Plan
b.By the addition of the Hammond Area Plan, a copy of which is attached hereto and
forms part of this bylaw as Schedule 1 in correct numerical order.
5.Schedule “A”, Chapter 8, Development Permit Area Guidelines, is amended as follows:
a.To add “Wildfire” and “Hammond” to Section Title Page after Town Centre
APPENDIX B
b. By the addition of the Hammond Development Permit Area Guidelines, a copy of
which is attached hereto and forms part of this Bylaw as Schedule 2 in correct
numerical order.
6. Schedule “A”, Appendix E, Figure 6, Area Plans, is hereby deleted and replaced with
Schedule 3, which is attached hereto and forms part of this Bylaw.
7. Schedule “B” is hereby deleted and replaced with Schedule 4, which is attached hereto and
forms part of this Bylaw.
8. Schedule “C” is hereby amended for those parcels or tracts of land known and described as:
Group 1, Dedicated Park & 63221, District Lot 280, NWD, Plan NWP63218
and outlined in heavy black line on Map No. 933, a copy of which is attached hereto and
forms part of this Bylaw, are hereby amended by adding “Conservation”.
9. Maple Ridge Official Community Plan bylaw No. 7060-2014 as amended is hereby amended
accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ third time the day of , 20
ADOPTED, the day of , 20.
_____________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:7,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Schedule CAgricultural
Conservation
7279-2016933
City ofPitt Meadows
Hammond Area Plan
1
10.5 Hammond Area Plan
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Background
1.1.1 History
1.1.2 Katzie First Nation
1.2 Area Plan Process
1.3 Assumptions and Targets
1.4 The Role of the Area Plan
1.5 Guiding Principles
1.5.1 Guiding Principles and Supporting Objectives
2.0 NEIGHBOURHOOD CHARACTERISTICS
2.1 Precinct 1: North Hammond
2.1.1 Precinct 1 – Key Characteristics
2.2 Precinct 2: Upper Hammond
2.2.1 Precinct 2 – Key Characteristics
2.3 Precinct 3: Lower Hammond
2.3.1 Precinct 3 – Key Characteristics
2.4 Precinct 4: Maple Meadows Business Park
2.4.1 Maple Meadows Business Park – Key Characteristics
3.0 HAMMOND LAND USE DESIGNATIONS
3.1 Residential
3.1.1 Single-Family & Compact Residential
3.1.2 Low Density Multi-Family
3.1.3 Medium Density Multi-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 Institutional
3.5 Conservation
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY
5.0 WATER & HABITAT
APPENDIX A – Zoning Matrix
SCHEDULE 1 – Hammond Area Plan Land Use Designation Map
FIGURE 1 – Hammond Heritage Character Area
FIGURE 2 – Connectivity
FIGURE 3 - Floodplain
APPENDIX B - Schedule 1
Hammond Area Plan
2
INTRODUCTION
1.1 Background
The Hammond neighbourhood is located in the southwest corner of Maple Ridge. Just west of of the
neighbourhood is the City of Pitt Meadows and Katzie First Nation, south is the Fraser River, north is
Lougheed Highway and Dewdney Trunk Road commercial area, and east is mainly single-family
development. The nearby highway network also includes the Golden Ears Bridge, providing quick access
to regional transportation routes.
Hammond has a number of unique qualities combining to make it a neighbourhood with heritage
character. Some prominent features include several early 1900’s single-family houses, a historic
commercial area, 5.4 hectare baseball park, and 16 hectare golf course. Local employment
opportunities 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.
1.1.1 History
Prior to settlement, the area we know today as Hammond was one of the five original Katzie
communities located in southwestern British Columbia. European settlement in this area began in the
1860s, at a time when the area was described as ‘heavily timbered 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 condition that the first railway station in Maple Ridge be
built in Hammond. Emmeline Mohun, whose husband, Edward Mohun, drafted the town layout,
donated the lower portion of the townsite. Construction of the Canadian Pacific Railway line, station
and yards began in 1882. Labourers flocked to the area, including many Chinese workers. In these early
years, Port Hammond Junction served as a supply depot, and the town continued 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 Junction was registered at the New Westminster Court
House. Two years later, the Hammond Post Office opened, and Hammond Station 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 cultivation, 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.
Hammond Area Plan
3
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, still exist today. Their construction reflects the ready availability
of wood, and some houses display a high degree of sophistication in their use of wooden
ornamentation. These early buildings, and their landscaped settings, anchor the historic character of
the community.
1.1.2 Katzie First Nation
Prior to European settlement, Hammond was inhabited by the Katzie people. The Katzie traditional
language is called Halkomelem, which the Katzie are currently attempting to revive. Hammond was just
one of five Katzie communities that also included Pitt Lake, Sheridan Hill, Point Roberts and Point Grey.
Like many First Nations people, the Katzie migrated seasonally within their territory to locations 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 still exist within
the Pitt Meadows and Hammond area and the Katzie are working on a program to proliferate these
starchy tuberous roots that once grew in abundance.
Most of the Hammond area is identified by the Katzie as traditional territory. Indeed, at one time
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 still remains in Hammond and is
in active use today.
Sources:
Wapato in Katzie Traditional Territory, by Terry Spurgeon http://www.sfu.ca/archaeology-old/museum/peb/wapato1.html (sourced on August
19, 2016).
Katzie First Nation History, http://www.katzie.ca/katzie_history_part_1.htm (sourced on August 19, 2016).
Katzie First Nation Background, http://www.katzie.ca/background_information.htm (source on August 19, 2016).
Katzie Eco-cultural Restoration Project pamphlet: Outlines the history and use of wapato in Katzie culture and provides a description of the
restoration project.
Hammond Area Plan
4
1.2 Impetus and Timing of Hammond Area Plan Process
Prior to 2006, Maple Ridge initiated amendment to the Official Community Plan to re-designate a
considerable portion of the area from Commercial to Residential. The amendment was necessitated to
address issues relating to the non-conforming status of many of the single family residences in the area,
as well as to respond to findings stating that the area was over-supplied with Commercial designated
land. Since 2006, this area has experienced development applications that are inconsistent with the
Official Community Plan. At the January 2012 Public Hearing, Council heard from area residents
commenting on a development application, involving an Official Community Plan and rezoning
amendment, that was proposing a 36 unit apartment building in an area predominantly designated for
single detached residential 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 application 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 preservationof
existing heritage.”
Development applications 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 Consultation
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
communication. At the outset, #MyHammond was used as an easy recall project tagline for community
Hammond Area Plan
5
engagement through Facebook, Twitter, Instagram, YouTube video and a #MyHammond webpage.
Traditional outreach was also used to engage through posters, emails, letters, background briefs, etc.
The process included three public open houses, each with a corresponding questionnaire, made
available at the event and online. Early in the process the public was also invited to provide input
through three #MyHammondTalks online questionnaires. 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 utilized in #MyHammond open house banners, information 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 preparation 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 preparation of an Area Plan Bylaw.
1.4 Assumptions and Targets
Table 1, below, shows the current population of Hammond is estimated to be 5,782. This was calculated
using Metro Vancouver’s “family size ratio” data from 2011 multiplied 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.
Table 1. Existing housing profile for Hammond neighbourhood.
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
Tri-plex 2 6
Four-plex 2 6
Townhouse 342 1,026
Apartment 50 136
TOTAL 1,974 5,782
It is anticipated that through the Hammond Area Plan new development will occur over several years
and result in a build-out population estimated at 12,692 people residing in a total of 4,964 units. It is
Hammond Area Plan
6
also estimated that this population 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. At the outset of
this Area Plan, Hammond businesses occupy approximately 7,000 sq. ft. 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. Foundational to the Area Plan are the Guiding Principles with supporting Objectives. These
were derived from the Area Plan process to help set goals for the neighbourhood’s long-term evolution.
Area Plan policies were developed out of the Guiding Principles and Objectives and expand on how the
goals and will be applied and acted upon.
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 creation of the Area Plan,
through the Area Plan process, as well as best practices in sustainable design and development. The
Hammond Development Permit Area Guidelines will be used in conjunction with the Hammond Area
Plan for the following land use designations:
Low Density Multi-Family
Medium Density Multi-Family
Infill General Employment
Hammond Village Commercial
Hammond Area Plan
7
1.6 Guiding Principles
As discussed above in Section 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, supporting Objectives
have been developed and are included below.
1. Neighbourhood Character is retained
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
2. A range of housing forms and tenures promotes demographic diversity
Objectives:
Allow diverse housing forms and densities to increase the range of housing cost options
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 attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Encourage industrial development that is designed to mitigate 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
Hammond Area Plan
8
Allow for short-term pop-up commercial ventures to help revitalize village commercial
area and enhance other employment areas
5. Sustainable building technologies are utilized
Objectives:
Retain, reuse and adapt existing buildings, particularly those with heritage value or
character
Incorporate energy efficiencies into building design to help reduce greenhouse gas
emissions
Design new buildings to adapt to future uses
Encourage building design, technologies and materials that promote energy and water
conservation as well as the reduction of greenhouse gases (GHG)
Continue to promote waste reduction and responsible disposal of all waste materials
6. Flood risks are minimized through a variety of mitigation measures
Objectives:
Continue to manage Wharf Street dyke as a defence against flood events
Apply floodplain construction standards for new development
Continue to utilize a three-tier stormwater management approach
Ensure landscape design incorporates progressive strategies to manage stormwater
runoff
Continue to make flood mitigation and emergency program information available to the
public
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
7. Natural landscape is retained and enhanced
Objectives:
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
8. Multi-modal transportation routes provide options to automobile
Objectives:
Ensure increased neighbourhood walkability as development occurs
Promote identified bicycle routes throughout the neighbourhood
Incorporate speed management measures as development occurs
Promote community gathering spaces and points of interest along pedestrian and
bicycle routes
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9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Provide public access to Fraser River
10. Employment opportunities are available close to home
Objectives:
Continue to support operation 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
Continue to support and encourage business development in the Maple Meadows
Business Park and lands within the Infill General Employment designation
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 time 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 characteristics
that contribute to the vitality and livability of the area. To achieve this goal, precincts are identified
where clear differences in neighbourhood character exist. The intent is to retain and enhance the
desirable features within each of these areas over time.
Using input received through the public consultation process, four precincts have been identified:
Precinct 1: North Hammond
Precinct 2: Upper Hammond
Precinct 3: Lower Hammond
Precinct 4: Maple/Meadows Business Park
Hammond Area Plan
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Hammond Area Plan
11
2.1 Precinct 1: North Hammond
North Hammond is predominantly a single-family low-
density residential 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 residential areas
to the south were established. Characteristics 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 existing connectivity to other areas of the neighbourhood for
pedestrian and cycling activity and creating new opportunities wherever possible. This may be
accomplished by retaining existing and creating new sidewalks as well as existing and new multi-use
trails that help shorten travel routes within the neighbourhood (see Figure 2, Connectivity).
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
destinations. 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 residential, with single family lots. Lot sizes are standard to large with some
irregular shapes and sizes. Homes are larger and typically cover 35-40% of the lot area.
Greenspace and Landscaping
North Hammond homes are 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
Hammond Area Plan
12
some in the other residential 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 Nation cemetery is a heritage site identified in this area.
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 station in 1885 resulted in more homes,
commercial businesses, and industry. As the commercial hub
grew into a bustling centre of activity, the Port Hammond
Lumber Company began its operation 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.
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.
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13
The above map, prepared by Donald Luxton & Associates, shows the boundaries of the heritage
character area identified through the study. The characteristics that contribute to the
concentration 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 location of commercial activities, across
from the mill site. The residential areas developed north of the commercial area and
also to the west. This pattern continues to the present day.”
Lot Pattern and Street Grid – “The very tight street grid provides more of a village
atmosphere and a more walkable environment”.
Landscaping – “Landscaping has matured to provide visual interest”.
Figure 1: Hammond Heritage Character Area
Hammond Area Plan
14
Hammond Heritage Character Area – Definitions of Figure 1 Heritage Classifications
The following resources have been identified and mapped in order to determine the
concentration of heritage resources and heritage character sites within the 1882 Hammond
boundaries.
Heritage Revitalization Agreement
These are legally protected heritage sites. Statements of Significance have been prepared for
these two sites.
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
Identified 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 potential for inclusion on
the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched or
evaluated, but they make a strong contribution to neighbourhood character and have been
flagged for their potential 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 potential for sensitive
renovation. These sites have been identified at this time through a visual survey only, and are
noted as supporting overall neighbourhood character.
2.2.1 Precinct 2 – Key Characteristics
Street and Block Pattern
Lots divided into a tight grid system, with very few lanes, characterize Precinct 2. The tight 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 interesting neighbourhood pockets
within the area.
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15
Typical Lot Size and Layout
Upper Hammond is primarily comprised of residential, single family lots with a few larger, multi-family
buildings. Lots are standard to large in size with many homes typically small and modest in size,
particularly in the Heritage Character Area (HCA). Lots within the Village Commercial Area vary in size
from slightly smaller and slightly larger than the nearby residential lots. The curve of the railway line has
also created some irregular shaped residential and commercial lots. Residential 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, contributing 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 activity that is commemorated with a sign,
plaque, or public art.
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 operation
in 1908 and continues 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 concentration of similar structures found in
Upper Hammond. Most development in Lower Hammond
represents eras from the mid to late 20th and early 21st
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16
centuries. The study also identified Lower Hammond’s grid-pattern road network and lot configuration,
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 eclectic and interesting mix of housing form.
Also noteworthy in the study is the following observation:
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 continue 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 residential areas (such
as Precinct 1)
Few sidewalks
Two areas of focus for Lower Hammond are:
1) Maintaining the rural character;
2) Enhancing connectivity within Precinct 3 and identifying opportunities to link with
other Hammond Localities and beyond.
2.3.1 Precinct 3 – Key Characteristics
Street and Block Pattern
Lower Hammond has a very regular, repetitive, 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 are primarily a standard size and shape.
The Hammond Cedar Mill is also located in Precinct 3 and covers close to ¼ of the area. Housing in this
Precinct has been constructed over several decades resulting in an eclectic 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.
Hammond Area Plan
17
Greenspace and Landscaping
Undeveloped and open right of ways used by pedestrians with vegetated drainage canals help provide a
sense of rural openness from the street. 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 time as Upper Hammond, it does not have the same abundance of mature trees. This is likely due
to its lower elevation and drainage issues. Wharf Street serves both as a road and dyke for the
floodplain area. The street has homes on both sides and while the homes on the Fraser River side have
spectacular views, they do not benefit from the flood protection 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 potential 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.
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 characteristics
important to its future. Most of the northern portion of
Maple Meadows Business Park was constructed in the
early 1990’s and the southern portion 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 connectivity 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 southern lands eventually develop, an alternative access to the area
will be required. This will be particularly beneficial for emergency access.
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Enhancing local and regional connectivity is an important aspect for the Precinct 4 road network, which
includes improvements to roads and routes, as well as increasing pedestrian and cycling connections to
other areas within the neighbourhood. Considerations regarding development in the floodplain will also
continue to be a focus for Precinct 4, including best practices for stormwater management.
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 connections exist within blocks to help
shorten travel routes. As the Business Park continues to develop (particularly to the south) and
redevelop, opportunities will be identified for creating linkages, where appropriate, for pedestrian and
bicycle activity. It is intended that an alternative access for Lower Hammond will be provided through
Precinct 4, as both existing 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 identified within Precinct 4.
3.0 HAMMOND LAND USE DESIGNATIONS
Population growth is anticipated 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 residential units
within the neighbourhood with a population of 5,700 residents. It is anticipated that at build-out, the
number of residential units will be approximately 4,964, with a population of 12,000 residents. While
growth and change are supported by the community, retaining the existing heritage character of the
neighbourhood is strongly desired.
Providing a greater range of housing forms and accommodating an increase in density within some areas
of Hammond will support revitalization of the historic commercial area at Maple Crescent and 207th
Avenue and provide local shops and services within walking and cycling distance of nearby homes (see
Schedule 1, Hammond Area Land Use Designations). Increasing residential densities will also help
Hammond Area Plan
19
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 existing built form and neighbourhood
character
4. Historic commercial area serves community needs
5. Sustainable building technologies are utilized
6. Flood Risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Allow diverse housing forms and densities to increase range of cost housing options
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 attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
New development incorporates useable and attractive greenspace
Encourage a greater density of mixed-use development that contributes to viability of
the village commercial area
Retain, reuse and adapt existing buildings, particularly those with heritage value or
character
Incorporate energy efficiencies into building design to help reduce greenhouse gas
emissions
Design new buildings to adapt to future uses
Encourage building design, technologies and materials that promote energy and water
conservation as well as the reduction of greenhouse gases (GHG)
Continue to promote sound management of all waste materials
Landscape design incorporates progressive strategies to manage stormwater runoff
Promote retention and expansion of the tree canopy on public and private lands
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Improve the quality and function of greenspace in Hammond
Policies:
3-1 Community Amenity Contributions collected through new development, within the
Hammond Area Plan boundaries, will be utilized within the Hammond neighbourhood
and be applied in accordance with Council Policy 6.31, entitled “Community Amenity
Contribution Program”.
3-2 The adaptive reuse of heritage sites and buildings is encouraged. Rehabilitation of a
heritage site may involve the use of heritage conservation legislation identified 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
listings on the “Heritage Resources of Maple Ridge” and specific properties identified
within the Heritage Character Area shown in Figure 1.
3-3 For heritage projects requiring a Statement of Significance or a Heritage Conservation
Plan, Maple Ridge shall comply with the “Standards and Guidelines for the Conservation
of Historic Places in Canada” published by Parks Canada. This tool helps users first
understand the historic place and secondly determine the best approach in its
conservation.
3-4 Maple Ridge will establish a community engagement process to explore potential
legislation and regulatory tools for conservation of the Heritage Character Area
identified in Figure 1. Examples of some potential tools include a Heritage Conservation
Area Bylaw, property tax exemption for protection of a heritage property, heritage
conservation covenants, and/or a specific Heritage Character Area zone that permits
uses, densities, 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 time, design compatibility with the existing character is
encouraged to maintain livability, streetscape aesthetics, and Hammond’s sense of
place. Elements of the existing built form should be incorporated into site and building
design for all forms of development. For example:
a) Space for ample light penetration should be provided between buildings;
b) Building heights should not appear imposing to smaller existing buildings;
c) Existing 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 conservation benefits, such as shade in
the summer and light penetration in the winter (i.e. using deciduous trees).
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21
3-6 Providing a range of housing forms and tenures is encouraged throughout the
Hammond neighbourhood. These include single-family and multi-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 recreation; and
c. Flexible living units to accommodate people with physical disabilities.
3-8 The Hammond area is part of the Katzie First Nation’s traditional territory, wherein
artifacts may still remain from Katzie activities well over a hundred years ago. Maple
Ridge will work with Katzie First Nation to create a process for ensuring that applications
for new development undertake an archaeological review, wherever warranted, in
accordance with the Heritage Conservation Act.
3-9 Land assembly or lot consolidation proposed in conjunction with development,
redevelopment, conversion, or infill development should meet the following conditions:
a. That any residual lots or remaining land parcels are left in a configuration 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
Designations and Policies of Section 3.0.
b. The use of any residual abutting lots or land parcels can continue to function in
accordance with the applicable Land Use Designation and Policies of Section 3.0.
c. Residual abutting lots or land parcels are not left in a condition unsuitable for the
maintenance of the existing land use;
d. The land assembly proposal will incorporate adequate impact mitigation measures
such as the provision of buffers, landscaping, site design, building arrangements and
building design to ensure compatibility with abutting existing 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 mitigate for potential shadow casts and blocking of
daylight on nearby properties.
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3-11 Maple Ridge encourages noise abatement and vibration mitigation measures for all new
building construction within 50 metres of the railway corridor. The level and impact of
noise and vibration on a development site should be assessed by a qualified acoustic
and vibration consultant through the preparation of a noise and vibration impact study,
undertaken early in the process. The study should assess the impact of all noise and
vibrational sources affecting the development site and provide recommendations for
noise abatement and vibration mitigation 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 Prevention Through Environmental Design (CPTED) are
encouraged, particularly to the internal spaces and finishing of all garage structures.
3-13 To minimize impervious surfaces, incorporate on-site landscaping infiltration strategies
and rainwater retention to comply with the Subdivision and Development Servicing
Bylaw.
3-14 Energy efficient design and Best Management Practices 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 certification program is encouraged, as they contribute to energy
savings and greenhouse gas reductions through enhanced envelope performance and
decreased reliance on mechanical systems for heating, cooling, and ventilation.
3.1 Residential
Hammond is an established neighbourhood and it is important that new development is compatible
with existing character. Retaining neighbourhood character is a key aim for the Hammond Area Plan,
while allowing for increased residential densities that support a more vibrant community. Additionally,
introducing new forms of residential 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 existing built form and neighbourhood
character
4. Natural landscape is retained and enhanced
Hammond Area Plan
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Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Allow diverse housing forms and densities to increase the range of housing cost options
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 attractive 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 designation. The intent is to allow for some density increase that is compatible
with existing 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 are permitted in the Single-Family &
Compact Residential designation.
3-17 Detached garden suites and secondary suites are permitted, subject to consistency with
existing Maple Ridge bylaws and regulations.
3-18 Adaptive re-use of existing buildings is encouraged.
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3-19 The following characteristics should be incorporated into all forms of new development
within the Single-Family & Compact Residential designation:
a. A site size and configuration that enables building orientation towards streets and
laneways wherever possible;
b. Careful consideration of size, location, and orientation 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 existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form, particularly 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 residential form is the intent of the Low Density
Multi-Family designation, which permits townhouse, fourplex and courtyard development forms. Lands
in this designation are primarily located in high activity areas along major corridor roads and adjacent to
large community gathering spaces and the West Coast Express. It also serves as a transitional
development form and density between Single-Family & Compact Residential and the Medium Density
Multi-Family designations. Consideration of Hammond’s existing neighbourhood character, including
historic building elements and attractive garden spaces, is an important aspect of this designation.
Policies:
3-20 Townhouse, fourplex, and courtyard housing forms are permitted in Low Density Multi-
Family designation, with ground level entry to each unit.
3-21 Maximum building height permitted is three (3) storeys.
3-22 The following characteristics should be incorporated into all forms of development
within the Low Density Multi-Family designation:
a. A site size and configuration that enables building orientation towards streets and
laneways wherever possible;
b. Careful consideration of size, location, and orientation 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 existing mature landscaping that
contributes to the neighbourhood character;
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c. Design that is sensitive to surrounding built form, particularly for buildings that are
three (3) storeys in height;
d. Parking for residents is provided in a concealed structure.
3.1.3 Medium Density Multi-Family:
Intent:
The Medium Density Multi-Family designation allows for the highest residential densities within
Hammond. Providing for a level of density aimed at establishing a vibrant Hammond neighbourhood is
the intent of the Medium Density Multi-Family designation, which permits residential forms of
townhouse, rowhouse and apartment. Similar to the Low Density Multi-Family designation, 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 Multi-Family designation.
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 densities are compatible with existing character is an important
consideration. Design for new development should include:
a. Orienting living and activity spaces toward streets and laneways, so that
opportunities for “eyes on the street” are created wherever possible;
b. Careful consideration of size, location, and orientation 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 existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form and height, particularly for
buildings that are three (3) or more storeys in height;
d. Parking for residents is provided in a concealed or underground structure.
Hammond Area Plan
26
3.2 Employment
There are four land use designations for employment within Hammond: Hammond Village Commercial,
Maple Meadows Business Park, Infill General Employment and Hammond General Industrial. The
intent is to provide a range of employment options 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 existing built form and neighbourhood
character
4. Historic commercial area serves local community needs
7. Natural landscape is retained and enhanced
10. Employment opportunities are available close to home
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify 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 attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Encourage industrial development that is designed to mitigate 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 pop-up commercial ventures to help revitalize village commercial
area
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Continue to support operation 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
Hammond Area Plan
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Continue to support and encourage business development in the Maple/Meadows
Business Park and the Infill General Employment designation
3.2.1 Hammond Village Commercial
Intent:
Hammond Village Commercial designated lands are mainly concentrated in Hammond’s historic
commercial node at Maple Crescent and Dartford Street. Creating a hub of vibrant commercial activity
is encouraged through mixed-use development forms that include ground level retail shops and services
with apartments or offices above. Additional ways to attract people and enliven the area are seasonal
or temporary “pop-up” businesses and the incorporation of public spaces into new development.
Policies:
3-27 Principal buildings within the Hammond Commercial designation will range from a
minimum of three (3) to a maximum of four (4) storeys.
3-28 Conservation and/or adaptive 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 designation with
office and/or residential use above grade.
3-30 Orient living and activity spaces toward streets and public spaces, so that opportunities
for “eyes on the street” are created wherever possible.
3-31 Creating public outdoor meeting spaces is encouraged in the Hammond Village
Commercial designation and may take the form of a public square, plaza, courtyard, or
passageways between buildings.
3-32 Attractive landscaping and seating design is important in public spaces to invite people
to rest, reflect, or meet and visit with others.
3-33 Incorporating public art into new development and public spaces is encouraged.
3-34 Maple Ridge will undertake a study to explore appropriate parking standards and
alternative parking options, 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
conditions exist, options 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.
Hammond Area Plan
28
3-36 Temporary, seasonal, or pop-up businesses will be encouraged, particularly where there
is a vacancy within an existing store-front.
3-37 Interpretive signage, plaques or other medium that provides historic information 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 designated lands encompass most of Precinct 4. This area has been an
employment generator since its inception 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 anticipated it will continue to expand and evolve into the future.
Policy:
3-38 Lands within the Maple Meadows Business Park designation will be subject to existing
policies to regulate Business Parks in the Maple Ridge Official Community Plan.
3.2.3 Infill General Employment
Intent:
The Infill General Employment designation is applied primarily to underutilized lands adjacent to
residential areas and the railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond).
These lands are narrow and limited in potential. The intent of Infill General Employment is to create
opportunities for businesses that do not generate much traffic and have minimal need for public
parking. Additionally, this designation is limited to businesses that produce minimal noise, odor, or
fumes and blend well into the nearby residential areas either through attractive building design or
landscape screening. Some examples may include public storage facility, medical testing laboratory,
manufacturing operation, multi-media and/or art studio.
Policies:
3-39 Businesses in the Infill General Employment designation will be light industrial or
business park uses that do not generate significant traffic, noise, fumes, or odors.
Hammond Area Plan
29
3-40 Lands within the Infill General Employment designation are located in close proximity to
residential areas and compatibility with adjacent use is important. Incorporating the
following elements into site and building design within the Infill General Employment
designation is encouraged:
a. Principal buildings within the Infill General Employment designation are Permitted
at a maximum height of 3 storeys;
b. Attractive landscaping, including fencing/screening, should be provided along the
perimeter of the site;
c. Outdoor storage and refuse/recyclilng areas should be well-screened with attractive
landscaping and fencing, particularly those visible to roadways and/or adjacent
residential areas.
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 designation. The Mill has been providing local jobs since 1908 and is
anticipated to continue for the foreseeable future. The operation is as much a part of Hammond’s
historic character as the railway and street grid pattern.
Policy:
3-41 Lands within the Hammond General Industrial designation will be subject to existing
policies to regulate Industrial lands in the Maple Ridge Official Community Plan.
3.3 Parks & Open Space
Intent:
When the original Hammond township plan, registered in 1883, was created, two parks were set aside
for park use. 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 location for the Hammond Cedar Baseball team – a team of amateur players recruited by
the cedar mill manager starting 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.
Hammond Area Plan
30
Several parks have been established in Hammond since the township’s inception, and today they include
the following:
Hammond Stadium, Pool, and Community Centre
Hammond Park
Maple Ridge Golf Course
Tolmie Park
Emmeline Mohun Park
The Parks & Open Space designation continues to include lands dedicated to a range of recreational
activities located within all three of Hammond’s residential Precincts that contribute to outdoor leisure
activity, neighbourly interactions, and locally organized events. Additionally, 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 recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Promote retention of heritage character elements
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Provide public access to Fraser River
Policies:
3-42 All lands designated as Park within Hammond are subject to a master plan administered
by the Parks & Leisure Service Department.
Hammond Area Plan
31
3-43 Maple Ridge will continue to endeavour that uses within any new and existing Park
spaces should serve the needs of all ages and demographics, particularly seniors and
youth.
3-44 Maple Ridge will continue to work with the Parks & Leisure Services Commission on the
delivery of recreation programs that create age-friendly opportunities and meet the
needs of all genders, abilities, and income levels within the community.
3-45 In an effort to ensure that Parks within Hammond are accessible to everyone, including
those with physical disabilities, Maple Ridge will continue to work with the Municipal
Advisory Committee on Accessibility Issues to ensure accessibility needs are considered
and addressed.
3-46 To enhance connectivity throughout Hammond and create links with Parks and other
points of interest, new pathways and trails within Park spaces will be selected in
consideration of the larger pedestrian and bicycling network.
3-47 Where sufficient neighbourhood demand is confirmed, Maple Ridge will consider
identifying suitable space for a community garden in Hammond.
3-48 Emmeline Mohun Park currently provides public views and access to the Fraser River.
Where new opportunities arise, Maple Ridge will consider establishing additional park
space along the river to provide increased public access.
3-49 To encourage urban wildlife, including songbirds, bees, butterflies and other insects,
appropriate native shrub and plant material will be used in Park areas, wherever
feasible.
3-50 Maple Ridge will work with the community to identify opportunities to enhance
Hammond Park spaces through inclusion of new recreation activities, public art,
heritage feature(s), interpretive plaques and/or wayfinding signage.
3.4 Institutional
Intent:
Hammond has a broad range of Institutional uses that are both public and private operations. An
Institutional use includes services such as education, government, fire protection, public transit, health
and welfare, and cultural/spiritual.
Hammond Area Plan
32
Guiding Principles:
1. Neighbourhood character is retained
3. New development enhances and compliments existing built form and neighbourhood
character
7. Natural landscape is retained and enhanced
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Promote retention of heritage character elements
Retain historic grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify 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 attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Policies:
3-51 Maximum building height for new Institutional development is three (3) storeys.
3-52 Building and site design for new development should be compatible with the existing
character of the area and adjacent buildings. Design should include:
a. Orienting active spaces toward streets and laneways, so that opportunities for “eyes
on the street” are created wherever possible;
b. Careful consideration of size, location, and orientation 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 existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form and height, particularly for
buildings that are three (3) storeys in height.
Hammond Area Plan
33
3.5 Conservation
Intent:
Most of this land 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
effective rainwater management, but also productive 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 addition to
biodiversity, the Slough’s drainage capability also provides an essential 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 a variety of mitigation measures
7. Natural landscape is retained and enhanced
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Policies:
3-53 Maple Ridge will continue to protect natural features designated Conservation, 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 regulations.
Hammond Area Plan
34
3-54 Maple Ridge will support efforts to enhance biodiversity within the Katzie Slough to
support native insect, fish, and wildlife species, while continuing to maintain this
wetland area as a natural drainage system for the surrounding floodplain area.
3-55 Maple Ridge will encourage education and awareness of the environmental and flood
protection benefits of natural drainage systems, through programs, projects,
publications, or other forms of communication and public engagement.
3-56 Recreation trails will be retained, expanded and enhanced, wherever possible, to permit
sensitive public access to natural areas for recreation and education.
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY
Intent:
The original 1883 Port Hammond Junction Township plan laid out numerous short blocks, some
containing laneways, enabling numerous connections 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 connectivity
options for local residents.
Today, connectivity 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 recreation routes. Walking and cycling are popular activities in
Hammond and the community has expressed a desire for road and route improvements to make these
activities safer and more desirable. A West Coast Express Station, part of the TransLink network, is
located in the northwest corner of Hammond and provides regional connectivity 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 identified as an obstacle to connectivity
within Hammond, particularly Lower Hammond, with longer and more frequent trains impacting four
railway crossings. This limits access into and out of the Lower Hammond area. Figure 2, Connectivity
shows existing and proposed routes intended to support multi-modal transportation, including a new
multi-modal access connecting Lower Hammond with Maple Meadows Business Park.
Guiding Principles:
8. Multi-modal transportation routes provide options to automobile use
Objectives:
Ensure increased neighbourhood walkability as development occurs
Promote identified bicycle routes throughout the neighbourhood
Hammond Area Plan
35
Incorporate speed management measures as development occurs
Promote community gathering spaces and points of interest along pedestrian and bicycle
routes
Policies:
4-1 Universal accessibility is encouraged in transportation planning and design. Wherever
possible, the needs of wheelchairs, the visually impaired, strollers, scooters, and other
mobility devices used by pedestrians with disabilities, 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 continue to monitor traffic flows through Hammond to effectively
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 connections should be
improved or created, wherever possible, linking into the local and broader community.
New routes may be identified that reduce long blocks and travel time to destinations,
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. Creating an additional multi-modal connection
between Lower Hammond (Precinct 3) and Maple Meadows Business Park (Precinct 4)
will be created through new development to provide uninterrupted access.
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 connectivity throughout Hammond.
4-6 Maple Ridge will encourage the retention of laneways and the creation 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 continue to consult and work in cooperation with Regional and
Provincial agencies to improve public transit and particularly to:
a. Increase existing transit service to a level that is consistent with a compact and
multi-modal community; and
b. Provide safe and convenient access to transit facilities.
Hammond Area Plan
36
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, particularly during peak storm events and freshet season. Climate change
is also bringing greater frequency and intensity of storm events. Existing flood mitigation measures in
Hammond include the Wharf Street dyke, vegetated drainage canals, and the Princess Street Pump
Station.
Effectively managing rainwater runoff is important in the protection of property and the natural
environment. The greater the percentage of impervious surfaces within a drainage area, the greater
impact urbanization will have on both water quantity and quality. Two key components of rainwater
management are: 1) capitalizing on opportunities to reduce impervious surfaces; and 2) enhancing
natural areas to help slow and infiltrate rainwater. Selecting appropriate landscape design options
including a mix of plant materials that promote biofiltration and exfiltration in natural drainage areas.
Figure 3: Water & Habitat
Hammond Area Plan
37
Healthy natural environments help improve water quality, slow volume during peak events, and reduce
pressure on nearby floodplain pump stations. The pump stations are designed for large scale water
conveyance from flood prone areas.
There are a number of opportunities for improving greenway corridors and increasing biodiversity
within existing drainage canals in Lower Hammond located in road right-of-ways and on vacant
municipally owned lots.
Guiding Principles:
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
Objectives:
Continue to manage Wharf Street dyke as a defence against flood events
Apply floodplain construction standards for new development
Continue to utilize a three-tier stormwater management approach
Ensure landscape design incorporates progressive strategies to manage stormwater runoff
Continue to make flood mitigation and emergency program information available to the
public
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
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 continue to investigate 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 native 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.
Hammond Area Plan
38
5-4 Maple Ridge will encourage opportunities for public outreach to educate and raise
awareness of the benefits of drainage canals in stormwater management, including
flood mitigation, and enhancement of local ecology.
5-5 Maple Ridge will continue 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 construction standards
established in the Zoning Bylaw to help maximize safety in a flood event. This includes
building to required flood construction levels and prohibiting the construction of living
spaces within the “freeboard” area.
5-7 Maple Ridge will continue to maintain its emergency response system, including an
Emergency Operations Centre and Emergency Support Services, that are activated 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 prioritize projects, programs and
policies intended to:
Protect and where possible enhance existing aquatic and riparian habitat;
Facilitate development and re-development of land in a manner that protects
ecosystem integrity;
Develop cost effective capital, operations and maintenance solutions to identified
issues;
Protect life and property; and
Ensure safe conveyance of stormwater .
Hammond Area Plan
39
APPENDIX A – ZONING MATRIX
1. Conditions:
a) This Matrix is to be read in conjunction 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 designation or category may not be appropriate for a
specific site and are not applicable in all areas of the municipality;
c) Lot consolidation 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 Designations and Categories based on compliance with Official Community Plan policies;
e) The P-4 Church Institutional Zone will be considered in all Land Use Designations subject to
satisfying all requirements of the Zone.
2. Zoning Matrix:
Hammond Area Plan Land Use Designation
Zones
Single Family & Compact Residential R-1 Residential District
CD-1-93 Amenity Residential District
RS-1 One Family Urban Residential
RS-1b One Family Urban (Medium Density) Residential
RT-1 Two Family Urban Residential
Low Density Multi-Family TBA
Medium Density Multi-Family RM-1 Townhouse Residential
RM-2 Medium Density Apartment
RM-4 Multiple Family Residential District
RM-5 Low Density Apartment Residential
Hammond Village Commercial TBA
Infill General Employment TBA
Maple Meadows Business Park M-3 Business Park
Hammond General Industrial M-2 General Industrial
Institutional P-1 Parks and School
P-2 Special Institutional
P-4 Church Institutional
P-4a Church Institutional/Educational
P-6 Civic Institutional
Parks & Open Space P-1 Park and School
P-3 Children’s Institutional
P-4 Church Institutional
P-6 Civic Institutional
Development Permit Area Guidelines
September, 2016
Hammond Area Plan
APPENDIX B
Schedule 2
CContents
Overview and Purpose .......................................................................................................................1
Hammond Development Permit Area ................................................................................................ 1
Justification ......................................................................................................................................... 1
Organization of the Guidelines ........................................................................................................... 1
Part 1 Introduction ........................................................................................................................4
Hammond Neighbourhood Context ................................................................................................... 7
Hammond Heritage and History ......................................................................................................... 7
Part 2 .............................................................................................................................................. 10
Neighbourhood Precincts ................................................................................................................. 10
Hammond Precincts ......................................................................................................................... 11
Precinct Description & Key Guideline Concepts for Development .................................................. 13
Part 3 .............................................................................................................................................. 21
Development Permit Area Guidelines ............................................................................................... 21
Application ........................................................................................................................................ 22
1.0 General Guidelines ............................................................................................................... 23
2.0 Multi-family Residential (Low and Medium Density) ........................................................... 24
3.0 Hammond Village Commercial ............................................................................................. 30
4.0 Infill General Employment .................................................................................................... 36
LList of Figures
Figure 1. Map showing concentration of heritage sites). ...................................................................... 6
Figure 2. Images of Hammonds variety of existing uses, character, look and feel. ............................ 11
Figure 3. Hammond neighbourhood precincts. ................................................................................... 12
Figure 4. North Hammond precinct (grey). .......................................................................................... 13
Figure 5. Images of typical development in North Hammond. ........................................................... 14
Figure 6. Upper Hammond precinct (grey). ......................................................................................... 15
Figure 7.Images of typical Upper Hammond precinct homes. ............................................................ 15
Figure 8. Landscaping in Upper Hammond .......................................................................................... 16
Figure 9. Townhouse development. .................................................................................................... 16
Figure 10. Lower Hammond precinct (grey). ....................................................................................... 17
Figure 11. Images of typical Upper Hammond precinct homes. ......................................................... 17
Figure 12. Maple Meadows Business Park precinct (grey). ................................................................. 18
Figure 13. Images of the Maple Meadows Business Park.................................................................... 18
Figure 14. Landscaping in Maple Meadows Business Park .................................................................. 19
Figure 15. Maximize opportunities for solar gain and solar collection. .............................................. 23
Figure 16: Maintain the typical pattern of access.. ............................................................................. 24
Figure 17: Siting Development Permit Guidelines ............................................................................... 24
Figure 18: Example of a duplex that reduces the prominence of front vehicle access. ...................... 25
Figure 19: Tri-plex with heritage character and front access with parking at the side. ..................... 25
Figure 20. Articulated building face breaks up the massing. ............................................................... 25
Figure 21: Guideline 1.1.9 A transition of scale and density for adjacent land uses. .......................... 25
Figure 22. 4 storey apartment building steps down to transition to adjacent existing two storey. ... 26
Figure 23.Childrens playspace within a multi-family development. ................................................... 26
Figure 24: Landscaping in parking areas. ............................................................................................. 26
Figure 25: Siting Development Permit Guidelines ............................................................................... 27
Figure 26: Provide direct pedestrian pathways within new developments. ....................................... 27
Figure 26. Landscape buffers provide screening to parking and utility areas. ..................................... 27
Figure 28. Semi-private seating/waiting area along the street next to multi-family development. ... 28
Figure 29. Multi-family development with verandah, overhang, and use of horizontal wood siding. 28
Figure 30: New multi-family development shall borrow existing styles and materials. ...................... 28
Figure 31: Use of wood siding, columns, and multi-paned windows. .................................................. 29
Figure 32: Direct internal pedestrian access.. ...................................................................................... 29
Figure 33. Shops set at property line and sidewalk, facing the street. ................................................ 30
Figure 34: Mixed use with residential units above and smaller retail shops below. ........................... 30
Figure 35: Mixed use development, articulated horizontal massing. .................................................. 30
Figure 36: Landscape screening and side parking lot. ......................................................................... 31
Figure 37. Provide for outdoor patio space and allow activity to spill out onto the street. ................ 31
Figure 38. Seating areas, paving patterns and planters. ...................................................................... 31
Figure 39. Incorporate public art that references heritage, adds vibrancy, entertains or educates. .. 32
Figure 40. Use multi-paned windows to create a historic look and feel. ............................................ 32
Figure 41. Incorporate patterns and materials that reflect aspects of Hammonds heritage. ............. 32
Figure 42. Commercial open to the street, incorporating patio space. ............................................... 33
Figure 43: Recessed, clear entry with weather protection awning and signage above. ...................... 33
Figure 44: Smaller retail spaces, multiple entries, transparent front and visible signage. .................. 33
Figure 45. Temporary sandwich board signs. ....................................................................................... 34
Figure 46: Small recessed courtyard shops with blade signage and potted planting at entrance. ..... 34
Figure 47: Gooseneck lighting highlights signage and directs light.. .................................................... 35
Figure 48: Development addresses the street and blends well with surrounding residential area. ... 36
Figure 49: Pedestrian and bicycle amenities are strongly encouraged. ............................................... 36
Figure 50: A friendly face to the street ................................................................................................ 37
Figure 51: Parking located to the side or rear of the building ............................................................. 37
Figure 52: General employment guidelines. ........................................................................................ 37
1
OOverview and Purpose
Hammond Development Permit Area
The Hammond Development Permit Area (DPA) is designated pursuant to Section 488 of the Local
Government Act for all properties within the Hammond Area Plan as identified on Schedule 1 of the
Official Community Plan, Bylaw No. 7060-2014.
The Hammond DPA Guidelines apply to the following Hammond Area Plan land use designations and
development of:
x Low Density Multi-family
x Medium Density Multi-family
x Infill General Employment
x Hammond Village Commercial
The Hammond DPA Guidelines outline design criteria for new development. These Development
Permit Guidelines work in tandem with other regulatory policies and bylaws found in the Hammond
Area Plan and the City of Maple Ridge Zoning Bylaw, which must also be taken into consideration for
Development Permit approval. Other accompanying documents (bylaws, codes) and resources may
need to be consulted during the development proposal process.
In the event of a conflict between the Hammond DPA Guidelines and the Hammond Area Plan Land-
Use Designations on “Schedule 1” adopted by the City, the latter take precedence. In the event of a
conflict between the Hammond DPA Guidelines and regulations outlined in the City of Maple Ridge
Zoning Bylaw and the City’s Sign Bylaw, the latter two should take precedence. However, in the
event of a conflict between Hammond DPA Guidelines and other area guidelines, the Hammond
DPA Guidelines take precedence.
Justification
The purpose and objective of the Hammond DPA Guidelines is to maintain the unique
neighbourhood character identified within each precinct, particularly key heritage elements outlined
through the neighbourhood area planning process, the area plan guiding principles and public
engagement work. Guidelines also support high quality design, revitalization of the Hammond
commercial node, improving connectivity and pedestrian safety in the neighbourhood, enhance
housing affordability through encouraging energy and water efficiency, and help the City achieve
greenhouse gas emission targets embedded in the OCP.
Organization of the Guidelines
The guidelines document is divided into three main parts:
Part One provides the context and background for the Hammond DPA Guidelines and identifies
heritage sites that contribute to the character of the neighbourhood.
2
Part Two outlines each Hammond Neighbourhood Precinct and defines the characteristics and
design elements and the intent for new development.
Part Three contains the development permit guidelines based on Parts 1 and 2. The guidelines
outline the desired character, form and design elements to maintain and enhance the character,
look and feel of the Hammond neighbourhood.
Concept sketches, diagrams and images are provided with the guidelines as reference only to
illustrate how the objectives of the development guidelines might be achieved through design.
3
Hammond Neighbourhood
Hammond is a unique and important neighbourhood in Maple Ridge with
distinct character and great potential for future growth. However, with growth
and change, it is important the neighbourhood retain its current charm and
characteristics that make it the special place it is today and to ensure smart and
sensitive development that respects and retains current and encourages future
residents.
Part 1 and 2 of the Hammond Development Permit Area Guidelines describe the
context, history and important character aspects of the neighbourhood as the
context for Part 3: Guidelines. For additional and more detailed information,
explanation of the planning process or overview of community input that
outlined these character elements, see the Hammond Area Plan.
4
Part 1 Introduction
5
6
Figure 1. Map showing concentration of heritage sites within the 1882 Hammond Townsite boundaries and heritage character area
(outlined in dashed black line).
7
HHammond Neighbourhood Context
The Hammond neighbourhood is located in the south west corner of Maple Ridge. The area is south of
Lougheed Highway and directly adjacent to the Fraser River. The community is divided by the rail line
which runs north west and separates the neighbourhood from the Fraser River on the east side, and
splits the neighbourhood in half. This is an active rail line which supports a nearby West Coast Express
Commuter Station at the north west corner of the neighbourhood. The area is primarily residential, but
contains an historic commercial centre and significant employment lands in the Maple Meadows
business park and Mill site. Primary access into and out of the neighbourhood is via Lougheed Highway.
While many older aspects of the neighbourhood remain intact, the area has seen recent interest in
redevelopment due to a number of strong community assets, including:
x good transportation access;
x a nearby rail commuter station;
x riverfront property potential;
x employment lands;
x small commercial node; and
x a unique historic quality with heritage features remaining.
With continued growth pressure throughout the Lower Mainland, Hammond will redevelop and change
over time. As such, there is opportunity to build on the neighbourhood’s unique and historic qualities
valued by the community.
Hammond Heritage and History
At the heart of the Hammond community is the historic townsite and commercial node. Surrounded by
a residential area, two central parks, and oriented to the Mill site and activities on the Fraser River, the
node forms a unique enclave within the larger neighbourhood, containing significant history and historic
value. With this in mind, a heritage character study identified key heritage features and sites within the
original 1882 Port Hammond Junction Township plan boundaries.
The historic places with contributing heritage character and value are identified as follows:
Heritage Revitalization Agreement - Legally Protected Heritage Sites. Statements of Significance have
been prepared for these two sites.
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 - Identified 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 potential for
inclusion on the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched
or evaluated, but they make a strong contribution to neighbourhood character and have been flagged
for their potential heritage value.
8
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 potential for sensitive renovation.
These sites have been identified at this time through a visual survey only, and are noted as supporting
overall neighbourhood character.
Lots identified in the heritage character area and categories within other areas are key to the unique
character, look and feel of the neighbourhood overall. As such, their importance is significant to the
neighbourhood’s future identity. Redevelopment of sites within the neighbourhood, both those which
are situated directly in this historic area as well as those in the surrounding areas should take great care
to support, build on and foster the heritage and historic elements and qualities identified.
9
Hammond
Precincts
Hammond has grown significantly since it was first registered as a Township in
1883 and each phase of new development reflects the time period in which it
was built. As a result, specific areas or precincts within the neighbourhood have
been identified with the primary goal to maintain and build on the character,
look and feel of each one. Specific precinct features may include the era of
development, characteristics of the built form including road patterns, historic
and/or current land use, a prevailing theme and natural features or elements
that support the precinct character.
New development should consider the current form and structure of each
precinct and review the intent for development outlined in this section.
10
Part 2
Neighbourhood Precincts
11
HHammond Precincts
Overview
The Hammond Neighbourhood is structured
around the small commercial node on Maple
Crescent at the Fraser River and Mill site. The
commercial area contains a number of modest
early commercial buildings, some dating back to
the very early 1900s. This has always been the
location of commercial activities, across from
the Mill site and adjacent to the CP Rail right-of-
way and Fraser River. Over time, additional
residential areas developed north of the
commercial area and also to the west (see map
of Hammond Area Plan Precincts on the
following page).
Hammond’s character in each of these areas
reflects these eras of the neighbourhood’s
history and development. Upper Hammond,
with its tight grid street pattern, transitions
north of Hammond Stadium to a more
curvilinear pattern. Lower Hammond, west of
the CP rail line, remains a grid but with larger
blocks and wider streets. The streets of Upper
and Lower Hammond streets are set at different
angles, with Upper Hammond oriented north-
south and Lower Hammond approximately 45
degrees relative to True North. This contributes
to a distinct identity within each area, which
each have self-contained views.
The Hammond Area Plan Precincts map
(following page) outlines the four distinct
character area precincts within the Hammond
Neighbourhood. The character and defining
heritage elements of each precinct are
described below. What sets these areas apart is
the era of development, road and lot patterns,
train tracks, and predominant land use.
Figure 2. Images of Hammond’s variety of
existing uses, character, look and feel.
12
Figure 3. Hammond neighbourhood precincts.
13
PPrecinct Description & Key Guideline Concepts for Development
Precinct 1: North Hammond
North Hammond Precinct is located south of Lougheed
Highway. east of the CP Rail line, west of Graves Street
and north of 115 Avenue and Hammond Stadium. This
area of the neighbourhood was developed primarily in
the 1980s. The area contains primarily single family
homes with some multi-family along 207 Street south of
Lougheed Hwy and areas along major corridors. This
precinct also contains the West Coast Express station at
the very northwest corner.
Key Guideline Concepts
As outlined in the Hammond Neighbourhood Area Plan,
the intent of this precinct is to remain largely residential
with some redevelopment along major corridors at key nodes and
focused sensitive residential infill. With redevelopment,
opportunities to increase the connectivity and pedestrian route options in the neighbourhood will be
important to better facilitate a walkable development pattern. Redevelopment will also provide an
opportunity to incorporate a more refined style.
New development within this precinct should be sensitive to existing character, yet incorporate new
development and meets the intent as described above. The following are key concepts to focus on
within this precinct. Development Permit Guidelines that support these concepts are most important.
1. Street and Block Pattern
x increase residential density with a finer grain of housing style; and,
x increase pedestrian connectivity of the neighbourhood by connecting to local destinations
and public sidewalks.
2. Typical Lot Size and Layout
x maintain the current lot pattern and coverage, look and feel with larger duplex, triplex
homes and four-plexes (on corner lots). Use similar massing to other homes in the area,
mimicking the same block pattern;
x increase ground-oriented and street fronting townhomes, and;
x Siting to take best advantage of sunlight and/or shading in order to plan for future use of
solar technology.
Figure 4. North Hammond precinct (grey).
14
3. Greenspace and Landscaping
x increase the number of trees planted on lots and within new development; and,
x ensure high quality & climate change resilient landscaping and common greenspace areas.
4. Housing & Heritage Features
x enhance the neighbourhood look
and feel with new development
that presents a friendly face to
the street (ground-oriented,
street-fronting multifamily
housing with parking and
driveways that are incorporated
in a subtle manner);
x enhance the character and
identity of the area with
architectural details, themes and
materials that speak to
Hammond’s history and area
and/or increase the social and
community feel of the
neighbourhood. This may include:
o the use of wood, horizontal
wood siding, wood shingles;
o entrances with porches that
overlook the street; and,
o symmetrical front elevation
and second storey with articulated
units.
Figure 5. Images of typical development in North Hammond.
15
Precinct 2: Upper Hammond
Upper Hammond Precinct is the heart of the
Hammond Neighbourhood. It is the historic Port
Hammond area and contains the small commercial
district surrounded by residential uses. It is directly
adjacent to the CP Rail line and Mill site. This area
is important for the commercial core and strong
heritage value and character. The smaller blocks
and tight grid network of streets create a more
traditional, pedestrian oriented, small
neighbourhood character, look and feel.
Key Guideline Concepts
Upper Hammond includes the active commercial
core area and residential area east of 207th St and the
Hammond Golf Course. As outlined in the Hammond
Neighbourhood Area Plan, development intent of this
precinct is to:
x accommodate new development and density;
x build a strong, viable and vibrant commercial
area for Hammond neighbourhood residents,
and;
x retain the heritage character and history of
this area.
New development within this precinct will be aligned
with the existing character of the precinct.
1. Street and Block Pattern
x maintain the tight grid network and walkable
nature of precinct
x where larger parcels exist new development
should strive to incorporate internal walkways
and visual corridors though the development.
2. Typical Lot Size and Layout
x maintain a sense of scale with development
and ensure the massing and scale are broken
up to appear consistent with the scale and
character of the area.
Figure 6. Upper Hammond precinct (grey).
Figure 7.Images of typical Upper Hammond precinct
homes.
16
3. Greenspace and Landscaping
x maintain a high quality and climate
change resilient landscape;
x where possible, maintain existing
mature trees and shrubs on the lot.
4. Housing and Heritage Features
The following key features are the hallmarks
of the heritage style within the Hammond
neighbourhood:
x use of wood (for example: wood
shingles, horizontal wood siding);
x central front entrance;
x full open front veranda;
x tapered columns;
x shed dormers;
x double hung windows and multi-pane
windows, and;
x symmetrical front elevation and second
storey.
New development should be aligned with
the development guidelines in the following
section and is strongly encouraged to
exemplify the character and preserve
heritage value where possible. Historic
buildings should be retained or facades
incorporated into new development.
Recycling or reuse of heritage structures and
materials is strongly supported.
Other Historic Activities and Community-led Amenities
Celebration of intangible cultural heritage could be continued through further interpretive
information that tells the history of the area and stories of people and activities of the past.
x Integrate, recognize and commemorate heritage where identified; and,
x Incorporate heritage in design and architecture of buildings.
x Explore further opportunities for Public Art
Figure 9. Townhouse development (background is integrated
with an older historic home, taking on a similar style, colours
and look.
Figure 8. Landscaping in Upper Hammond
17
Precinct 3: Lower Hammond
Lower Hammond Precinct lies west of the CP rail line,
north of the Fraser River and south of the Maple
Meadows Business Park. This area includes the Mill
site, but is otherwise residential and was largely
developed in the 1990s.
The Lower Hammond Precinct also has a gridded
street network but with larger block sizes, lots and
street widths. Bounded by the Maple Meadows
Business Park, Fraser River and CP Rail line, this
precinct is isolated from the rest of the Hammond
Neighbourhood. The precinct area, within the Fraser
River Floodplain, is low, flat and fairly homogeneous in land
use, with few access and pedestrian connections in and out
of the area.
Key Guideline Concepts
1. Street and Block Pattern
x maintain the grid pattern with street facing
ground-oriented multi-family housing;
x provide mid-block pedestrian connections
through blocks to minimize the length/size of the
block.
2. Typical Lot Size and Layout
x provide a variation in land use, and residential
density, thereby adding interest to the area and
creating nodes of density and activity.
3. Greenspace and Landscaping
x provide high quality and climate change resilient
landscaping,
x where possible, maintain existing mature trees,
x preserve the central park area and make direct pedestrian connections to it.
4. Housing and Heritage Features
x Where heritage character homes have been identified, preserve the building, or with new
development mimic or draw from the design aspects to reflect in new development.
Figure 10. Lower Hammond precinct (grey).
Figure 11. Images of Lower Hammond precinct homes.
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Precinct 4: Maple Meadows Business
Park
The Maple Meadows Business Park Precinct is a
key employment node within the Hammond
Neighbourhood Area Plan boundary. The area is
not well connected to the rest of the
neighbourhood overall. However, this area
offers nearby business and employment
opportunities for the neighbourhood.
The Maple Meadows Business Park uses can be
described as discrete and internalized campus-
type development. These uses are clustered and
not well connected to the adjoining
neighbourhood area, in part, due to the nature
of the uses contained within.
Key Guideline Concepts
With new development, an opportunity exists to provide, where appropriate, a greater level of
connectivity to and through these areas for residents within the adjacent neighbourhood who may be
employed here or require more direct non-vehicle access to areas within or through the area to other
destinations.
The intent of this precinct is to further develop similar uses to the south, directly adjacent to Lower
Hammond and therefore the interface between this area and residential will be an important
consideration.
Here, the intent is to:
x Enhance safe pedestrian and cycling
connections at the site and neighbourhood
level (including connections the trail
networks in Pitt Meadows)
x Provide climate appropriate and green
features
x Reflect Hammond’s history in a
contemporary way
x Provide buffer between non-compatible
uses
Street and Block Pattern
x New development in this area should seek to provide safe pedestrian connections where
opportunities exist.
Figure 12. Maple Meadows Business Park precinct (grey).
Figure 13. Images of the Maple Meadows Business Park.
19
Greenspace and Landscaping
x The intent of new development is to
ensure a high quality and climate change
resilient landscaping (including tree lined
paths or sidewalks, landscaped rest areas,
adequate lighting, visually pleasing shrubs
and groundcover), along pedestrian and
bicycling connections through this area.
x Provide well maintained planted
vegetated buffers that include trees,
shrubs and groundcover plants between non-
compatible uses.
x Incorporate public art or decorative, or
colourful materials and signage through the
area that enhances wayfinding and is pedestrian friendly.
Figure 14. Landscaping in Maple Meadows Business Park
20
Application of Development Permit Area Guidelines
The Development Permit Area (DPA) Guidelines are based on an examination of
the existing conditions and character within each of the Hammond area
precincts as described in Part 2, with the intent to either build on, improve, or
manage and maintain the character and form of new development within each
precinct while allowing for some change and sensitive residential infill
distributed over the entire neighbourhood area. The Hammond DPA Guidelines
should be read with the Hammond Area Plan.
21
Part 3
Development Permit Area Guidelines
22
AApplication
Development Permit Area (DPA) Guidelines for form and character may be established for multi-family,
commercial, mixed-use and industrial forms of development. DPA Guidelines help inform building and
site design so that new development compliments and reinforces the existing character. This includes
information on the use of appropriate building materials, siting, colours, design features, landscaping,
green space and energy efficiency. The Local Government Act does not allow for Development Permit
Guidelines to regulate form and character for single family.
Key Guideline Concepts are established in Part 2 for the purpose of identifying focus areas within each
precinct and for assessing development permit application for sites in the Hammond Area
Neighbourhood and should be reviewed with these guidelines prior to development application.
As designated in the Hammond Area Neighbourhood Plan, the following Development Permit Guidelines
apply to all new development of:
x Multi-Family Residential
o Low Density Multi-Family
o Medium Density Multi-Family
x Hammond Village Commercial
x Infill General Employment
Concept sketches, diagrams and images are provided with the guidelines to illustrate how the objectives
of the development guidelines might be achieved through design.
23
11.0 General Guidelines
The following general guidelines are specific to energy efficiency and water conservation. These apply to
all land use designations and new development. Additional sustainability related guidelines (for
example, guidelines related to climate change resilient landscaping, support for walkable communities,
design for health, accessibility, etc.) are incorporated throughout each land use designation as suitable.
1.1 Energy Efficiency and Water Conservation
1.1.1 Where the street grid allows, orient buildings towards the south, with the long axis running east-
west. A southern building orientation is ideally achieved on south-facing lots with minimal
obstructions that can block solar access (sun/shade analysis can identify the impact of
obstructions).
1.1.2 Locate larger windows on the south-facing facade
whenever possible for maximum winter solar gain
and natural light.Limit the size of windows on the
north facade to limit heat loss. With this, provide
deciduous trees in front of south facing windows or
shades on south facing windows to provide summer
shade.
1.1.3 Use deciduous trees on the southern and western-facing side of a building to maximize the
warming effect of solar radiation in winter months and the cooling effect of shade in summer
months.
1.1.4 Where needed, use window overhangs and/or fixed operable shading devices to control solar
gain.
1.1.5 Where compatible with existing development within each precinct, choose roof shape and
orientation to maximize passive solar gain and opportunities for solar energy collection.
1.1.6 Vary height, rooflines and massing to reduce shade on neighbouring buildings and optimize sun
exposure for heat gain and daylight.
1.1.7 Allow for collection of water from roof downspouts and/or direct drainage to planted areas or
into rain barrels for irrigating non-edible plants and landscaping, per best management practices
for stormwater management.
Figure 15. Maximize opportunities for solar
gain and solar collection.
24
22.0 Multi-family Residential (Low and Medium Density)
Low density multi-family includes townhouse, fourplex and courtyard development forms. Medium
density multi-family includes townhouse, rowhouse and apartment.
2.1 Siting
2.1.1 All new development should be oriented
toward the street.
2.1.2 Buildings on corner sites should be treated
as if they have two main façades.
2.1.3 Where possible, new development should
be sensitive to existing building setbacks,
and comply with the siting restrictions of
the Zoning Bylaw.
2.1.4 Rear yard setbacks may vary from the established
pattern to accommodate development on irregularly
shaped lots.
Development fronts the
street on both sides
Articulated building breaks up
the massing and provides
visual interest and reduces the
scale
Height and slope of
rooflines mimic existing
development in the area
Setback aligned with
existing development Development addresses the corner
and faces both street fronts
Existing house
Figure 17: Siting Development Permit Guidelines
Street
Figure 16: Maintain the typical pattern of access
along the block and building on corner sites should
front both streets..
Stre
access
et
street street
New
development
Existing Block
25
2.1.5 New development shall provide access to parking that
maintains the established pattern of lot access within the
existing block (see section 1.3 parking and access for additional
guidelines).
2.2 Massing
2.2.1 New development should mimic existing development and
attempt to match the established massing and pattern of the
existing streetscape within each precinct.
2.2.2 New development with large buildings or groups of units
should be articulated to break up the size and massing of the
development.
2.2.3 Height and roofline of new development or renovated
buildings should be consistent in slope and style with the
typical pattern established within the precinct. Heights must
also comply with the Zoning Bylaw.
2.2.4 Apartment buildings over 2 storeys should articulate or step
back upper storeys of buildings (the third storey and above) to
reduce the scale and massing of the building.
2.2.5 New development should provide a transition in scale to
adjacent land uses with a different land use designation. This
can be achieved through:
x Building design and articulation of building features;
x Setback or buffer to adjacent development, and;
x a combination of the above with landscaping and
trees.
Figure 21: Guideline 1.1.9 A transition of scale and density for adjacent land uses.
Figure 18: Example of a duplex that reduces the
prominence of front vehicle access and garage by
emphasizing the entrance and verandah.
Figure 19: Image showing a tri-plex with heritage
character and front access with parking at the side.
Figure 20. Articulated building face breaks up the
massing.
26
2.3 Parking and Access
2.3.1 Rear lane access is preferred, where feasible.
2.3.2 Where front access and garages are required, one or
more of the following strategies should be applied:
Smaller shared parking areas or driveways to the
side or rear of the units or building;
Where a front loaded unit is necessary, the garage
should be set back from the primary entrance;
Ensure other building elements (such as porches,
trellises, landscaping, etc.) act as key focus points to
the street face, or;
Locate the garage partially below grade (except in
floodplain area);
Use of garage doors with larger windows or other
decorative elements.
Use shared parking driveways to reduce the number
of crossings at the sidewalk.
2.3.3 A covered and secure area for bike lock up and storage
should be provided and located with easy and direct
access to bike routes, trails and/or public right of ways.
2.3.4 Where possible, pedestrian and cycling connections should
be improved or created with new development, linking
into the local and broader community.
2.3.5 The creation of new laneways should be considered,
where appropriate and feasible with new development
and used as secondary vehicular and pedestrian access.
Figure 23.Childrens play space within a multi-
family development.
Figure 24: Landscaping in parking areas.
Figure 22. 4 storey apartment building steps
down to three to transition to adjacent existing
two storey single family.
27
2.4 Landscaping and Private Outdoor Spaces
2.4.1 Retain existing greenspace, natural assets and
landscaping typical to the precinct. Where possible,
maintain and incorporate into the site plan,
significant tree stands or single mature trees already
existing on a building site, in accordance with the
Tree Protection and Management Bylaw.
2.4.2 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while maintaining
visibility for security purposes.
2.4.3 Incorporate landscaping within driveways or parking
areas, such as planters, trees, landscape strips, or
permeable paving.
2.4.4 All new multi-family development should create
private and semi-private common green space and
social areas, for example, a courtyard, covered
seating areas, children’s play space, common garden
plots, and small private yard spaces.
Figure 26: Provide direct pedestrian pathways within
new developments.
Minimize vehicle access and
mimic the pattern of access to
adjacent lots
Common greenspaces and
significant landscaping is
encouraged for multi-family
development
Siting and massing of
development within the
lot mimics the pattern of
development from the
street
Parking located at
the side or back of
the lot
Access Access
Street
Parking Parking
Figure 25: Siting Development Permit Guidelines
Figure 27. Landscape buffers provide screening to
parking and utility areas, soften and mark
walkways.
28
2.4.5 New development shall incorporate direct pedestrian
pathways within the development that directly link to
parking areas, public rights-of-ways, nearby transit
stops or amenity destinations.
2.5 Architectural Patterns and Materials
2.5.1 Maintain the established use of materials where
significant heritage value of the precinct is recognized
and has been identified. New development should
include more than one of the following:
x use of horizontal wood siding;
x use of wood shingles;
x an open front, and central veranda;
x use of straight or tapered columns;
x shed dormers; and,
x use of multi-paned windows.
2.5.2 A symmetrical front elevation for new development is
encouraged.
2.5.3 The total area of windows/doors (including front
porches) should be similar to the area of wall surface.
Minimize scale differences of new
development by stepping down
and using landscaping to buffer
Use of similar style and rooflines to existing development
Figure 29: New multi-family development shall borrow existing styles and materials.
Figure 27. Semi-private seating/waiting area along
the street next to multi-family development.
Figure 28. Multi-family development with a small
verandah, overhang, and use of horizontal wood
siding.
29
Utilities, recycling and garbage
2.5.4 Screen all external services (meters,
connections), storage, loading and
utility areas with landscaping or
decorative fencing.
2.5.5 Provide for recycling, green waste
and garbage bin storage to be
enclosed in a building or shelter,
with a design that borrows from the
architectural vocabulary of the main
building on the site.
2.5.6 Shelter rooftop utilities and
infrastructure from view.
Figure 30: Use of wood siding, columns, and multi-paned windows.
Figure 31: Direct internal pedestrian access through a
multi-family development connecting to sidewalks.
30
33.0 Hammond Village Commercial
Hammond Village Commercial lands are primarily located in Hammond’s historic commercial node at
Maple Crescent and Dartford Street, within the Upper Hammond Precinct.
3.1 Siting
3.1.1 The front face of the buildings should abut sidewalk
and property line.
3.1.2 Where buildings must be set back from the front of
the property line:
x Use landscaping to create small outdoor
public spaces, such as “pocket parks” and
courtyards;
x Where possible, provide outdoor patio
space in relation to the building use;
x At a minimum, incorporate decorative
planters, benches and trees.
3.2 Massing
3.2.1 Incorporate large areas of glazing (windows) to
create visual interest and enable views into and out
of the businesses. A minimum 75% glazing on the
ground floor is desired.
Pilasters and columns to
distinguish between individual
businesses and buildings
A cornice, overhang or other decorative motif reminiscent of
Hammond’s heritage and character to clearly distinguish the
roof-line from the walls of buildings
Use of trim details
and landscape or
planters to add
variety and interest
Smaller retail units
with transparent
fronts and clearly
marked entrances
No front
set back
Use of fascia signs and 4 point
awnings on the front face
Slight step back
to reduce
massing
Figure 34: Mixed use development, articulated horizontal massing, smaller retail units, transparent store fronts.
Figure 33: Mixed use with residential units above and
smaller retail shops below.
Figure 32. Shops set at property line and sidewalk, facing
the street.
31
3.2.2 Maintain smaller commercial retail units at ground level, not bigger than 300m2 (3,000 sq.ft.).
3.2.3 Incorporate frequent entrances along the street. Where appropriate, recess entryways to
provide weather protection and further identify the entrance.
3.2.4 Incorporate functional weather protection,
awning, canopies and overhangs into facades
with no front setback that correspond to the
placement of doors and windows.
3.2.5 Articulate the design of buildings to accentuate
building edges, corners and entryways.
3.3 Parking and Access
3.3.1 Locate parking at the rear or side of buildings.
3.3.2 Where parking to the side is necessary, provide a
landscape edge to define the street edge and
pedestrian realm. Incorporate seating, and
architectural materials and form to reflect the
building vernacular.
3.3.3 Where possible, include a dedicated parking
space to car share vehicles and an electric
vehicle charging station.
3.3.4 Provide covered, secure bike lock-up areas near
main entrances.
3.3.5 Provide direct accessible pedestrian sidewalks
from parking areas to entrances and from
entrances to public streets and sidewalks.
3.4 Landscaping & Public Realm Amenity
3.4.1 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while
maintaining visibility for security purposes.
Figure 35. Provide for outdoor patio space and allow
activity to spill out onto the street.
Figure 36: Landscape screening and side parking lot.
Figure 37. Seating areas, paving patterns and planters
ensure a high quality and inviting public realm within
commercial areas.
32
3.4.2 Incorporate landscaping within driveways or parking
areas, use planters at entrances, trees, landscape
strips, or permeable paving to incorporate additional
greenspace.
3.4.3 Where parking is visible from a fronting or flanking
street it should be screened with trees, plants or
decorative fencing.
3.4.4 Where possible, incorporate and integrate public art
within plaza areas, courtyards, infrastructure,
sidewalks, etc.
3.4.5 Incorporate public amenities with new
development, for example, seating/resting
areas, landscape strips, planters and paving
patterns.
3.5 Architectural Patterns and Materials
3.5.1 Incorporate architectural materials and
features that reflect the Hammond area or add
to the historic qualities and character of the
area. This may include:
x Incorporating a front parapet;
x Use of wood siding ;
x Use of masonry (paving, stones, brick
patterns, etc.);
x Vertical and/or tapered columns;
x Ornamental or integrated artwork;
x Integrated architectural lighting; and,
x Trim details and moldings
x Multi-paned windows
3.5.2 Incorporate colour and decorative details within
building design.
Figure 40. Incorporate
patterns and materials
that reflect aspects of
Hammonds heritage.
Figure 39. Use multi-paned windows to create a historic look
and feel.
Figure 38. Incorporate public art that references
Hammond’s history, adds vibrancy, entertains or educates.
33
3.6 Transition of Use and Vacant Lot Improvement
3.6.1 Keep vacant lots clean, clear and grassed.
Temporary or seasonal uses are strongly
encouraged (e.g. outdoor patio, market, pop
up store, sitting area, garden spaces, etc.)
with appropriate permits.
3.6.2 Where fencing is required on a vacant lot,
use transparent and decorative fences that
maintain sight lines between the sidewalk
and main building entrance. Steel,
aluminum, wood or vinyl are acceptable
materials. Chain link fencing is strongly
discouraged except at the rear lot line or to
separate the lot from industrial uses.
Subject to the general regulations of the
Zoning Bylaw.
3.7 Signage
3.7.1 Provide attractive signage on commercial
buildings that clearly identifies uses and
shops.
3.7.2 Signage shall be directed at pedestrians.
3.7.3 Provide visible signage identifying the
building address at all entrances.
3.7.4 Limit the total number of signs to a
maximum of three (for example, entrance
sign, awning sign and sandwich board) to
reduce visual clutter and make individual
signs easier to read.
3.7.5 Representational and iconic signage (for
example, signs that reference Hammond’s
History) are encouraged to supplement
conventional text-based signs. This will help
establish the special character of
Hammond’s small commercial core.
Figure 42: Recessed, clear entry with weather protection
awning and signage above and on the window.
Figure 43: Smaller retail spaces, multiple entries,
transparent front and visible signage on the canopy.
Figure 41. Commercial open to the street, incorporating
patio space, landscaping and nearby bike parking.
34
3.7.6 A single external sign band may be applied to each façade a the first storey, and should not
exceed 1.0m in height along any length.
3.7.7 A minimum clearance of 2.3m should be
maintained for signs projecting over the
sidewalk or other public space.
3.7.8 The following are preferred and acceptable
types of signage in the Hammond Village
commercial designation (see image examples
on the following page):
x Projecting two dimensional or blade
signs suspended from canopies and
awning (fitting within a 92cmx153cm
(36”x60”) horizontal rectangle);
x Externally lit signs;
x Small vertical banners and signs; and
x Temporary sandwich board signs
located on the sidewalk, and out of
the direct flow of pedestrian traffic.
3.7.9 Any free standing signs should incorporate
architectural features and materials used by the
main building on the site.
3.8 Lighting
3.8.1 Illuminate building facades and features by
providing architectural lighting on the face of
buildings.
3.8.2 Provide pedestrian scaled lighting with high
quality design above sidewalks for night time
visibility.
3.8.3 Illuminate paths and entry areas sufficiently to
ensure pedestrian comfort and safety.
3.8.4 Soft white LED lighting is preferred in public areas.
3.8.5 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible,
glaring light sources by using down lights or up lights with cut-off shields.
Figure 45: Small recessed courtyard shops with blade
signage and potted planting at entrance add character and
a welcoming feel..
Figure 44. Temporary sandwich board signs placed out of
the main flow of pedestrian traffic can add to the street life
and look.
35
3.8.6 Gooseneck lights and sconces applied to fascia underneath weather protection elements are the
preferred types of storefront lighting.
3.8.7 Incorporate valence lighting into canopies and
up-lighting to illuminate pathways.
3.8.8 Use of LED lighting for storefronts and seasonal
lighting on street trees is encouraged.
3.8.9 Avoid the use of exterior fluorescent light
sources.
3.8.10 Incorporate architectural glare free lighting
into the canopy soffit that has either a low-
level light source or one not directly visible to pedestrians.
3.9 Utilities, Recycling and Garbage
3.9.1 Screen all storage, loading and utility areas or incorporate landscaping or decorative fencing.
3.9.2 Provide areas for recycling collection, composting and waste disposal that are appropriately
sized, screened from view using an enclosure that reflects the materials and architecture of the
main building on site, are easily accessible and have capacity for future expansion.
3.9.3 Shelter rooftop utilities and infrastructure from view.
.
Figure 46: Gooseneck lighting highlights signage and
directs light.
36
44.0 Infill General Employment
The Infill General Employment designation is applied to mostly underutilized lands adjacent to the
railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond). These lands are narrow and
limited in potential for redevelopment. The intent of Infill General Employment is to create
opportunities for businesses that do not generate much traffic and have minimal need for public
parking. Additionally, this designation is limited to businesses that do not produce much noise, odor, or
fumes and blend well into the nearby residential areas either through attractive building design and
landscape screening.
4.1 Siting
4.1.1 All new development should address the
street with a clear and visible entrance.
4.1.2 Where possible, new development should
have a reduced or zero front yard set-
back.
4.1.3 Ensure direct pedestrian connections to
the nearest public right of way and to
adjacent lots.
4.1.4 Pedestrian access to the site should be
well marked and accessible. Connect front
doors and public streets with paved
sidewalks.
4.2 Massing
4.2.1 Avoid blank walls. Where walls without
windows are necessary, decorative architectural
details and materials, landscape screening, or
artwork is encouraged.
4.2.2 Large developments should be articulated,
include varying height and rooflines or use
decorative materials to break up the mass and
scale of the building.
4.2.3 Incorporate outdoor patios, plazas or amenity
areas with comfortable seating and gathering
areas.
Figure 48: Pedestrian and bicycle amenities are strongly
encouraged.
Figure 47: Development addresses the street and blends
well with surrounding residential area.
37
4.3 Parking, Access, Loading and Utility Areas
4.3.1 Locate parking areas at the side and rear of
buildings.
4.3.2 Where parking is visible from a fronting or
flanking street it should be screened with trees,
plants or decorative fencing.
4.3.3 Screen all storage, loading and utility areas or
incorporate landscaping or decorative fencing.
4.3.4 Provide areas for recycling collection, composting
and waste disposal that are appropriately sized, screened from view using an enclosure that
reflects the materials and architecture of the main building on site, are easily accessible and
have capacity for future expansion.
4.3.5 Where possible, include a dedicated parking space to car share vehicles and an electric vehicle
charging station.
4.3.6 Provide pedestrian amenities and bicycle parking on site in a convenient and covered location.
4.4 Landscaping
4.4.1 Maintain mature tree stands and vegetation on site and replace trees that were removed during
site development with trees suited to the climate and soil conditions (Maple Ridge Tree
Protection and Management Bylaw).
Figure 50: Parking located to the side or rear of the building, where visible from the street should be screened with
landscaping.
Figure 49: A friendly face to the street, use of landscape,
clear entrances, and pedestrian amenities help
employment buildings blend well with nearby residential.
38
4.4.2 New development shall ensure direct and accessible pedestrian connections to public rights-of-
way and/or local trail networks and cycling pathways within new or existing green corridors to
encourage alternative modes of transportation.
4.4.3 All new development should include high quality landscaping at entrances, along pedestrian
pathways.
4.4.4 Apply climate change resilient, ‘xeriscape’ or low water use landscaping techniques to minimize
and/or eventually eliminate the need for irrigation.
4.4.5 Plant shade trees and vegetation in paved open spaces, in particular to break up larger parking
areas, line internal roads, sidewalks and driveway access.
4.4.6 Fencing of the lot perimeter is not permitted except where safety or storage of materials are of
concern. In this case, landscape screening with fencing and only in this designated area within
the lot is encouraged to provide a more attractive visual appearance.
4.5 Architectural Patterns and Materials
4.5.1 New development should incorporate architectural materials and features that reflect
Hammond’s history and/or where a more contemporary style is desired, add to the unique
character of the area and exhibit a design response to the location and context. Some examples
of contextual components to draw on include:
x the railway;
x the Fraser River; or
x the cedar mill/forest industry.
Figure 51: General employment guidelines.
Articulated massing with varying
roof height and lines
Development addresses the street and has one
central entrance with direct pedestrian access
Landscaping to include shade trees and shrubs
Parking screened and located to
the side or rear of the building
No obvious parking
No blank walls or
windows
39
4.5.2 In order to blend into the adjacent residential area, new development shall minimize the
number of entrances. A common entrance should be used where there are multiple units in one
building. Entrances shall be clearly marked and addressed.
4.6 Signage
4.6.1 All freestanding signs should be located in a landscaped area and/or incorporated in the design
of the building. They should be no higher than the first storey of the primary building on the site
they identify. A freestanding sign should incorporate architectural features and materials used
by the main building on the site.
4.6.2 All other signage providing directional information or identifying the purpose of buildings should
be no more than 1 m (3 ft.) wide near or over doors and windows intended for public access.
4.7 Lighting
4.7.1 All walkways, driveways, entrances and pedestrian pathways should be adequately lit with
energy efficient lighting.
4.7.2 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible,
glaring light sources by using down lights or up lights with cut-off shields
4.8 Transition of Use and Vacant Lot Improvement
4.8.1 Keep vacant lots clean, clear and grassed.
4.8.2 Where fencing is required on a vacant lot, use transparent and decorative fences that maintain
sight lines between the sidewalk and main building entrance. Steel, aluminum, wood or vinyl are
acceptable materials. Chain link fencing is strongly discouraged except at the rear lot line or to
separate the lot from industrial uses. Subject to the general regulations of the Zoning Bylaw.
40
´JAN 16, 2014Figure 6.AREA PLANSCORPORATION OFTHE DISTRICT OFPLANNING DEPARTMENTCity of Maple RidgeCity of Maple RidgeCity of Pitt MeadowsDistrict of MissionCity ofPitt MeadowsDistrict of MissionFra serRiverWhonnockWhonnockCrDEWDNEY TRUNK RD240 ST248 ST252 ST256 ST112 AVE104 AVE124 AVE100 AVE102 AVEGRANT AVE256 ST272 ST276 ST280 ST104 AVE108 AVE96 AVE264 ST112 AVEMCNUTT RD264 ST124 AVE128 AVE128 AVE130 AVEALOUETTE RD132 AVE136 AVE132 AVE216 STABERNETHY WAY232 STCEDAR WAYPARK LANELOUGHEED HWY216 STLakeKanakaCreekN o rt h AlouetteRiverA louetteRiver116 AVE277 STBELL AVE268 STFERGUSONAVE116 AVEMARC RD224 STLAITY ST110 AVE144 AVERevised XXX. XX, 2016Adopted Feb. 11, 2014Bylaw No. 7060-2014MAPLE RIDGETown CentreSilver ValleyThornhillAlbionAlbion FlatsEXISTING AREA PLANSFUTURE AREA PLANSURBAN AREA BOUNDARYNot To ScaleHammondAPPENDIX B Schedule 3
$33(1',;%6FKHGXOH
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 20, 2016
and Members of Council FILE NO: 2014-014-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading
Zone Amending Bylaw No. 7071-2014
13316 235 Street
EXECUTIVE SUMMARY:
Bylaw 7071-2014 has been considered by Council and at Public Hearing and subsequently was
granted third reading. The applicant has requested that final reading be granted. The purpose of
the rezoning is to permit the subdivision into 13 single family lots.
Council granted first reading for Zone Amending Bylaw No 7071-2014 on April 22, 2014, and
second reading on July 14, 2015. This application was presented at Public Hearing on September
15, 2015, and Council granted third reading on September 29, 2015. Pursuant to Council policy, this
application is not subject to the provisions of the CAC Program, since it received third reading prior to
the enactment of the policy.
RECOMMENDATION:
That Zone Amending Bylaw No. 7071-2014 be adopted.
DISCUSSION:
a)Background Context:
Council considered this rezoning application at a Public Hearing held on September 15, 2015. On
September 29, 2015 Council granted third reading to Zone Amending Bylaw No. 7071-2014 with the
stipulation that the following conditions be addressed:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Road dedication on Larch Avenue as required;
iii)Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
iv)In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
902
- 2 -
The following applies to the above:
1. Servicing works are no longer required. Therefore, a Rezoning Servicing Agreement is no
longer necessary.
2. A road dedication on Larch Avenue has been registered at the Land Title Office.
3. A Restrictive Covenant for the geotechnical report has been registered at the Land Title
Office.
4. A Disclosure Statement has been provided by a professional engiener, dated January 12,
2016, stating there are no underground fuel tanks on the property, therefore further
investigation is not warranted.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to Zone
Amending Bylaw No. 7071-2014.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7071-2014
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 19, 2014 2014-014-DP BY: JV
CITY OF MAPLE RIDGE
P LA N NIN G DE P A R T M E N T2349213325
13370
13390
13346
13289
13347
13363
13365
13395
2354523551235702
3
5
7
5
13340
2358213295
13315
13325
13305
13319
13316
13345
2351313309
13327
13335
13349
13305
13328
13336
2358513335
13359
23480
23486
2346913313
13375
13313
13317
13341
2
3
5
6
3 2359313335
13400
13331
2355713318
13332
132832359713331
13343
13301
13309
2350013355
13385
13350
13353
13312
13322
2357413351
13355
13360
13380
13321
13339
13350
2
3
5
8
1
13245
13319
13339
234612347913336/40
2355013345
2358913277LARCH AVE.235A ST.235 ST.LARCH AV
E.
4
Rem A
8
Rem 3
2
4
5
P 40978
5
4
8
39
26
21
30
2114
1EPP 231394
27
P 40978
PARK
4 LMP 50571*1EPP 12481
2
24
EPP 1248113
12 16
LMP 521458 7
3
1
RP 15218
3
6
7
1
10
25
22
EPP 900129
PP X4138 6
25
29
28
22
3
8
7
9
5 LMP 52145P 24142
5
BCS 577
3
6
5
9
234LMP 47584*P 3007
9
3
5
7
3
18
17
2
6
LMP 52145
LMP 50153BCP 10664
28
38
1
2 4
24
19
23
20EPP 1248111
37
30
6
2
2
6
7
EPP 2313926
15
Subject Property
´
Scale: 1:1,500
13316-235 St
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7071-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7071-2014."
2.That parcel or tract of land and premises known and described as:
Lot 3 Section 28 Township 12 New Westminster District Plan 3007
Except: Reference Plan 15218, Plans 66891, LMP46668, LMP47584, BCP10664,
BCP42355, EPP9001, AND EPP23139.
and outlined in heavy black line on Map No. 1615 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), and
RS-1b (One Family Urban (Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of April, 2014.
READ a second time the 14th day of July, 2015.
PUBLIC HEARING held the 15th day of September, 2015.
READ a third time the 29th day of September, 2015.
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
133221324323412234
5
5234102340723415
2344
4
2346223417
2348023476
13406
2
3
5
7
5
13350
13366
2
3
5
8
1 2359713343
13371
13340
236052361113376
23658234062341323486
13319
13375
13395
2351313412
13312
2358913319
13339
13367
2362923630236382340813408
13285
23
4
4
7
23
4
3
0 234142341113301
13305
13335
13336/40
13370
2355013327
13373
235572357023574235822358513359
13363
13326
13260
13382
2362313332
13202
13210
23465
23480
2347913360
13400
2354513321
13339
13363
13332
13360
13245
13346
1335623605
236392363523375234162345
623
420
23430
234212346913365
13357
2355113305
13318
13283
13351
23613236212361723629236502364523646
13291
23468
13313
13325
2350013409
13418
13390
13313
13317
13345
13349
13346
13356
13227
13277
132952359313315
13331
13375
13312
13350
23
4
2
523405 23450
23426
2349213309
13355
13380
13309
13331
13353
2
3
5
6
3
13322
13328
13289
13325
13355
13380
236462364023637234182346113345
13385
13350
13335
13341
13367
13336
13340
13215
13335
13347
13379
13320
13332
13336 23643B
A
L
S
A
M
S
T
.
CROSS RD.
LARCH AVE.BALSAM ST.236 ST.133 AVE.LARCH AVE.133A AVE.235A ST.235 ST.236 ST.42
26
38
33
32
37
3
6
2
18
25
22
13
15
6
8EPP 2313911
EPP 12189LMP 4340521
17
5
1219
16
P 13167
28
Rem A
4
5
32
9EPP 2313911
23
22
EPP 1248114
4EPP 90017
13
10
4
20
1
36
45 37
24 BCP 10664
34
29
PARK
LMP 52145LMP 521454
RP 15218
8
LMP 50571*6
7
14
2
6
4
24
19
26
17
11 EPP 231399
27
21
16
7
6
LMP
5
2
3
3
7
15
23
BCP 315540
1
25
31
27
2
1
31
4
*PP159
Rem 3
33
1
5
35
29
28
20
12
5
8
18 17
13
9
22
24
2
30
31
9
BCP 42355
30
8 7 LMP 47584*2
16 9
24
21
3
10
P 47603
4
19
18
14
23
24
PARK
35
10BCP 10664PARK
3
7
PP X4138
38
4
7
1
8
7
P 3742220
2
12
23
15
LMP 50153
BCP 10664
27 28
P 13167
39
26
29
PARK
P 24142
6
17
BCS 577
P 3007
1
3
5
15
P 40978
EPP 12481
6
10
3
3
39
26 30
21EPP 1248116 EPP 1218920 15
5
6 14
41
22
3
P 40978
LMP 52145
LMP 50153
30
P 37422
5
2
4
5
10
8
25
19
1
1 2
22
P 47603
3
16
14
11
EPP 23135EPP 12482EPP 9002RW 66892EPP 23135EPP 12484EPP 12484EPP 12484
EPP 12484EPP 12483BCP 52028
EPP 9002
EPP 12484 LMP 35465LMP50241
EPP 23135
LMP 35465LMP 52146
EPP 9002
BCP 29630EPP 12483EPP 12482
EPP 12482
L
M
P
5
2
3
3
9
BCP44421
EPP 12482
E
P
P
1
2
1
9
0
BCP 29631
LMP 52146EPP 33955´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential)
7071-20141615
APPENDIX C
- 1 -
CITY OF MAPLE RIDGE
BYLAW NO. 7263-2016
A Bylaw to amend Maple Ridge Council Procedure Bylaw No. 6472-2007
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Council Procedure Bylaw No.
6472-2007as amended;
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Council Procedure Amending Bylaw No.
7263-2016.”
2.That Maple Ridge Council Procedure Bylaw No. 6472-2007, be amended as follows:
a)Replacing the word “District” with “City” wherever it appears;
b)That Part 2 – First Regular Council Meeting, section 8 be amended to replace the
word “December” with “November”.
c)That Part 9 – Designation of Member to Act in Place of Mayor, sections 24, 25 and
26 be deleted in their entirety and replaced with the following:
Annual Designation of Member to Act in Place of Mayor
24.Council must, from amongst its members, designate for defined periods of
each year, members to serve on a rotating basis as the member responsible
for acting in the place of the Mayor when the Mayor is absent or otherwise
unable to act or when the office of the Mayor is vacant.
25.Each Councillor designated under section 24 must fulfill the responsibilities
of the Mayor in the Mayor’s absence.
Absence of Mayor
26.The Mayor shall preside at Council meetings and if the Mayor is absent, the
member designated to act in place of the Mayor shall preside at the meeting
and if that member should be absent, the meeting shall be presided over by
the next member, following the rotation established in section 24, who is
present at the meeting.
d)That Part 12 – Agenda and Order of Business, section 31, be deleted in its entirely
and replaced with the following:
(a) Call to order
(b) Amendments to the agenda
(c) Approval of the agenda
(d) Adoption of minutes
(e) Presentations at the request of Council
(f) Delegations
903
- 2 -
(g) Items on consent
(h) Unfinished business
(i) Bylaws
(j) Committee reports and recommendations
(k) Staff reports
(l) Other matters deemed expedient
(m) Notices of motions and matters for introduction at future meetings
(n) Questions from the public
(o) Adjournment
e) That Part 17 – Reconsideration of a Motion, section 48 (a) be amended by
replacing the text “voted with the majority for or against a motion may,” with “voted
with the prevailing side may,”
READ a first time the 6th day of September, 2016.
READ a second time the 6th day of September, 2016.
READ a third time the 6th day of September, 2016.
ADOPTED the day of , 2016.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
City of Maple Ridge
COMMITTEE OF THE WHOLE MEETING
MINUTES
September 12, 2016
1:20 p.m.
Council Chamber
PRESENT
Elected Officials Appointed Staff
Mayor N. Read E.C. Swabey, Chief Administrative Officer
Councillor C. Bell K. Swift, General Manager of Community Development,
Councillor K. Duncan Parks and Recreation Services
Councillor B. Masse C. Nolan, Manager of Accounting
Councillor G. Robson F. Quinn, General Manager Public Works and Development
Councillor T. Shymkiw Services
Councillor C. Speirs C. Carter, Director of Planning
L. Darcus, Manager of Legislative Services
Other Staff as Required
C. Goddard, Manager of Development and Environmental
Services
L. Zosiak, Planner 2
A. Kopystynski, Planner 2
B. Elliott, Manager of Community Planning
D. Pollock, Municipal Engineer
R. MacNair, Manager of Bylaws and Licences
1.DELEGATIONS/STAFF PRESENTATIONS
1.1 Update from the Economic Development Committee, Technology Taskforce
Presentation by Lino Siracusa, Manager of Economic Development, Christina
Crabtree, Chief Information Officer and Josef Hans Lara, Chair, Economic
Development Committee
The Manager of Economic Development introduced the Economic
Development Committee and its members.
The Chief Information Officer gave a PowerPoint presentation providing an
explanation of a fiber network, advising on why the City should consider
involvement in the provision of a fiber optic network and outlining the work
which has been done to date.
1100
Committee of the Whole Minutes
September 12, 2016
Page 2 of 7
The Chair, Economic Development Committee, provided an overview of the
economic value of fiber networks in attracting businesses and higher
education.
1.2 Hammond Development Permit Area Guidelines
Presentation by Anne-Marie Whittaker, Modus Planning & Design
L. Zosiak, Planner introduced the topic and outlined the content of the
Development Permit Area Guidelines.
Ms. Whittaker gave a PowerPoint presentation providing the following
information:
• Development permit guidelines as per Section 488 of the Local
Government Act
• Hammond development permit guidelines
• Hammond precincts 1, 2, 3, and 4
• General guidelines applicable to all land use designations
• Multi-family residential development guidelines
• Hammond village commercial guidelines
• Hammond general employment guidelines
• Next steps in the process
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2016-320-RZ, 11307 and 11295 Maple Crescent, C-3 to M-3
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7274-2016 to rezone from C-3 (Town Centre
Commercial) to M-3 (Business Park) allowing industrial development over the
entire site and permitting future construction of a mini-warehouse facility be
given first reading and that the applicant provide further information as
described on Schedules A, C, D and E of the Development Procedures Bylaw
No. 5879-1999.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Committee of the Whole Minutes
September 12, 2016
Page 3 of 7
1102 2016-325-RZ, 22606 Dewdney Road, Temporary Taxi Dispatch Use
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7283-2016 to designate 22606
Dewdney Trunk Road to permit a temporary taxi dispatch use be given first
reading and that the applicant provide further information as described on
Schedule H of the Development Procedures Bylaw No. 5879-1999.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
1103 2016-238-RZ, 24212 112 Avenue, RS-3 to RS-1b
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7266-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
allow future subdivision into approximately 10 lots be given first reading and
that the applicant provide further information as described on Schedules A, B,
F and G of the Development Procedures Bylaw No. 5879-1999, along with
information required for a Subdivision application.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
1104 2016-246-RZ, 12111 and 12119 203 Street, RS-1 to RM-1
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7267-2016 to rezone from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) for the development of
approximately 10 townhouse units be given first reading and that the
applicant provide further information as described on Schedules C, D and E of
the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Committee of the Whole Minutes
September 12, 2016
Page 4 of 7
1105 2016-251-RZ, 11641 227 Street, RS-1 to CD-1-16
Staff report dated September 12, 2016 recommending the Maple Ridge Zone
Amending Bylaw No. 7282-2016 to rezone from RS-1 (One Family Urban
Residential) to CD-1-16 (Affordable Multi-Residential) to permit a housing
complex with approximately 650 affordable housing units including 300
independent and assisted housing units be given first reading and that the
applicant provide further information as described on Schedules A, C, D, E, F
and G of the Development Procedures Bylaw No. 5879-1999, along with the
additional information described in this report.
A. Kopystynski, Planner gave a Power Point presentation providing the
following information:
• Application Information
• Subject Map
• Official Community Plan Context
• Neighbourhood Plan Context
• Site Characteristics
• Development Proposal
• Proposed Zone
• Proposed Site Plan
• Conceptual Views
• Recommendation in staff report
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Mania Hormozi, Developer Representative
In response to questions from Council, Ms. Hormozi provided information on the
developer’s plans in terms of SaferHomes standards, adaptable housing standards,
and the percentage of units to be provided at an affordable rate. She advised that as
the application is in its preliminary design stage, the possibility of guest rental suites
had not yet been contemplated. She confirmed that the proposed units will be
rentals and addressed concerns over the topography of the site and the related size
restrictions.
Note: Mayor Read left the meeting at 2:07p.m. She did not return to the meeting.
Committee of the Whole Minutes
September 12, 2016
Page 5 of 7
1106 2015-309-RZ, 21795, 21787 and 21773 Lougheed Highway, RS-1 to C-2
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7281-2016 to redesignate one
of the three subject lots from Urban Residential to Commercial be given first
and second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7180-2015 to rezone the three properties from RS-
1 (One Family Urban Residential) to C-2 (Community Commercial) to permit
the construction of a Pediatric and Family Care Clinic with seven units be
given second reading and be forwarded to Public Hearing.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Note: Councillor Shymkiw excused himself from discussion of Item 1107 at
2:07 p.m.
1107 2013-107-RZ, 24009, 24005 and 24075 Fern Crescent, Final One Year
Extension
Staff report dated September 12, 2016 recommending that Application 2013-
107-RZ to allow for future subdivision into 34 lots be granted a final one year
extension.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Note: Councillor Shymkiw returned to the meeting at 2:11 p.m.
1108 2015-096-DP, 13316 235 Street
Staff report dated September 12, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2016-096-DP for 5 single family lots
and 8 bare land strata lots within the Wildfire Development Permit Area plan.
Note: Councilor Shymkiw left the meeting at 2:12 p.m. as the property is in the
vicinity of his residence.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
Committee of the Whole Minutes
September 12, 2016
Page 6 of 7
Note: Councillor Shymkiw returned to the meeting at 2:13 p.m.
1109 Award of Contract RFP-EN16-42: Engineering Design Services for 263 Street
Pump Station Replacement
Staff report dated September 12, 2016 recommending that Contract RFP-
EN16-42, Engineering Design Services for 263 Street Pump Station
Replacement be awarded to Stantec Consulting Ltd., that a contingency for
unanticipated additional works be approved and that the Corporate Officer be
authorized to execute the contract.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended August 31, 2016
Staff report dated September 12, 2016 recommending that the
disbursements for the month ended August 31, 2016 be received for
information.
RECOMMENDATION
That the staff report be forwarded to the Council Meeting of September 20,
2016.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES – Nil
5. CORRESPONDENCE – Nil
6. OTHER ISSUES – Nil
7. ADJOURNMENT – 2:12 p.m.
Committee of the Whole Minutes
September 12, 2016
Page 7 of 7
8. COMMUNITY FORUM
Dawn Bickle
Ms. Bickle asked whether MLA Dalton’s office was notified of the September 12
Council Workshop meeting.
The General Manager of Community Development, Parks and Recreation Services
advised on the invitation issued to the MLA’s at a meeting held earlier in the month.
Ms. Bickle explained that both MLA’s had stated that their offices were not aware of
the September 12 Council Workshop meeting and asked for proof that notification
had been issued.
The Chief Administrative Officer confirmed that the agenda of the September 12
meeting was spoken about at a meeting with both MLA’s. Ms. Bickle asked whether
minutes of the meeting with the MLA’s were available. Councillor Robson suggested
that she file a Freedom of Information request.
Ms. Bickle referred to the creek flowing through the property on Lougheed Highway
and asked how Council can ensure that all guidelines to protect the creek are
followed.
Councillor Robson suggested that Ms. Bickle connect with the Environmental Planner
to discuss concerns.
Ms. Bickle compared the size of 3030 Gordon and access to that site to the
proposed property at Lougheed. She asked how access to build and house will be
possible considering the limited space and access to the proposed Lougheed
Highway site.
Councillor Robson clarified that such details will have to be provided by the
developer, which in this case is BC Housing.
Ms. Bickle asked when Terms of Reference for the Citizen Advisory Committee will be
provided.
The General Manager of Community Development, Parks and Recreation Services
spoke to a timeline on the provision of Terms of Reference.
___________________________________
G. Robson, Chair
Presiding Member of the Committee
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-320-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7274-2016
11307 and 11295 Maple Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone the C-3 (Town Centre Commercial) portion of the subject
properties to M-3 (Business Park), allowing industrial development over the entire site and
permitting future construction of a mini-warehouse facility. The subject properties are located in the
Hammond neighbourhood, and the subject application aligns with the policy directions outlined in
the proposed Hammond Area Plan. This project is not subject to the Community Amenity
Contribution (CAC) program, as there is no residential component to the development. To proceed
further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7274-2016 be given first reading; and
That the applicant provide further information as described on Schedules A, C, D, and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: Prism Construction Ltd.
1101
- 2 -
Owners: Mayfair Properties Ltd.
Chelsea Properties Ltd.
Legal Descriptions: Lot 1 District Lots 278 and 279 Group 1 New Westminster
District Plan 60497
Lot 573, Listrict Lot 279, Group 1, New Westminster District,
Plan 114
OCP:
Existing: Urban Residential
Proposed: Hammond General Employment
Zoning:
Existing: M-3 (Business Park), C-3 (Town Centre Commercial)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Commercial
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Railway Tracks, Vacant, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Outdoor Storage and Tow Yard
Proposed Use of Property: Mini-Warehouse
Site Area: 0.481 ha (1.2 acres)
Access: Maple Crescent
Servicing requirement: Urban Standard
b) Site Characteristics:
The site topography is flat, with very little existing vegetation limited to the western property line. The
subject properties are adjacent to the CP railroad on the west side, the Interfor mill lands to the
south, and residential land to the east and north. The properties are located in the vicinity of the
historic Port Hammond Junction commercial district. There are several existing buildings on the
properties, including a single family house and several small warehouse buildings. The larger
property (11307 Maple Crescent) is currently operating as an RV storage business and tow yard.
c) Project Description:
The applicant proposes to consolidate the two subject properties to create one parcel spanning the
block between Ditton and Lorne Avenues. A three storey mini warehouse development is proposed
using a tilt up concrete construction method. The site will be accessed via Maple Crescent, which
will be the only access into and out of the site.
- 3 -
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject properties are located within the Hammond Area Plan and are currently designated
Urban Residential in the OCP. Both of the subject properties were formerly designated Industrial in
the previous 1996 OCP (Bylaw No. 5434-1996). They were re-designated to Urban Residential in
2006 through the adoption of the current OCP in anticipation for a multi-family residential
development. However, in 2008, through an applicant-led noise and vibration study for the subject
site, the ambient noise levels were found to be 75 A-weighted decibels (dBA), meaning that sound
insulation costs would be prohibitive and outdoor environment would be excessively noisy for
residential development. This noise level is classified by Canada Mortgage and Housing Corporation
(CMHC) as unacceptable, and the measured vibration levels exceeded the CMHC criterion for
residential use by over 100%. Although construction measures to mitigate the noise and vibration
effects are available, they would carry significant additional cost which would no longer have made a
residential development viable.
Following the noise and vibration study, the former property owner revised their rezoning application
to a mini-storage building under the Industrial land use designation, which required an OCP
amendment and was supported by staff due to the noise and vibration levels for residential
development. That application RZ/035/08 received third reading but was never completed.
More recently, the City has been in the process of creating a Hammond Area Plan which included a
review of existing land uses, and provided the opportunity to explore new land uses specifically
tailored to the neighbourhood. The subject properties were two properties identified through the
area planning process as having potential for an OCP designation change, which would return the
lands to an employment-oriented status, largely as a result of the above outlined history. The OCP
designation change also aligns with the desire to create employment opportunities in the
neighbourhood.
To facilitate the proposed development, an OCP amendment will be required to re-designate the site.
In advance of the Hammond Area Plan, the proposed employment land use designation outlined in
the draft plan, and the initial thinking on the zoning that will follow, have guided discussions with the
applicant, and have informed the development proposal. The Hammond Area Plan is anticipated to
be presented to Council on September 20, 2016.
Zoning Bylaw:
The current application proposes to rezone 11295 Maple Crescent and a portion of 11307 Maple
Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park) to permit future construction of
a mini-warehouse. A significant portion of 11307 Maple Crescent is currently zoned M-3 (Business
Park); however, the subject rezoning will allow a mini-warehouse building over the entire site.
It is anticipated that the creation of a new employment zone to coincide with the land use directions
of the Hammond Area Plan will occur prior to second reading of the subject application. The
accompagnying zone amending bylaw could be revised at that time to reflect the new zone, if
- 4 -
needed. Although the new zone will be relatively similar to the existing M-3 (Business Park), two
important differences are anticipated. The new zone will have a lower height maximum at 12 metres
(3 storeys) compared to 15 metres (4 storeys). Additionally, the new zone is anticipated to outline a
range of uses that are more compatible with adjacent residential uses in terms of traffic and noise.
The minimum lot size for the current C-3 (Town Centre) zone is 929 m2 (10,000 ft2), and the
minimum lot size for the M-3 (Business Park) zone is 2,000 m2 (21,528 ft2). Any variations from the
requirements of the proposed zone will require a Development Variance Permit application. A
building setback variance along the western property line is anticipated, to move the building closer
to the railway tracks.
Development Permits:
A Development Permit application is required to ensure the proposal aligns with the Hammond Area
Plan. The Hammond Area Plan Bylaw is anticipated to be coming forward to Council for first reading
on September 20, 2016. The form and character of the proposed development will be reviewed
based on the draft area plan guidelines that focus on blending well into the nearby residential areas
either through attractive building design and landscape screening.
Advisory Design Panel:
A Form and Character Development Permit is required and must be reviewed by the Advisory Design
Panel prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20, which was recently updated.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) School District; and
f) Canadian Pacific Railway.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will
take place between first and second reading.
f) Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
- 5 -
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. An Industrial Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the policies prepared as part of the OCP’s draft
Hammond Area Plan. As the subject properties are not suitable for residential development, and are
identified as employment-oriented in the draft Hammond Area Plan, an OCP amendment is
supportable. It is, therefore, recommended that Council grant first reading subject to additional
information being provided and assessed prior to second reading. It is recommended that Council
not require any further additional OCP consultation.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7274-2016
Appendix D – Proposed Site Plan
DATE: Aug 29, 2016
2016-320-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
11295 & 11307 Maple CrescentLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Aug 29, 2016
2016-320-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
11295 & 11307 Maple Crescent
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7274-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7274-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497;
Lot 573 Listrict Lot 279 Group 1 New Westminster District Plan 114;
and outlined in heavy black line on Map No. 1692 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to M-3 (Business Park).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
205741134520430
1123820374 11318205911129520618/2011312
11415
20370
20374 2057520512112782052320582112712059020
4
19
20
3
65
20603/1120631206312058211315
/88 20606/121127720624113822052011405
20540111722053620
448
2058211252112802034
5 2057520324
20392
11248113281139720614205402032
3 205742053120
3
71 20621/2320
334 1132811314
20368 2053020334
112402058320556114241124711266 20624203
3
0 2058311273
203
24
20337 1136020
3
22
20
3
80 113902056420
3
50
2056520617/252036
6 1136120
45411412
20383
113501134820586/902060620478113872050611377112081133611386 2063020377
20440 2054011233/9
20375 20607113322056120457
2060620333 11317113272042711214
20617203831137820359 2062220363
206141137011395
2060020409
11243/5
20324
11278
112042058120
3
87
11289
20
318 113102038
2 11348205612060520
340
112392054111383205912053120515205222062320353
20393 205312053020366 20389 20615112912052411414
20565111842055420310
2063620583206231133820415 20512206062054011230
/70 20622205572037
5 114062033
3
2061620
3
152030
9
20371 2051420623113492063111302
20370 2046411224
20384 1136911345205411115820631206151133520361
204331135820318
11352
1120811376
20
3
65 20574113341137111406
1125011335 205641132520523113672050720
3
65
20361
20627/3911375113661121820421 20591B
316
9
309
Rem 2
746
1
741
29
1
743
300
450
690
2
672
193
1
291
B
669
629
2
443
733 730
298
314
333
627
A
727
748 1
A
293
456
581
288
762
2
*
303
3
573
749
583
1110
3
B
646
N 1/2 330638
582
320
444
761
325
639 632
1186
460
N 1/2
B
645
445
558
560
686
640
667 688
626
C
A
633
763 & 766
642
693
453
7522 726
Pcl.Q
7
7
673
692
305
625
574
5
687
728
449
2
559
194
753
457
334
671
302
A
755
S 1/2
636
322
452
675
567644
Pcl. A
315
756
631
312
297
3
A
441
738
462
795
10
719
635
461
745
643
2 1634
465
720
648
451
722569
313
Rem
294
9
742
630
576
446
666
759572
G
321
6
647
691564
R
674563
751
628
1
7345681
317
301
1
C
8
725467
A
Q
311
438
764 & 765
439
637
11
Pcl. A 736
721
758
N 1/2
6242
8
797
729
724
306
464
of
E
458
Rem
754
577565 *
737
E 21'
440 S 1/2
*
S 1/2
668
1
318
463
1043
442
N 1/2
689
310566455
723
319
739
763 & 766
PARK
670
Pcl. B
A
575
331
12
304
1042
S 1/2
454
459
651
1
641
764
P 8262
1419
P 114
P 114P 8878
LMP 469
P 71207
P 114P 114
P 10818
LMP 12217
RP 64119RP 55932
P 60497
(114)*PP044
P 2180
P 114P 55777SK 3398EPP 37013
P 78732
P 4008P 114
*PP044
P 114
LMP 1857
*LM
P11573
LM
P 12851
P 114P 114
P 114
*PP044
P 8422 P 114P 87104
P 55931
SK 2405P 114*PP044
RP 5103(24000)
P 20494
P 2180
LMS
P 20265
P 114P 2180
*PP044
*PP037
P 70813P 114SK 492
*PP032
P 114RP 84831
P 2180
P 43556EP 28835
FL 14356
P 8654
P 70105
P 2180
P 10818
P
6
0
4
9
7
P 10059
P 114EPP 36837
P 74209
*PP044
LMS 629
P 114
*LM
P11573
P 60497
LM
P 88
P 114P 20107P 72239*PP044
P 2180
RP 76645
R
W 60498
RW 71976RW 75567RW 88025
RW 87105LMP 49167RW 71990
EPP 36841
RW 64415RW 52217LMP 37102RW 70165RW 65007RW 72240RW 72041
E
P 7
2
9
5
3
´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
C-3 (Town Centre Commercial)
M-3 (Business Park)
7274-20161692
TRAIN TRACKSTRAIN TRACKSPPPPPPTRAIN SIGNAL ARMPPHDITCHNARCHITECTURE & ENGINEERING101 - 925 WEST EIGHTH AVENUEVANCOUVER BC V5Z1E4CIARAN J DEERY P ENG - JOHN E KRISTIANSON MAIBCA PARTNERSHIP OF LIMITED COMPANIESTEL 604 736 2554FAX 604 732 7451DRAWING NUMBERSCALE:DRAWN:TITLE:VERSIONFILE:CHECKED:Written dimensions shall take precedence over scaled dimensions. The General Contractor shall verify all dimensions, datum and levels prior to commencement of work. All errors and omissions shall be reported immediately to CTA Design Group. Do not proceed with any work until in possession of "FOR CONSTRUCTION" drawings. Copyright reserved. This drawing shall at all times remain the exclusive property of CTA Design Group and may not be reproduced or altered without written consent of CTA Design Group.1:250JKJK----SK1AREV #DATEREMARKS-SITE / FLOOR PLANSPROPOSEDDEVELOPMENT11307 MAPLE CRESCENT--MAPLE RIDGE BCA AUG15.16SUBMITTED FOR REZONINGSURVEY INFORMATION COURTESY WATSON AND BARNARD BCLS FILE #22364SD TEL: 604-943-94336m122.5m32m3.9m154.5m.3m11.3m4.6m9.1m4.5m25m1.5m9.8m4.6m9.1m6m23.5m6m47.9m58.8m47.9m4m6.1m44.5m8.5m10.4m2.4m10.7m2.4m10.4m8.5m44.5m6.1m24.9m9m24.9m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m11.3m4.6m9.1m11.3m4.6m9.1m6.1m6.1m1.5m1.5m6.1m6.1m1.5m1.5m6.9m6.9m1.5m1.5m6.9m6.9m1.5m1.5m6.1m6.1m1.5m1.5m6.1m6.1m2.5m2.5m3.9m3.9m2.2m2.2mLORNE STREETDITTON ROAD-OFFICE-MOVING SUPPLIES-WASHROOMSELEVATOR LOBBYSTAIRSTAIRM / EREFUSESITE AREA: APPROX 52,649SF60% SITE COVERAGE ALLOWED: 31,589SFBUILDING AREAS:-MN FLR: 22,268SF-2ND FLR: 33,586SF-3RD FLR: 33,586SFGROSS BLDG AREA: 89,440SF-* EXIT STAIR AREA / FLR= 884SF *PRKG REQ'D (1/5,995SF): 15 CARS4.24426.766118.97526.9194.048124.159CARETAKERAPPROX 1,174SFMAIN FLOOR / SITE PLAN2ND FLOOR PLANLINE OF BLDG OVERLINE OF BLDG OVERUP TOCARETAKEROFFICEWSHRMWSHRMITJANDININGLIVINGKITCHENSTORBEDROOM 2BEDROOM 1BATH & W/DCLOSETENTRY HALLDNLINE OF BLDG OVERLINE OF BLDG OVERCOFFEEVENDINGMACH RMDOLLYSTORAGEVERTICAL PICKET SECURITY FENCINGSECURITY FENCINGSECURITY FENCINGSECURITY FENCINGMAIN FLR LOCKERS:14,145SF / 22,268SF= 63.5%SECOND FLR LOCKERS:21,210SF / 33,586SF= 63%THIRD FLR LOCKERS:21,855SF / 33,586SF= 65%STAIRSTAIRSTAIRSTAIRSTAIRSTAIR1M ROAD DEDICATION2M ROAD WIDENINGSTAIRSTAIRSTAIRSTAIR3RD FLOOR PLANOUTLINE OF EXIST BLDGOUTLINE OF EXIST BLDGEXISTING TREELINE OF EXTERIOR WALL BELOW TYPEXIST SIDEWALKEXIST CURB / GUTTEREXISTSIDEWALKEXIST SIDEWALKTILT PANEL LEG TYP5M LANDSCAPE SETBACK3MLANDSCAPESETBACK5MLANDSCAPESETBACKBI-PARTING SECURITY GATESHADING INDICATESSTORAGE LOCKERS TYPAPPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-325-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
OCP Amending Bylaw No. 7283-2016
22606 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to amend Appendix D – Temporary Use Permits of the Official
Community Plan (OCP) to designate 22606 Dewdney Trunk Road to permit a temporary taxi
dispatch use. The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk
Road; however, this property is not commercially zoned and the previous temporary use permit
has lapsed. A previous application to rezone 20542 Dewdney Trunk Road and bring the taxi
dispatch use into compliance was received in 2013 but the applicant did not proceed beyond first
reading and the application was subsequently closed due to inactivity. The applicant no longer
intends to develop 20542 Dewdney Trunk Road to include the existing non-compliant taxi
business. The purpose of the subject application is to temporarily relocate the taxi business to
22606 Dewdney Trunk Road to rectify the current business’ non-compliance at the current
location.
The property located at 20542 Dewdney Trunk Road holds a valid business license which expires on
December 31, 2016. Due to the RS-1 (One Family Urban Residential) zoning of that property, which
does not permit a taxi dispatch use, the business license will not be renewed for that property and it
is expected that there is sufficient time for the applicant to secure a Temporary Use Permit at the
new property.
This project is not subject to the Community Amenity Contribution (CAC) program because it is a
temporary use, is located in the Town Centre, and there is no residential component to the
development. To proceed further with this application additional information is required as
outlined below.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
1102
- 2 -
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That OCP Amending Bylaw No. 7283-2016 be given first reading; and
That the applicant provide further information as described on Schedule H of the Development
Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: SDM Transport Ltd.
Owner: SDM Transport Ltd.
Legal Description: Lot 4 Except Westerly 81.1 Feet District Lot 401 Group 1 new
Westminster District Plan7863
OCP:
Existing: Town Centre Commercial
Proposed: Temporary Use Permit
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Automotive Repair, Indoor Recreation
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
South: Use: Road
Zone: n/a
Designation: n/a
East: Use: Child Care
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Restaurant, Office
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Taxi Dispatch Office
Site Area: 0.168 HA. (0.4 acres)
Access: Dewdney Trunk Road, 226 Street
Servicing requirement: Urban Standard
- 3 -
b)Site Characteristics:
The subject property has frontage on Dewdney Trunk Road on the north side and frontage on 226
Street on the south side. Historic uses on the property have been service commercial in nature,
including a gas station and auto detailing business. An existing building is located on the property.
c)Project Description and History:
The applicant proposes to amend Appendix D - Temporary Industrial Use of the Official Community
Plan to allow a Temporary Use Permit for a taxi dispatch office. The uses requested for the
temporary use permit include taxi office dispatch, accessory fuelling, and taxi parking. The applicant
proposes to improve the overall appearance of the property by painting the existing building, and
adding landscaping.
The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk Road; however,
this property is not commercially zoned and the previous temporary use permit has lapsed. A
previous application to rezone 20542 Dewdney Trunk Road and bring the taxi dispatch use into
compliance was received in 2013 but the applicant did not proceed beyond first reading and the
application was subsequently closed due to inactivity. The applicant no longer intends to develop
20542 Dewdney Trunk Road to include the existing non-compliant taxi business. The purpose of the
subject application is to temporarily relocate the taxi business to 22606 Dewdney Trunk Road to
rectify the current business’ non-compliance at the current location.
d)Planning Analysis:
Official Community Plan:
The subject property is located within the Town Centre Area Plan and is currently designated Town
Centre Commercial. This land use designation aligns with the C-3 (Town Centre Commercial) zone,
which permits a range of uses in a high density, pedestrian friendly form. Supported uses include
professional services, retail, and apartment. As the proposed taxi dispatch office, fuelling, and
parking uses are service commercial in nature, and are incompatible with the desired Town Centre
policies, a Temporary Use Permit is appropriate instead of a rezoning application. In this way the use
can be tested in the Town Centre to see how it fits in the urban setting. Should issues or concerns
arise, the permit does not have to be renewed by Council.
An OCP amendment is required to add the subject properties into Appendix D – Temporary Use
Permits of the Official Community Plan. Appendix D of the Official Community Plan states the
following:
1. Lands in the City may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
- 4 -
security bond. A permit may be issued for a period of up to three years, and may be renewed
only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening;
c) other temporary uses.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local
Government Act.
As outlined in points 2 and 3 above, the Temporary Use Permit may have conditions and guidelines
for the use to occur, as well as removal and restoration requirements once the permit terminates.
These conditions and guidelines are similar to rezoning conditions such as engineering servicing
improvements, landscaping, and fencing. The conditions of the temporary use permit will be the
subject of a future report to Council; however, will likely include a security deposit for site
improvement including landscaping and improvements to the existing building, as well as business
licensing and operating requirements. A security for the safe removal of the fueling tank and
necessary remediation is also anticipated once the Temporary Use Permit expires. The Licenses,
Permits & Bylaws Department has provided the following draft operating requirements, which are in
line with the City’s Taxi Bylaw.
The records of all daily trips for each taxi must be kept in the place of business for a period of
six months and shall be produced for inspection at any time on request by the Police or the
Bylaw department.
Any taxi that is older than 7 years must be removed from the fleet.
The drivers must always have a current chauffeurs permit and the Company must send the
bylaw department updated lists of all current drivers.
All drivers must clearly display photo identification inside the taxi.
Each taxi must display a vehicle for hire plate that is valid for the current year. These plates
are not transferrable from vehicle to vehicle.
A list of complaints must be forwarded to the bylaw office twice monthly.
As the Licenses, Permits & Bylaws Department is currently dealing with infractions at the existing
business location, the above noted conditions will need to be resolved to the satisfaction of the City
prior to issuance of a Temporary Use Permit on the subject property. The property located at 20542
Dewdney Trunk Road holds a valid business license which expires on December 31, 2016. Due to
the RS-1 (One Family Urban Residential) zoning of that property, which does not permit a taxi
dispatch use, the business license will not be renewed for that property and it is expected that there
is sufficient time for the applicant to secure a Temporary Use Permit at the new property.
It is important to note that the Temporary Use Permits are now valid for a period of up to three (3)
years, and may be renewed and extended only once for an additional three (3) years. A Temporary
Use Permit extension must be granted by Council, and Council is under no obligation to approve an
extension. The main difference between rezoning and temporary use permits is the duration of time
that the use is permitted on the property, and the removal and restoration requirements and
accompanying conditions, if necessary.
- 5 -
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e)Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b) Operations Department;
c)Bylaws Department;
d)Fire Department; and
e)Building Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take
place between first and second reading.
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.A Temporary Industrial or Temporary Commercial Use Permit Application (Schedule H);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The subject application is for a Temporary Use Permit, which requires an OCP amendment. The
proposed temporary use is a taxi dispatch office, including fuelling and taxi parking. It is
recommended that Council grant first reading subject to additional information being provided and
assessed prior to second reading. It is recommended that Council not require any further additional
OCP consultation.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7283-2016
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2016FILE: 2016-325-RZ BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.
SELKIRK AVE.226502271211857
12075
226061185822602226452256722626120182258311937
1197122681225962258722519
11920/3622588120872263012085
11890
119702262012077
11882 225972256122481226102257612070
11900 225901196322574RCMP22577
11844
11910
11990 225572262522561-97226112261522610226332264022490226242263411980
11996
2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62
22625226392270511931225402258822582
118762264022504224702255811960
2264722631Courthouse 22610225542251411944
226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 22, 2016
FILE: 2016-325-RZ
BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BRO WN AVE.
119 AVE.
SELKIRK AVE.226502271211857
12075
226061185822602226452256722626120182258311937
1197122681225962258722519
11920/3622588120872263012085
11890
119702262012077
11882 225972256122481226102257612070
11900 225901196322574RCMP22577
11844
11910
11990 22557226252226112261522610226332264022490226242263411980
11996
2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62
22625226392270511931225402258822582
1187622640225042255811960
2264722631Courthouse 22610225542251411944
226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7283-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7283-2016."
2.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by deleting Temporary Commercial Use Permit Area Location No.2 in its entirety and
renumbering subsequent locations accordingly.
3.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the following, in sequential numeric order:
Temporary Commercial Use Permit Area Location No. 5
Purpose:
To permit a temporary taxi dispatch office, accessory fueling and taxi parking located at
22606 Dewdney Trunk Road.
Location:
Those parcels or tracts of land shown on Temporary Commercial Use Permit Area No. 5 map,
and known and described as:
Lot 4 Except: Westerly 81.1 feet; District Lot 401 Group 1 New Westminster District Plan
7863
is hereby designated to permit a temporary commercial use for a taxi dispatch office, for the
lesser of a three-year maximum period or in the event of an offence to any City bylaw. The
time period becomes effective upon adoption of this bylaw.
3. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the attached Temporary Commercial Use Permit Area Location No. 5 map,
in sequential numeric order.
APPENDIX C
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended, is hereby amended
accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
DATE: Sep 6, 2016 BY: DT
McINTOSH AVE.
BROWN AVE.227 ST.227 ST.LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.2265012075
226062260222645225672262612018 2258311937
1197122681225872251922588
11920/36
12087
2263011890
11970
12077
11882 2259722561226102257612070
225901196322574RCMP22577
11910
11990 225572262522611226242263411980
11996 22577Haney Place Mall 2264822550226802262122530/62
1193122540
2264011876225581196022631Courthouse226102255411944226491190922644/482264112003 225892256622603Municipal Hall 22597119472267422661
22637-4512047
22611Arts Centre
11940/48
12060
12038
/09
118892267022596Rem.
2956
2
81.5
14
Rem.
16
A
56
299
61
301
296
3
9
1
7
Rem.64 652
8
313118
9
Rem 127 11
3
Rem
7
Rem. A
Feet
298
B
11
Rem 120
6
5
3
A
CP
2
294
4
15
West
Rem 1205
Rem. A
Rem.
1
2
3
300
4
4
293
A
1
1
E
297
A
8
5
C
4
B
Rem.
LOT A6
2
Rem 2
4
1
1
78
303
3
292
4
2 ARem.
4
117
A
1
13P 47933P 7863
P 60562
P 68843
P 9541
*PP094
P 14185P 9446
P 60562
P 9446
RP 84340
P 8081P 8081Plan 81350
P 7997 P 80888P 8695
P 12640
P 9446
(P9687)
EPP 12098
RP 79869
*PP093
P 9541
(P 9541)
NWS 2403 LMP 37413P 12215P 9541
P 51167
*PP088P 43724LMP 19460
EPS 2538
P 65997 *PP086P 12215BCP 34253
P8695*PP088
P 8843
P 22418LMP 15424
LP 73289
P 43724 (EPS 2806)
P 8081
P 9687
P 9190NWS 2403P 12567P 20546
P 60451
(EPS 1223)
*PP084
P 9236P 8844P 44882
P 58055*LMP18210 P 43724
P 8679P 54086EP 69139RP 69394
BCP 52040BCP 49797
RW 59110
RW 18394
P 57372LMP 46994EPP 14312EP 65137
LMP 52324
RW 18394
LMP 45326 BCP 13823
RP 68844 RW 18394RW 68845
P 70955
EPP 13648
RW 61238
´
Scale: 1:2,000
TEMPORARY COMMERCIAL USE PERMIT AREALocation No. 5
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-238-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7266-2016
24212 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24212 112 Avenue, from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
allow future subdivision into approximately 10 lots.
The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban
(Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot
sizes of 371m² (3,993 ft²). The required amenity fee of $3,100.00 per lot less than 557m² (5,995
ft²) will be collected by the Approving Officer at the subdivision approval stage. Pursuant to Council
Policy, this application is also subject to the Community Amenity Contribution Program at a rate of
$5,100.00 per lot, for an estimated amount of $51,000.00.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
1.In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of
this matter beyond the early posting of the proposed Official Community Plan amendments on
the City’s website, together with an invitation to the public to comment;
2.That Zone Amending Bylaw No. 7266-2016 be given first reading; and
3.That the applicant provide further information as described on Schedules A, B, F, and G of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
1103
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Paul Hayes
Owner: DLJ Holdings Ltd.
Legal Description: Lot 45, Section 10, Township 12, NWD Plan 43601
OCP:
Existing: Institutional, Conservation, Low Density Residential, and
Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
density bonus to R-1 (Residential District) sized lots
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential), with a
density bonus to R-1 (Residential District) sized lots
Designation: Low/Medium Density Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low/Medium Density Residential, and
Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential) (note: this property is under
application 2012-013-RZ, to be rezoned as RS-1b with a
density bonus to R-1 sized lots)
Designation: Institutional and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.25 ha (3 acres)
Access: 112 Avenue
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property is located within the Albion Area Plan and is approximately 1.25 ha (3 acres) in
size. The subject property is bounded by 112 Avenue to the north, and single family development to
the east, west, and south (see Appendices A and B). A tributary to Dunlop Creek and steep slopes
are located on the southern half of the property (see Appendix C).
- 3 -
c) Project Description:
The applicant has requested to rezone the subject property from RS-3 (One Family Rural Residential)
to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in accordance with
the Albion Area Plan.
The density bonus Amenity Contribution regulation is detailed in Zone Amending Bylaw No. 6996 –
2013, and permits the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m 2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of approximately 10 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $31,000.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
Pursuant to Council Policy, this application is also subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per lot, for an estimated amount of $51,000.00.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is currently designated as Institutional, Conservation, Low Density Residential,
and Low/Medium Density Residential, and will require an Official Community Plan (OCP) amendment
to redesignate the land as Low/Medium Density Residential and Conservation.
The 1996 OCP identified a portion of the subject property for a future school/park site. In October
2015, the School District adopted its Strategic Facilities Plan, which identifies the properties located
- 4 -
on 104 Avenue and 108 Avenue and 248 Street as their priorities. Additionally, as a component of
the development application to the west, for the property located at 24152 112 Avenue, a referral
was sent to the School District. The School District advised that:
“As previously stated in correspondence from the Board of Education to the City of Maple
Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of
Maple Ridge in October 2015 the Board of Education will not require the OCP designated
school site, located on 112 Avenue (24152 112 Avenue).”
Based on this information, it is clear that the property to the west of the subject property, located at
24152 112 Avenue, and the portion designated as Institutional on the subject property is not
intended to be developed as a school site. Council gave third reading to the OCP and Zone
amending bylaws to develop the western property on December 8, 2015. Based on this information,
the re-designation from Institutional to Low/Medium Density Residential for the subject property is
supportable.
The application is in compliance with the proposed OCP Amending Bylaw No. 6995–2013, that
establishes the Community Amenity Program, and in compliance with the proposed Zone Amending
Bylaw No. 6996–2013, that permits a Density Bonus option in the Low/Medium Density Residential
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) (see Appendix D), with a
Density Bonus to permit future subdivision into approximately 10 single family lots (see Appendix E).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above. Pursuant to
Council resolution, this application is also subject to the Community Amenity Contribution Program.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 %;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
- 5 -
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e)Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b) Operations Department;
c)Licenses, Permits, and Bylaws Department;
d)Fire Department;
e)Parks Department;
f)School District; and
g)Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g)Development Applications:
In order for this application to proceed, the following information must be provided as required by
Development Procedures Bylaw No. 5879–1999, as amended:
1.An Official Community Plan Application (Schedule A);
2.A complete Rezoning Application (Schedule B);
3.A Watercourse Protection Development Permit (Schedule F);
4.A Natural Features Development Permit (Schedule G); and
5.A Subdivision Application.
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
Justification has been provided to support an OCP amendment as the School Board no longer
requires the site located at 24152 112 Avenue for a future school. It is therefore recommended that
Council grant first reading subject to additional information being provided and assessed prior to
second reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
It is expected that once complete information is received, Zone Amending Bylaw No.7266-2016 may
be amended and an OCP Amendment to adjust the Conservation boundary may be required.
It is recommended that Council not require any further additional OCP consultation.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, MA, AScT
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng.
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Environmental Context Map
Appendix D – Zone Amending Bylaw No. 7266-2016
Appendix E – Proposed Site Plan
DATE: Jun 29, 2016
FILE: 2016-238-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
´
Scale: 1:2,500
24212 112 AVENUELegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Lake or Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 29, 2016
FILE: 2016-238-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
´
Scale: 1:2,500
24212 112 AVENUE
Aerial Imagery from the Spring of 2015
APPENDIX B
DATE: Aug 9, 2016
FILE: Untitled
BY: RS
PLANNING DEPARTMENT2729
2
3
2
1311917
9
13
1
1 73319293131
31733
2628 24221
81614
1283232
122818251
5
302
0 1020The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
´
Scale: 1:1,323
24212 112 Ave.
Preliminary Site Context Map
Aerial Imagery from the Spring of 2011
Legend
Stream
Slope (2014 LiDAR)
Percent
15 - 25
26 - 30
30+
Preliminary Assessment by City.
WPDP and NFDP guidelines apply
given slopes over 15% and streams
Watercourses with 15 metre setback
to be confirmed by QEP site visit.
Geotechnical assessment required.
APPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 7266-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7266-2016."
2.That parcel or tract of land and premises known and described as:
Lot 45 Section 10 Township 12 New Westminster District Plan 43601
and outlined in heavy black line on Map No. 1687 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
112 AVE.243 ST.243B ST.112 AVE.243A ST.112 AVE.242A ST.2428511242
2415211223
11235
11211
11250
11230
11207
2427111232
11222 11220
11202
11223
11252
11242
11233
11243
24250242652417724279242122429611251
2420111241
11201
11233
2429511208
2420711221
11265
11212
11240
11231
5
2
28
6
10
Rem 1
Rem 10
3
9
15 11
12
5
26
5
7
27
11
32
916
12
29
4 6A
Rem 11
1
10
30
1
14
PARK
PARK1011
33
3
A
6
2
8
4
7 1
45
8
31
13 EPP 56127
P 3452
EPP 52282P 7408
EP 15693
EPP 56126
P 77744EPP 56127P50696P 43223
P 809
RP 13033
EPP 52281
P 43223
P 43601P 809
P 77744
EP 77745
EPP 54926112 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
7266-20161687
RS-1b (One Family Urban (Medium Density) Residential)
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-246-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7267-2016
12111 and 12119 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 12111 and 12119 203
Street, from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) for the
development of approximately 10 townhouse units. Pursuant to Council resolution, this application
is subject to the Community Amenity Contribution Program at a rate of $4,100.00 per townhouse
dwelling unit, for an estimated amount of $41,000.00.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7267-2016 be given first reading; and
2.That the applicant provide further information as described on Schedules C, D, and E of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Matthew Cheng, Matthew Cheng Architect Inc.
Owner: Feng Quan
Legal Descriptions: Lots G and H, District Lot 263, Group 1, NWD Plan 18612
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
1104
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) and R-2 (Urban Residential
District)
Designation: Urban Residential
West: Use: Church
Zone: P-4a (Church Institutional/Educational)
Designation: Institutional
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.31 ha (0.7 acre)
Access: Lane off of 203 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject properties, located at 12111 and 12119 203 Street, are relatively flat and are bounded
by a lane to the north, 203 Street to the east, single family residential to the south, and a church to
the west (see Appendices A and B).
c) Project Description:
The applicant has requested to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential), for the development of approximately 10 townhouse
units. Pursuant to Council resolution, this application is subject to the Community Amenity
Contribution Program at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount
of $41,000.00.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject properties are currently designated Urban Residential – Major Corridor. Major Corridor
Residential Infill developments may include building forms such as single detached dwellings,
duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential
developments. The housing forms are restricted to a maximum of two and one -half storeys, with an
emphasis on ground-oriented units for all developments (except for apartments). The proposed
rezoning to RM-1 (Townhouse Residential) and development proposal is in compliance with the OCP
designation.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit the development of 10
townhouse units (see Appendix D). Front and rear setback variances are proposed to reduce the
setbacks from 7.5m (24.6 ft.) down to 4.5m (14.8 ft.) and 6.0m (19.7 ft.), respectively, and will
require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Advisory Design Panel:
A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading, the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licenses, Permits and Bylaws Department;
e) School District;
f) Ministry of Transportation and Infrastructure; and
g) Canada Post.
The above list is intended to be indicative only and it may become necessary as the application
progresses to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
- 4 -
f) Development Applications:
In order for this application to proceed, the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999, as amended:
1. A complete Rezoning Application (Schedule C);
2. A Multi-Family Residential Development Permit Application (Schedule D);
3. A Development Variance Permit (Schedule E); and
4. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading, subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7267-2016
Appendix D – Proposed Site Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-246-RZ
BY: PC
PLANNING DEPARTMENT
119 AVE.
HARTNELL AVE.MAKINSON ST.122 AVE.
LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROADIRVING121B AVE.
12147
203722024112212 20431203932038912198
20398204092045312212
12150
2023112171 20421204412039012105 2039912095
12092 204681206620413203962025012194203971206
8
12091 20422202842042520298202972047512132
202751219712065
12125
12148
12116
20331204022044520399120 6720375204402024020292 204552046512159
12111
12184
12222
20220202932025512172
12125
121191219312201
12186
12191 203872025120430204101212520235
121052038620419
12110
12175
2039812187 20395120832029020405120388
1207 120294 12176
12109
12080203832024520230
2037012174
12201
2024512148
12130
12143204012039720407204152041612217
11985 204212040812195
12160
20450204562032520298120652 04 17
12184
12096 203781213520270 12136
203061210820411203822042012227
12087
203212028512162
2028512181
12138
12099 2027120387203981215620296
11961
12130
12170
12218
2031912221
12142
1207520408
12072037720375120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
2029912211
SUBJECT PROPERTIES
´
Scale: 1:2,500
12111 & 12119 203 STREET
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-246-RZ
BY: PC
PLANNING DEPARTMENT
119 AVE.
HARTNELL AVE.MAKINSON ST.122 AVE.
LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROADIRVING121B AVE.
12147
203722024112212 20431203932038912198
20398204092045312212
12150
2023112171 20421204412039012105 2039912095
12092 204681206620413203962025012194203971206
8
12091 20422202842042520298202972047512132
202751219712065
12125
12148
12116
20331204022044520399120 6720375204402024020292 204552046512159
12111
12184
12222
20220202932025512172
12125
121191219312201
12186
12191 203872025120430204101212520235
121052038620419
12110
12175
2039812187 20395120832029020405120388
1207 120294 12176
12109
12080203832024520230
2037012174
12201
2024512148
12130
12143204012039720407204152041612217
11985 204212040812195
12160
20450204562032520298120652 04 17
12184
12096 203781213520270 12136
203061210820411203822042012227
12087
203212028512162
2028512181
12138
12099 2027120387203981215620296
11961
12130
12170
12218
2031912221
12142
1207520408
12072037720375120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
2029912211
SUBJECT PROPERTIES
´
Scale: 1:2,500
12111 & 12119 203 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7267-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7267-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot G District Lot 263 Group 1 New Westminster District Plan 18612
Lot H District Lot 263 Group 1 New Westminster District Plan 18612
and outlined in heavy black line on Map No. 1688 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
HARTNELL AVE.MAKINSON ST.LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROAD
121B AVE.
12147
2037220241203932038912198
2039812150
2023112171
2039012105 2039912095
12092 204681206620413203962025012068
12091 204222028420425202982029712132
2027512065
12125
12148
12116
203312040220445203991 2 0 6 720375204402024020292 2045512159
12111
12184
20220202932025512172
12125
12119
12201
12186
12191
2025120430204101212520235
121052038620419
12110
12175
2039812187 2039512083202902040520388
1 2 0 7 120294 12176
12109
12080203832024520230
2037012174 12201
204652024512148
12130
1214320401203972040720415204161221720421
11985 2040812195
12160
20450204562032520298120652041712184
12096 203781213520270 12136
2030612108204112038220420
12087
203212028512162
2028512181
12138
12099 202712038720398121562029612130
12170
2031912142
1 2 0 7 520408
1207020377120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
20299K
16
52
5
Rem
53 N
8
23
4
19
6
98
12
2
37
18
11
B
1
15
1
17
6
12
1
8
5
3
17
1
J
32
Rem 1
1
1
59
2
57
23
10
45
31
4
44
426
33
46
56
54
15
22
61
51
16
9
L
A
6
19
Rem 1
42
38
24
13
60
4
7
15
4
22
228
3
M
58
14 9
9
7
18
20
7
16
48
B
1
3
1050
A
29 5330
47
49
K
7
12
21
11
25
1
H
17
A
16
1
3
C
2
25
10
13
11
B
6
2
15
J
2
1514
20
10
14
C
55
1213
26
14
21
37
Rem 1
11
28
8
G
43
19
36
13
22
27
2 EPP 38911BCP 30389
P 72496
LMP 34007
EPS 2119
P 83237P 71910P 73569P 33111LMP 5691P 18612P 73569
P 69121
LMP 34007P 71910P 72496
P 71910P 71910
P 18526
P 69121P 69121LMP 40767EPP 49784EPP 38911
P 75684
P 71910
P 71910
LMP 9825
EPP 35171
P 72496
P 76062
P 22101
LMP 27299
BCS 1092P 71910
P 77583
P 61704 P 73569EPP 20037
P 18612EPP 49784EPP 35171
LMP 10897
P 71910
LMP 34018EP 77362A
LMP 27219RW 18394
EPP 31930
RP 69729LMP 25934RW 87965 EP 71906LMP 27218EPP 28201
RW 18394 EPP 38910LP 77624LMP 1279
LMP 5692EP 76063EPP 28573
LMP 34008
*
BCP 25878 (lease)
RW 19482
RW 80491EP 69207EP 71908EP 71906LMP 44481 (lease)
LMP 5692
LMP 37752 (ease.)BCP 41029
RW 80490LMP 34008EP 71906EPP 36628RW 21843
DEWDNEY TRUNK ROAD
121 AVE.203 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)
7267-20161688
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-251-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7282-2016
11641 227 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to CD-1-16 Affordable Multi Residential Zone based on RM-2 Medium Density Apartment
Residential for a comprehensively planned housing complex with about 650 affordable housing units
including 300 independent and assisted housing units, together with a range of amenities and on
site services for the residents, a central pedestrian courtyard and underground parking.
This site was subject to a previous development application that did not proceed because the issues
related to steep slopes and geotechnical issues were not resolved. The applicant has also
commenced discussions with the City to include within the development site, a portion of city road
right-of-way. Additional information will be provided about these matters as part of future reports to
Council.
To proceed further with this application additional information is required as outlined in this staff
report. This development is not subject to Community Amenity Contribution Policy because it is
intended to be affordable and rental housing as well as being located in the Town Centre Area.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7282-2016 be given first reading; and
1105
- 2 -
That the applicant provide further information as described on Schedules A, C, D, E, F and G of the
Development Procedures Bylaw No. 5879–1999, along with the additional information described in
this report.
DISCUSSION:
a) Background Context:
Applicant: Studio One Architecture Inc. (Jim Wong)
Owner: Concordia Homes (1997) Ltd
Legal Description: Lot 1, D.L. 401, Plan BCP24521 and
A portion of unused City road right of way
OCP:
Existing: Low-Rise Apartment and Conservation
Proposed: Medium and High Rise Apartment and Conservation
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: CD (Comprehensive Development) based on RM-2
Surrounding Uses:
North & West: Use: Parkland
Zone: One Family Urban Residential (RS-1)
Designation: Conservation and Low-Rise Apartment (2%)
South: Use: Apartment
Zone: RM-2 Medium Density Apartment Residential
Designation: Low Rise Apartment and Conservation (21%)
East: Use: Residential and Senior’s Assisted Living Apartment
Zone: One Family Urban Residential (RS-1) and
CD-1-00 (Seniors Apartment and Private Hospital)
Designation: Residential, Low Rise Apartment and Conservation
Existing Use of Property: Residential (Vacant)
Proposed Use of Property: Senior Housing Community
Site Area: 1.426 HA. (3.5 acres) (excludes road right of way to be
added to the development site)
Access: 227 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The development site is located on the west side of 227 Street, north of Hollyrood Avenue and
southwest of the gaming facility at 22710 Lougheed Highway. The site slopes gradually from 227
Street down to the west and more steeply down to the northwest corner of the property. Dedicated
park land surrounds the property to the north and west for the protection of steep slopes. There is a
four storey apartment located to the south; and single family housing and a senior’s assisted living
apartment are located east of the site. A watercourse is located in the Park to the north and the 15
metre setbacks for it extend on to this site. There are slopes in excess of 15% on the site.
- 3 -
c) Project Description:
The proposal is for a multi-residential development with about 650 affordable housing units
including 300 independent and assisted housing units, together with a range of amenities and on
site services for the residents, a central pedestrian courtyard and underground parking. It is
described by the applicant as a campus-like community offering its residents such amenities and
bike and ride share, community gardens, fitness yoga centre and food services for delivery or in a
restaurant dining experience. There will be personal services such as a medical and dental, beauty
salon, a pharmacy and a local fresh food market. Five buildings are proposed. Two six story buildings
are proposed along 227th Street, and additional 6 storey building at the southwest corner of the site.
On the west side of the site north would be 2 14 storey buildings. Parking will be in an underground
structure taking advantage of the grade that drops of to the west and northwest. A courtyard would
be on top of the underground parking structure between the towers.
The applicant proposes to acquire a triangular portion of municipal right-of-way making up a portion
of the 227 Street that does not contain the road or services. The applicant has commenced
discussion with the City to undertake the necessary arrangements and approval process to permit
City lands to be included in this application. The Zone Amending Bylaw will be modified for the
additional lands before second reading.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Town Centre Area Plan and is currently designated Low-
Rise Apartment and Conservation. For the proposed development an OCP amendment will be
required to re-designate the site to Medium and High Rise Apartment and adjusting the Conservation
designation to reflect ground truthing and developable area to allow the proposed Comprehensive
Development zoning.
The proposed use and density is generally in keeping with the OCP, provided the designation is
changed to accommodate the more dense taller buildings included in this proposal . Further
information will be necessary to evaluate the proposal as part of the following OCP and Town Centre
Area (TCA) Plan Policies:
TC 3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential
impacts on available daylight. Consideration should also be given to the privacy of
residents in existing buildings.
OCP 5 – 25 Buildings should blend with the natural hillside terrain and vegetation by choice of
building materials, and the location of buildings and parking areas. Landscaping
that enhances natural features is to be encouraged.
OCP 5 - 21 Patterns of density should be encouraged to achieve a mosaic of development
sensitive to the natural contours of the land, with retention of mid-slope forested
areas and density increases towards upland flat or valley bottom areas. The natural
crest of a hill should be respected and development should be set back sufficiently
to maintain the slope of the crest and the vegetation along it. Denser forms of
horizontal development should be permitted along hillsides only where they can be
- 4 -
off-set by sufficiently large open areas and where building modules can be broken
into smaller units and carefully sited.
To better understand how these policies will be achieved, the placement and the height of the
proposed buildings and how these buildings will be broken up will need to be carefully considered by
the applicant in making their detailed submission and development permit plans. There is a
preliminary shadow analysis attached (Appendix D); however, more detail will be needed respecting
sunlight for the central open space and the proper building placement, architectural character,
finishing materials and height to avoid overpowering views of the natural setting from the ravine and
park area to the west.
OCP 5 - 11 Maple Ridge will require environmental impact assessments to be completed
where rezoning or subdivision is proposed within or adjacent to natural features or
significant lands identified on the Natural Features Schedule C or adopted area
plans. The environmental impact assessment must be prepared by a Qualified
Environmental Professional.
A Natural Features Development Permit based on the recommendations of a Qualified
Environmental Professional will provide for plantings to enhance the natural area (parkland to the
west) as well as a landscaping plan as part of the Form and Character Development Permit to achive
a suitable transition with the parkland.
OCP 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.
OCP 3 - 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
The development of new rental housing stock and affordable housing are a Council priority. The
Housing Action Plan was endorsed by Council on September 15, 2014 and contains a number of
strategies applicable to this project including:
Strategy 3 is to Introduce an Adaptable Housing Policy,
Strategy 4 is to Create New Rental Housing Opportunities and
Strategy 8 Support the Non-market Housing Sector.
The Housing Action Plan Implementation Framework was adopted on September 14, 2015 and
contains short, medium and long-term actions to facilitate the development of affordable housing in
Maple Ridge. In August 2016, a scoping report was submitted to Council on tools, opportunities and
strategy to facilitate rental housing.
This proposal through the provision of affordable, rental and adaptive housing will meet many of the
objectives of the Housing Action Plan.
Further details will allow a Housing Agreement to be drafted about how the Seniors Village will
achieve the above affordability, rental and adaptive housing (e.g. aging in place and (SAFERhomes
Standards) policies will be achieved and any phasing that will be involved. This will be subject of a
future separate report to authorize the City to entre into the Housing Agreement.
- 5 -
Zoning Bylaw:
The current application proposes to rezone the property located at 11641 227 Street as well as a
portion of road right of way to be acquired from the City, from RS-1 (One Family Urban Residential) to
CD (Comprehensive Development). This CD Zone will be based on the RM-2 Zone, modified to allow
for the range of uses, increase the density through bonus provisions from 1.8 to about 3.3 and
establish corresponding setback, height and amenity regulations.
This rezoning is to permit a comprehensive seniors housing complext, with about 300 independent
and assited living units having an affordable rental structure, together with a range of amenities and
services for the residents.
At this juncture, the CD Zone for this project has been drafted based on the conceptual information
submitted. Once the detailed information has been provided, reviewed and accepted, it is
anticipated that the CD Zone will likely need to be amendmend to accommodate the density, height,
setbacks and other regulations specific to this project. The changes will be described in a future
second reading report for Council to consider amending Zone Amending Bylaw No. 7282-2016 as
part of granting second reading.
The density (FSR) provision will likely have a series of bonus factors to increase the density above
what is usually permitted in the RM-2. These could include: indoor and outdoor amenities tailored to
the seniors community and visitors like grand children; accessory use space for service providers
such as doctors, physiotherapist, hair stylist, etc. occasionally on site to provide services to the
residents; continuation of the community trail system; provision of community meeting space; public
art; and electric vehicle charging stations.
Development Permits:
This proposal will be subject to the following development permit requirements:
Pursuant to Sections 8.10 and 8.11 of the OCP, a combined Natural Features and
Watercourse Protection Development Permit application is required for all development and
subdivision activity or building permits for:
o All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
o All lands with an average natural slope of greater than 15 %;
o All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural
environment and for development that is protected from hazardous conditions; and
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is
required for all multifamily residential, flexible mixed use and commercial development
located in the Town Centre.
Advisory Design Panel:
A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
- 6 -
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Preliminary Environmental Comments:
A preliminary environmental review has concluded that a combined WPDP and NFDP application will
be required given steep slopes over 15% and proximity to watercourses on adjacent sites.
There are slopes on the western portion of the site that are over 25% based on Lidar 2014 data,
which will likely require steep slope conservation covenants or possible dedication. Slopes of over
30% extend into the central part of the site from the west and are the western portion and northwest
corner of the site. These sloping areas are not considered to be developable areas under NFDP
hillside policies and guidelines as well as Zoning Bylaw. As for most development sites, some
regrading will likely be necessary; however, filling these natural features will not be supported. The
development layout should work around these sensitive areas to work with the natural topography
on site.
The lands abut one of the most significant and natural ravine and creek systems in the Town Centre.
A visual aesthetic assessment for the top of the hillside area to the park and slope area respecting
building placement to avoid overpowering the natural setting from the ravine and park areas is
desirable.
There are associated geotechnical issues as well as setbacks being required on this site that
considers adjacent conservation areas, stormwater management requirements, and tree retention
objectives from an environmental perspective. Some watercourse protection setbacks along the
northern portion of the site may be necessary.
A Qualified Environmental Profession and a Geotechnical Engineer need to conduct an assessment
and ground truth the site to determine the developable area and the necessary conservation
requirements.
f) Interdepartmental Implications:
To advance the revised application, after First Reading, comments and input, will be sought from the
various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure; and
i) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
- 7 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
g) Early and Ongoing Consultation:
Respecting the proposed designation change and adjustment to the Conservation designation for
ground truthing, Section 475 of the Local Government Act requires consultation during an Official
Community Plan amendment process. It is recommended that no additional consultation is required
beyond the early posting of the proposed OCP amendments on the City’s website, together with an
invitation to the public to comment.
h) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F); and
6. A Natural Features Development Permit Application (Schedule G).
In addition to the above, additional information is required to establish the developable area of the
site: site grading and geotechnical invesitation; setbacks from the top of the bank; 3-tiered
stormwater management plan appropriate for the Escarpment Area; a tree management plan; a
visual aesthetic assessment; indoor and outdoor amenities tailored to the residents of the
community and likely visitors with children; details about provision of affordable units and adaptive
design (SAFERhome Standards), accessory use space for service providers such as doctors,
physiotherapists, hair stylist, etc. to come on site to provide services to the residents; continuation of
the community trail system through the site including “placemaking” opportunities; community
meeting space; public art incorporated into the building design and public spaces; and vehicle
charging stations.
The above list is intended to be indicative only, other applications, plans and studies may be
necessary as the assessment of the proposal progresses.
CONCLUSION:
With a redesignation from Low Rise to Medium and High Rise Residential, the project complies with
the OCP. The proposed provision of a mix of rental, affordable and aging in place (SAFERhome
Standards) housing is consistent with OCP housing policies as well as a number of strategies in the
Housing Action Plan. The details associated with the proposed rental, affordable and aging in place
housing to be provided will be negotiated with the applicant and reflected in the Housing Agreement
to be forwarded to Council in the future.
- 8 -
It is recommended that Council grant First Reading to Zone Amending Bylaw No. 7282-2016 subject
to additional information being provided and assessed prior to Second Reading.
Additional information is necessary from the applicant to determine the developable portion of the
lands, understand how the development layout should work around the natural topography on site
and the resulting changes to density and regulatory content for the Comprehensive Development
Zone top be considered by Council at Second Reading.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7282-2016
Appendix D – Proposed Site Plan
DATE: Jul 7, 2016
FILE: 2016-251-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
11641 227 STREET
Legend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jul 7, 2016
FILE: 2016-251-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
11641 227 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7282-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7282-2016."
2.PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the
following in the correct numerical sequence:
SECTION 1045 CD-1-16 Affordable Multi-Residential Zone
A. PURPOSE
This zone is intended to provide for multi residential dwellings within a comprehensively
planned housing complex with affordable, independent and assisted housing units and
amenities and services for the residents.
B. PRINCIPAL USES
1. The following principal uses are permitted:
(a) apartment.
C. ACCESSORY USES
1. The following accessory uses are permitted:
(a) Accessory boarding use.
(b) Accessory commercial and office use primarily for the use by the apartment
residents
(b) Accessory home occupation.
(c) Accessory off street parking.
D. LOT AREA AND DIMENSIONS
1. Minimim lot width shall not be less than 30 metres.:
(a) in lot area 1,300 square metres.
(b) in width 30 metres.
(c) in depth 27 metres.
E. DENSITY
1. Floor space ratio shall not exceed a base density of 1.8 times the lot area.
2. Additional density, up to a maximum of 1.3 times the lot area, may be obtained with
the following provisions:
(a) an amount equal to 0.4 times the lot area for the portion of required parking
provided underground, excluding visitor and disabled parking spaces;
(b) an amount equal to 0.2 times the lot area may be added for providing a minimum
of 1,200 square metres of of floor space for accessory amenity and office uses;
APPENDIX C
(c) an amount equal to 0.1 times the lot area may be added for each 100 sq. m. of
amenity space exceeding the minimum requirement stated in Section I (2), to a
maximum of 0.4 times the lot area.
(d) an amount equal to 0.3 times the lot area may be added for providing public art
and electric vehicle charging stations in accordance with an agreement with the
City.
F. LOT COVERAGE
1. A lot coverage of all buildings and structures shall not exceed 40%, excluding
underground parking provided in accordance with Section 3.6 of Maple Ridge Off
Street Parking and Loading Bylaw No. 4350 – 1990, as amended.
G. SETBACKS
1. The minimum setback for all principal buildings and structures shall be not less than:
(a) from a front lot line (east): 7.5 metres.
(b) from a rear lot line (west) 6.0 metres.
(c) from a side lot line (north): 3.0 metres.
(d) from a side lot line (south): 6.0 metres
(e) from an exterior side lot line: 7.5 metres.
H. HEIGHT
1. The building height shall not exceed the following:
(a) 14 storeys in Area A
(b) 6 storeys in Area B
as shown in Schedule A attached to and forming part of this Bylaw.
I. OTHER REGULATIONS
1. An Apartment Use shall:
(a) be permitted only where all parking for such use is concealed parking.
2. A minimum of 30% of the lot area shall be provided as useable open space. Up to
70% of this required open space may be provided on a roof.
3. A minimum of 1.0 sq. m. of common indoor amenity space shall be provided for each
dwelling unit on the lot.
4. 5. The parking requirment is to be the same requirement as listed under the RM-6
Zone standard set out in Maple Ridge Off-Street Parking and Loading Bylaw No.
4350-1990.
6. A home occupation use shall comply with the regulations of Section 402 (4).
3. That parcel or tract of land and premises known and described as:
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
and outlined in heavy black line on Map No. 1695 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to CD (Comprehensive Development).
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
227 ST.GILLEY AVE.HO LYRO O D AVE.RITCHIE AVE.BRICKWOOD CLOSE116 AVE.
1 1 6 5 5
11662
1 1 6 2 422509
2271022525
1163811662-90
1 1 6 2 0 2274611644
11601
1 1 6 4 9
11578
22531
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1 1 6 3 4 22711-5122516
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2
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4
6
1
35
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812
9
32
2
7
BCP 44924
P 72181LMP 9571
LMS 1172
NWS 2997NWS 3147
LMS 1873BCP 44924LMP 10787P 70416P 4769
B C P 9 2 8 4 *PP087P 72462BCP 9284P 63225
BCP 9284P 10091NWS 2316
BCP 8886
LMP 50997
NWS 2547
LMS 1315
BCP 24521
NWS 2509
LMP 19680
BCP 22107
BC S 391P 21553
P 82501
LMS 804
P 70416BCP 24521
LMP 3942 LMS 618 LM P 50997P 70416
BCP 22107
L
MP
5
0
9
9
7
BCP 5738BCP 9283
EP 70417RW 18313BCP 9286
RW 18313EP 70417LMP 9574
EP 70417RP 63699BCP 9285RW 776419574
EP 70417BCP 9286RP 74204EP 70417
EP 81137EP 70417LMP 3514EP 70417EP 70417
LMP 3514BCP 9285EP 70417
BCP 9286
BCP 9283LMP
EP 70417
LMP
RW 51656
EP 70417 RW 18313E P 8 5 0 5 3 BCP 9285R W 58883EP 70417LMP 19681RP 74204LMP 48046EP 704179574
EP 70417BCP 9283
LMP 13595RW 74205 BCP 9286LMP 13595EP 81137E P 8 5 0 5 3
LMP 3513LMP 48046RW 74205 RW 77641BCP 9285R W 58883LMP 9574
BCP 5738RW 18313
EP 70417LMP 3513BCP 9283227 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
CD-1-16 (Affordable Multi-Residential)
7282-20161695
227 ST.HOLYROOD AVE.RITCHIE AVE.BRICKWOOD CLOSE1 1 6 5 5
1 1 6 2 4
2271022525
11662-90
1 1 6 2 0
11601
1 1 6 4 9
22531
2
2
7
1
8
22529
22524
1 1 6 3 4
22516
22522
22521
2
2
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2
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227032270722508
1 1 6 0 9
1 1 6 4 1
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227111 1 6 3 1
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227191 1 6 4 3
22512
2 2 5 3 2
1 1 6 5 4 227122253522527
2
2
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3
3
2251522530
1 1 6 4 4
22523
1 1 6 2 3
1 1 6 2 7
22515 22520
1163022514
1 1 6 0 5
1 1 6 3 0
11657
1 1 6 5 0
22510
227151 1 6 3 7
22518
26
2
21
19
PARK
5
8 5
21
30
11
4
16
27
1
17
29
24
1 PARK
18
23
2
1
17
31
14
3
H
3
2220
1
25
15
1
1
18 PARK
A
19
4
LOT J
28
10
16
34
PARK
2
51
33
13
6
1
35
12
9
32
2
7
BCP 44924
NWS 2997NWS 3147
LMS 1873BCP 44924LMP 10787
P 4769
B C P 9 2 8 4 *PP087P 72462BCP 9284BCP 9284P 10091NWS 2316
BCP 8886
NWS 2547
LMS 1315
BCP 24521
LMP 19680
BCP 22107
P 21553
P 82501
BCP 24521
LMP 3942 LMS 618
P 70416
BCP 22107
227 ST.´
SCALE 1:2,000
SCHEDULE A
A
B
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2015-309-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7281-2016
Second Reading
Zone Amending Bylaw No. 7180-2015
21795, 21787 and 21773 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 21795, 21787 and
21773 Lougheed Highway from RS-1 (One Family Urban Residential) to C-2 (Community Commercial)
to permit the construction of a Pediatric and Family Care Clinic with seven proposed units, totalling
2,767.50 m² (29,790 ft²). Council granted first reading to Zone Amending Bylaw No. 7180-2015 on
December 8, 2015.
This application requires an amendment to the Official Community Plan (OCP) to redesignate one of
the three subject lots (21795 Lougheed Highway) from Urban Residential to Commercial, to have the
same Commercial Designation as the other two lots (21787 and 21773 Lougheed Highway) forming
the development site.
To facilitate the timeline for moving this application forward, the Development Information Meeting
(DIM) was set for September 5, 2016 and Advisory Design Panel (ADP) review was set for September
13, 2016.
Recognizing that Council may not be comfortable with the DIM having been held on Labour Day
(Monday, September 5, 2016), the applicant has agreed to hold another DIM on September 19,
2016, with the minutes being submitted to Council on the date of the September 20th Council
meeting. In the meantime, the minutes from the September 5, 2016 DIM are included in this report.
Council may choose to advance this application to the September 20, 2016 Council meeting or
alternatively to defer the report to the October 3, 2016 CoW to advance this application to the
October 11th Council Meeting. In either instance, staff would provide the new DIM and ADP minutes
directly to Council.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7180-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
1106
- 2 -
2) That Official Community Plan Amending Bylaw No. 7180-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7180-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7180-2015 be given first and second
readings and be forwarded to Public Hearing on October 18, 2016;
5) That Zone Amending Bylaw No. 7180-2015 be given second reading, and be forwarded to Public
Hearing; and,
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule "B";
iv) Road dedication is not required by the City; however, it will become a condition of this
application if road dedication is required by the Ministry of Transportation and
Infrastructure;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vii) Removal of existing building/s;
viii) Public art in the form of patterns of coloured glass in the central rounded portion of the
building to be provided through the development permit for this project; and
ix) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: Pagliacci Holdings Ltd.
Legal Descriptions: Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot
247 Group 1 New Westminster Plan 1007
Lot 1 & 2 District Lot 247 Group 1 New Westminster
District Plan 12044
- 3 -
OCP:
Existing: Commercial and Urban Residential
Proposed: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Commercial and Residential
Zone: CS-1 (Service Commercial) and RS-1 (One Family
Urban Residential)
Designation: Commercial and Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: C-2 Community Commercial
Designation: Commercial
Existing Use of Property: Vacant and Residential
Proposed Use of Property: Commercial
Site Area: 0.53 Ha (1.3 acres)
Access: Lougheed Highway
Servicing requirement: Urban Standard
2) Site and Project Description:
The subject properties are located on the north side of Lougheed Highway, east of the Quality Inn
and the Firefly Fine Wines and Ales businesses (see Appendix A and B). The properties located at
21773 and 21795 Lougheed Highway are currently vacant, while the property located at 21787
Lougheed Highway has an existing house that will require removal as a condition of final reading.
The subject properties are flat with low-lying vegetation on the western lot, with some hedges and
trees surrounding the existing house. It fronts on Lougheed Highway over which the Ministry or
Transportation and Infrastructure (MOTI) has jurisdiction for access and sufficient parking for
proposed uses. The City lane along the rear of the subject site is not intended to be constructed.
The proposed development will consist of a two-storey commercial building with 4 commercial /
office units on the main floor and 3 more units on the second floor, for a total of 7 commercial /
office units. The proposed floor area of the main floor is 1,197 m² (12,886 ft²) and the floor area of
the second floor is 1,570 m² (16,902 ft²), for a total of 2,767 m² (29,788 ft²). The development site
will have one access from Lougheed Highway (see Appendix E).
The proposed design consists of a two storey office building in the middle of the site, surrounded by
parking, which in turn is buffered with landscaping strips along the abutting lots, Lougheed Highway
- 4 -
and the rear lane. An entry feature is proposed consisting unit paving with concrete banding from the
driveway entrance on Lougheed Highway to the sidewalk in front of the main building entrance.
The Architect indicated that the design seeks to communicate a warm, calming, professional and
orderly environment for the comfort of patients visiting the medical facility. More specifically, the
design “blends elements of Maple Ridge heritage with the East Indian culture of (the applicant’s)
clients with a combination of metal and ‘wood-look’ siding on a clean, orderly contemporary exterior
while introducing a touch of colour to the central rounded element identified as a waiting area on the
second floor.” This coloured glass design and pattern in the central area is a form of public art that
contributes to the vitality of the public realm, creates vibrancy and evokes a message of hope.
3) Planning Analysis:
i) Official Community Plan:
The properties located at 21773 and 21787 Lougheed Highway are designated Commercial in the
OCP, and the property located at 21795 Lougheed Highway is designated Urban Residential.
Therefore this third property is proposed to be redesignated so that the assembly of three lots will
have the same Commercial designation.
This site is the eastern end of a stretch of Lougheed Highway envisioned in the OCP to be a General
Commercial Area serving people living in West Maple Ridge Area. This will result in a minor extension
of the existing General Commercial Area identified in OCP Policy 6-13 along Lougheed Highway.
OCP Policy 6 - 23 identifies the locations on the Lougheed Highway, west of the Town Centre, as
General Commercial lands. OCP Policy 6 - 25 supports the development of centres that
accommodate the automobile, pedestrian and transit services and will integrate into the character of
the area. The proposed minor extension of the current Commercial Designation is in keeping with
having a commercial area that serves residents in the West Maple Ridge area, and that as a single
combined site of three lots will result in a built form that is well integrated with the emerging
commercial character in the area.
Landscaping is supportive of the Commercial Development Permit Area Guidelines in the OCP which
requires that adjacent residential uses should be adequately protected by significant landscaping or
the provision of screening or both. The site plan incorporates a good buffer with nearby residential
uses along the rear of the site.
ii) Zoning Bylaw:
The three lots comprising this development site are currently zoned RS-1 (One Family Urban
Residential) and the prosed commercial use requires the site to be rezoned to C-2 (Community
Commercial).
The proposal complies with the density, and siting regulations of the proposed zone, except for
variances to accommodate the proposed design described in a following section (iv).
iii) Off-Street Parking and Loading Bylaw:
Projects along Provincial Highways within municipalities are subject to applicants obtaining approval
from the Ministry of Transportation and Infrastructure (MOTI) for matters such as driveways, traffic
circulation, driveway entrances and parking. As a courtesy, the City forwards applications at an early
stage to insure applicants will meet these requirements and reflect them in the site plans being
forwarded to Council.
- 5 -
The applicant has provided 92 parking spaces, which is in line with the current Off-Street Parking
Bylaw. The MOTI standards require 95 parking spaces; however, based on the proximity to the Town
Centre Area, parking demand is anticipated to be lower. This number is considered adequate to
accommodate peak parking demands, and have been reviewed and accepted by MOTI.
Bicycle parking is provided in the form of outdoor bicycle racks. A sheltered and landscaped area for
the collection of garbage and recyclables has also been provided.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
The proposed variances to Zoning Bylaw No. 3510 - 1985, are as follows:
• Increased maximum building height from 7.5 m to 8.0 m;
• Increase in second storey area from 50% to 100% of the first floor area for office use;
and
• Decreased depth of lot requirement from 70.0 m (230 ft.) to 55.0 m (180 ft.) to
correspond to the existing lot size.
The increase in the second storey area and decrease in lot depth variances are justified because
they are in keeping with variances granted to similar developments elsewhere in Maple Ridge, allow
incorporation of improved design elements including the Public Art element and allow for enhanced
landscaping on the site. There is also an unconstructed lane of approximately 3 metres in width that
provides some more separation between the subject site and the residential properties to the north.
This height variance in conjunction with the shallower lot depth might be an issue requiring further
attention by the applicant to mitigate if the residents to the north perceive this to be an impact.
There will be notification and an opportunity for property owners to comment to Council as part of
the development variance permit application. A separate Development Variance Permit Application
report with more details will be forwarded to Council at a later date.
v) Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal’s compatibility with adjacent development, and to enhance the unique
character of the community.
The following Key Development Permit Guidelines apply to the form and character of the proposed
commercial project:
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development.
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the
visual impact of parking areas, creating landmarks and visual interest along street
fronts.
3. Promote sustainable development with multimodal transportation circulation, and
low impact building design.
- 6 -
4. Respect the need for private areas in mixed use development and adjacent
residential areas.
5. The form and treatment of new buildings should reflect the desired character and
pattern of development in the area by incorporating appropriate architectural styles,
features, materials, proportions and building articulation.
A separate Development Permit Application report with more details will be forwarded to Council at a
later date.
vi) Advisory Design Panel:
To keep to the process timeline, this report has been drafted before the Advisory Design Panel (ADP)
meeting being held for this application.
The ADP will be reviewing the form and character of this proposed commercial development and the
landscaping plans at a meeting scheduled for September 13, 2016, the day following the CoW
meeting for this project. The Architect must address any comments and suggestions made by the
ADP, and supply revised final architectural and landscaping plans for the September 20, 2016
Council meeting and to be available to the public before the October Public Hearing.
vii) Development Information Meeting:
A Development Information Meeting (DIM) was held September 5, 2016 between 7:00 PM to 9:00
PM at the Best Western Maple Ridge on Lougheed Highway. The applicant reported that about 25
people attended and the following issues were raised:
Some thought this application was related to the proposed Homeless Shelter, but it was
clarified that this DIM was for a proposed medical clinic and ancillary support uses with the
primary emphasis on pediatric and family care.
Comments regarding the building design and proposed land use were very positive.
One couple did not feel there was enough parking stalls provided, including handicap stalls and
voiced concern about access. The MOTI deceleration lane and Parking Study recommendations
addressing their concerns were explained.
Another individual felt there were too many parking stalls provided and the emphasis should be
on encouraging more walking and cycling to the site, including building a multi-use bike trail
along Lougheed Highway, similar in design to that recent completed further west.
One gentleman living directly to the north of the site requested that all of the existing trees be
removed as they were a nuisance on his property.
Recognizing that Council may not be comfortable with the DIM having been held on a Statutory
Holiday (Labour Day on Monday, September 5, 2016), the applicant has agreed to hold another DIM
on September 19, 2016. These minutes will be made available to Council prior to the September 20,
2016 Council Meeting.
- 7 -
4) Traffic Impact:
As the subject properties are located on a Lougheed Highway, which is a provincial highway subject
to Ministry of Transportation and Infrastructure (MOTI) review. A preliminary MOTI approval for
access, traffic circulation and the parking has been granted. MOTI may require a deceleration lane
into the site, which would affect landscaping proposed along Lougheed Highway road frontage. This
will be reflected if required in the final plans presented to Council in the Development Permit
Application report to Council at a later date.
MOTI approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application, subject to their
usual requirements concerning drainage, utility works and placement of trees, sidewalks and
lighting.
5) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement will be required to provide for deficient services, including:
construction of curb, gutter and sidewalks, water and stormwater service connections, sustainable
on-site storm water management, street lights, street trees, and underground wiring. Engineering will
consider access/egress requirements of the development and the requirements of M OTI.
6) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, (redesignation 21795 Lougheed
Highway from Urban Residential to Commercial), is considered to be minor in nature. It has been
determined that no additional consultation beyond existing procedures is required, including
referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations,
the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No . 7281-2016,
that second reading be given to Zone Amending Bylaw No. 7180-2015, and that application 2015-
309-RZ be forwarded to Public Hearing.
- 8 -
To facilitate the timeline for moving this application forward, additional information about the second
DIM as well as the ADP meetings once received by staff will be forwarded directly to Council before
this application is considered by Council for second reading.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7281-2016
Appendix D – Zone Amending Bylaw No. 7180-2015
Appendix E – Site Plan
Appendix F – Architectural Plans (subject to ADP Review)
Appendix G – Landscape Plan (subject to ADP Review)
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 7, 2015
2015-309-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
218 St´
Scale: 1:1,500
21773/21787/21795 Lougheed Hwy
2011 Image
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 7, 2015
2015-309-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
218 StCity of Maple Ridge´
Scale: 1:1,500
21773/21787/21795 Lougheed Hwy
2011 Image
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7281-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7281-2016."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster
District Plan 1007
and outlined in heavy black line on Map No. 932, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated Commercial as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
____________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
HALL ST.CARR ST.DOVER RD.
HOWISON AVE.DOVER ST.DONOVAN AVE.218 ST.WICKLO
W W
AY
LOUGHEED HWY.
LAURIE AVE.218 ST.2172421771218071193611753
1 1 9 4 1
21675217352192021807218481171721720
21769216852179621755/9821734218271170721656 21795218802179911708
1173821671 2189221768217102175921711117542173211762
11750 2180221808218371173721692118882178411829
1174821785218142181521789
1172021701
217332187111749
21715/1911729 21808119212181621756
217232181811767 21851218282180311739218012180021742
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11728 119352168411873
21728218001174721707 1192811706 2184211841
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11883
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78
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161
276
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"B"
31
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8
236
Rem
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6
214
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7
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143228
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CP
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C
CP
293
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1
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143
227
215
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11
166
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SL1
224
7
209
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4
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146
198
76
32
8
226
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232
144
SL19
204
SL9
21
SL16
A
213
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SL21
123
105
2
147
3
145
1 122
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144
212
6
167
6
185 1
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SL20
202
8
319
7
118
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2
3
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128
7
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2
Rem
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189
SL24
229
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2
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219
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B
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131
9
9
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1 0 6295
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18
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142
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1C
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P 6664 P 39905P 12044
BCS 607P 35428*PP066
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EP 10251P 38855P 1007 LP 77304
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P 13161P 13876P 36099
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P 4 4 5 1 8
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BCS 607P 44518
P 12785P 61812
NWS 1848P 70732P 22656P 28917
P 44518*PP075
P 29839
P 39905P 36099
P 13161P 12386P 13161P 8950
P 35974P 28917 P 21229
BCP 8450RW 44519
R
W 44519
EP 36421 EP 22994RW 44519
RP 74552
LOUGHEED HWY.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Commercial
7281-2016932
CITY OF MAPLE RIDGE
BYLAW NO. 7180-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7180-2015."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster
District Plan 1007
Lot 1 District Lot 247 Group 1 New Westminster District Plan 12044
Lot 2 District Lot 247 Group 1 New Westminster District Plan 12044
and outlined in heavy black line on Map No. 1647 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of December, 2015.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
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11921
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11738
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11759218 ST.CARR ST.LAURIE AVE.
WICKLO
W WAY
HOWISON AVE.HALL ST.DONOVAN AVE.218 ST.DOVER ST.LOUGHEED HWY.
DOVER RD.
198
238
P 35292
"B"
226
58
228 229
67
294
143P 31180
276
234
P 31180
144
186 P 333111 0 6
13
8
B
114
147 P 44518
SL24
SL23
145
3
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221 220
201
77 85
3
232
P 36099
241
1
236 237
2 EP 10251117
7
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1 0 9
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2 SL8BCS 607SL1
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217 215
278
233 P 39905212
A P 8409
123
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7
125 126
P 44518
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19
CP
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224
219
76
P 35974
2
235
185
P 35292
166
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P 1238611
9
119
7
1 1 0
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SL4
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153
112
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P 22656
BCS 6071
144
7
6
157
32
P 11112
223
197
6
199
P 8950
P 36099
218
203
2
P 6664
192P 39905279P 38855244
213
296
187
Rem
208
121
P 4 4 5 1 8 1 0 8
P 131616
111
8
SL19P 70732P 21229
P 44518
161
134
227
P 61812
P 28917
230 231
216
277
275
295
211
P 123861 0 7
150
P 13161*PP067P 13161
151
SL11
SL7
SL6
SL2
113
SL17
P 12785P 12785
130
143
5
142
P 1007
222
P 29839
200
P 28917
NWS 18481
P 36099
78 P 35428214
243
*PP066
P 31180
240
189 P 13876P 44518209
105
12
10
116
124
5
148
152
SL22
CP
128 129
20
156
6
8
71
31
C
Rem
P 6664
319
P 32510
204
*PP075
293
P 12044
188
P 35974B
210
167
120
1
3
4
SL3
18
154
155
7
4
132
RP 84920
RP 74552
RW 44519
RP 30988
EP 36421
RW 44519
RW 44519
BCP 8450EP 22994LOUGHEED HWY.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7180-20151647
APPENDIX E
APPENDIX F
APPENDIX G
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2013-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and
Maple Ridge Zone Amending Bylaw No.7053-2014
24009, 24005 and 24075 Fern Crescent
EXECUTIVE SUMMARY:
Council granted a one year extension to the above noted application on October 13, 2015. The
applicant has now applied for a final one year extension under Maple Ridge Development
Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone the subject property
from RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) to RS-1 (One
Family Urban Residential), R-2 (Urban Residential District), RS-1b (One Family Urban (Medium
Density) Residential) to allow for future subdivision into 34 lots.
RECOMMENDATION:
That pursuant to Maple Ridge Develo pment Procedures Bylaw No. 5879 -1999, a final one year
extension be granted for rezoning application 2013-107-RZ (properties located at 24009, 24005
and 24075 Fern Crescent) and that the following conditions be addressed prior to consideration
of Final Reading:
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part
VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet;
iii.Road dedication as required;
iv.Consolidation of the development site;
v.Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi.Removal of the existing buildings;
1107
- 2 -
vii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
x. Construction of 128 Avenue to a standard acceptable to the City.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: 0733497 BC Ltd.
Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15,
Section 22, Township 12, NWD Plan 9364; Parcel “A”
(Reference Plan 13772); Lot 15 Except North 126 feet;
Section 22, Township 12, NWD Plan 9364; and Lot 30,
Section 22, Township 12, NWD Plan 24120.
OCP:
Existing: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Proposed: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family
Urban-Medium Density Residential) and R-2 (Urban
Residential District)
Surrounding Uses:
North: Use: Single Family Residential and vacant lots
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Neighbourhood Park and Medium-High Density Residential
South: Use: Single Family Residential and Fern Crescent
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
- 3 -
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
West: Use: Single Family Residential and Fern Crescent/240th Street
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Single Family Residential
Consolidated Site Area: 2.34 Hectares (5.78 acres)
Access: Fern Crescent/240th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-107-SD
This application is to permit 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential
District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential),
and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential).
The following dates outline Council’s consideration of the application and Bylaw/s 7053-2014 and
7088-2014:
First Reading was granted April 8, 2014;
The Second Reading Report (see attached) was considered on July 21, 2014;
Second Reading was granted July 22, 2014;
Public Hearing was held September 16, 2014;
Third Reading was granted October 14, 2014; and
First extension granted October 13, 2015.
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to final reading of the
Zone Amending Bylaw. One of the conditions is the construction of 128 Avenue by the applicant,
with potential for latecomers being applied. There are technical aspects of realigning 128 Avenue,
including necessary property acquisitions at intersections, to be resolved.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
- 4 -
It should also be noted that on April 11, 2016, Council Policy 6.31 was adopted regarding the
Community Amenity Contribution Program. This policy states that:
8. All development applications that are seeking an extension under Development Procedures
Bylaw No. 5879-1999 (as amended), may be subject to the city-wide community amenity
contribution program at the discretion of Council.
Should Council determine that the community amenity contribution program will apply to this
application, the following condition will need to be added to the list of conditions to be addressed
prior to consideration of final reading:
xi. That an amenity contribution rate of $5,100.00 per single family lot created, for a
total of $173,400.00 be provided, in accordance with Council Policy 6.31 for the
Community Amenity Contribution Program .
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a final one year extension.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Second Reading Report
DATE: Sep 23, 2015
FILE: 2013-107-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
128 AVE
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 23, 2015
FILE: 2013-107-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
(2011 IMAGERY)
128 AVE
APPENDIX B
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014
and Members of Council FILE NO: 2013-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 7053-2014
24009, 24005 and 24075 Fern Crescent
EXECUTIVE SUMMARY:
On April 8, 2014, Council granted first reading to Zone Amending Bylaw No. 7053-2014. The
proposal is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential)
and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), RS-1b (One
Family Urban-Medium Density Residential) and R-2 (Urban Residential District).
The three properties under consideration are located in the Horse Hamlet of the Silver Valley Area
Plan, and have a combination of three OCP designations (i.e. Low Density; Low-Medium Density; and
Medium Density Residential), as identified in this report. The proposal meets the permitted
maximum density in the Silver Valley Area Plan; however an OCP amendment is required to adjust
the designation boundaries to achieve an efficient road pattern and the proposed lot layout
(Appendix D).
RECOMMENDATIONS:
1.That in accordance with Section 879 of the Local Government Act opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7088-2014 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2.That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.7088-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
APPENDIX C
- 2 -
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7053-2014 be given second reading and be
forwarded to Public Hearing ; and
6. That the following terms and conditions be met prior to Final Reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part
VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet;
iii. Road dedication as required;
iv. Consolidation of the development site;
v. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Removal of the existing buildings;
vii. An Engineer’s certification that adequate water quantity for domestic and f ire
protection purposes can be provided;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: 0733497 BC Ltd.
Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15,
Section 22, Township 12, NWD Plan 9364; Parcel “A”
(Reference Plan 13772); Lot 15 Except North 126 feet;
Section 22, Township 12, NWD Plan 9364; and Lot 30,
Section 22, Township 12, NWD Plan 24120.
- 3 -
OCP:
Existing: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Proposed: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family
Urban-Medium Density Residential) and R-2 (Urban
Residential District)
Surrounding Uses:
North: Use: Single Family Residential and vacant lots
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Neighbourhood Park and Medium-High Density Residential
South: Use: Single Family Residential and Fern Crescent
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
West: Use: Single Family Residential and Fern Crescent/240th Street
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Single Family Residential
Consolidated Site Area: 2.34 Hectares (5.78 acres)
Access: Fern Crescent/240th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-107-SD
- 4 -
b) Site and Project Description:
The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, are located
south of 128th Avenue and east of Fern Crescent, within the 200 metres (2 minute walking) radius of
the Horse Hamlet centre. The topography around the subject sites is fairly flat with a gradual slope
down from the north-east to the south-west corner.
The properties under consideration are in the Fraser Sewer Area. The portion of 128th Avenue,
inside the Horse Hamlet, is currently identified as a local road. In future, the subject portion of 128th
Avenue is anticipated to be an arterial road providing the main access to Golden Ears Provincial
Park. All the standard off-site road and servicing upgrades abutting the development site will be
required as a condition of final reading.
To the north of subject sites are two parcels designated “Neighbourhood Park” which are both
owned by the District of Maple Ridge. The timeline on the actual building of this neighbourhood
park is unknown at this point. However, future and existing residents will be able to participate in
the public consultation process conducted by the Parks and Leisure Services Department.
The subject sites are not located in or near a known archeological resource according to Provincial
or local records.
The proposed subdivision sketch (Appendix D) shows a total of 34 single family lots serviced by a
looping road. Of the proposed 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential
District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential),
and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential). Access to the proposed
subdivision is from Fern Crescent via a new 18.0 metre wide road right-of-way that can
accommodate sidewalks and parking on both sides. Except for the three lots facing the southern
dip of Fern Crescent, all the proposed lots will face a new looping municipal road right-of-way built
and serviced to urban standards. A narrower 15.0 metre wide road right-of-way will also be built
south of the “Neighbourhood Park” along the northern boundary of the subject site. The proposed
road pattern could be replicated on the east of subject sites when they develop in the future. The
proposed road pattern generally follows the Silver Valley, Horse Hamlet road plan with some minor
changes to provide efficient access to surrounding lands.
c) Planning Analysis:
Official Community Plan - Silver Valley Area Plan:
The Horse Hamlet within the Silver Valley Area Plan is anticipated to contain a total of 240 dwelling
units in a tightly compacted, neighbourhood scale residential area. In October 2013, Council gave
third reading to a development proposal on Mill Street (north of subject sites) for 16 single family
lots to be rezoned from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District). Since the adoption of the Silver Valley Area Plan, this
proposal is the second development application in the Horse Hamlet area. This will add up to a total
of 50 units in the Horse Hamlet area, if final approval is granted.
- 5 -
The development proposal is subject to Silver Valley Area Plan policies and densities permitted
within the Horse Hamlet. It is important to note that the subject sites are not impacted by any
watercourses or steep slopes. The three subject properties (Appendix A), are a combination of Low
Density Residential; Low-Medium Density Residential; and Medium Density Residential designations
as shown in the table below:
Address OCP designation Proportion
1 24005 Fern Crescent Low Density Residential 0%
Low-Medium Density Residential 92%
Medium Density Residential 8%
2 24009 Fern Crescent Low Density Residential 19%
Low-Medium Density Residential 76%
Medium Density Residential 5%
3 24075 Fern Crescent Low Density Residential 8%
Low-Medium Density Residential 60%
Medium Density Residential 32%
Policy 5.3.9 specifies maximum densities associated with the above mentioned OCP designations in
terms of units per net hectare permitted, as stated below:
(a) Medium to medium-low densities, ranging from 15 to 40 units per hectare, will be located
adjacent to schools, commercial uses and civic uses.
(b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5
minute walking distance from the centre.
The subject parcels comply with Policy 5.3.4 that envisions creating neighbourhoods within a 200
metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject
sites and the policies above, the densities are required to step down from medium to low between
128th Avenue and Fern Crescent (north to south). The proposed subdivision sketch (Appendix D)
demonstrates a stepping down of densities being achieved through the proposed R-2 (lot size 315
m2), RS-1b (lot size 557m2) and RS-1 (lot size 668 m2) zones, between 128th Avenue and the Fern
Crescent dip.
As mentioned earlier in this report, the developer is proposing a total of 34 single family residential
lots (14 R-2; 17 RS-1b and 3 RS-1). The resulting total lot yield of 34 lots aligns with the maximum
number of units permitted in the existing designations of the Silver Valley Plan. The proposed RS-1
zone correlates with the “Low Density Residential” designation; the proposed RS-1b zone correlates
with the “Low-Medium Density Residential” designation and the proposed R-2 zone correlates with
the “Medium Density Residential” designation of the Silver Valley Area Plan. The OCP amendment
reflects some minor adjustments or ground-thruthing to the existing designations in order to achieve
a safe and efficient road pattern. This is reflected in the OCP amending bylaw and map attached as
Appendix B.
- 6 -
Maple Ridge Zoning Bylaw No 3510 -1985:
The current application proposes to rezone the subject properties (Appendix A) from RS-3 (One
Family Rural Residential), and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential
District). All the proposed lots meet the minimum lot area, lot width and lot depth specified in the
respective zones.
d) Environmental Implications:
A three-tier storm water management system designed in accordance with the District's
Watercourse Protection Bylaw 6410-2006 and incorporating rainfall capture, runoff control and
flood risk management is required. A Storm Water Management Plan is being reviewed for the
proposed subdivision and will be required to be finalized prior to the final subdivision approval.
Based on the recommendations in the Arborist Report by Mike Fadem and Associates Ltd dated
April 23, 2014, some tree retention opportunities along the northern and southern boundaries of
the subject site will be considered prior to the final approval of the proposed subdivision. Where
possible a best level of effort will be made to save mature trees and to protect their root zones
within the backyards of the future lots, through a Tree Protection Restrictive Covenant. To
compensate for tree loss due to roads and building envelopes within the subdivision new trees in
strategic areas will be added as a replacement strategy. This will be assessed in detail and required
as a condition of final subdivision approval.
e) Development Information Meeting:
On May 22, 2014 the developer and his team of consultants held a “Development Information
Meeting” at Yennadon Elementary School at 23347 128th Avenue from 5:30 to 7:30 pm. As per
Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were
placed in the local paper and a notice was attached to the development sign on site. All the
proposed drawings and information showing development concept, proposed road pattern, servicing
concept, tree retention and information on possible building floor plans and elevations was
displayed at this meeting. The development team of four members including the engineer of record
from Hunter Laird Engineering consultants provided clarification and answered questions. This
meeting was attended by approximately 26 people, while 12 of them provided written comments.
The concerns expressed at the meeting and through the comments are summarized below:
Concerns were expressed over pre-existing traffic volumes on Fern Crescent and the
additional impact on traffic due to the proposed development;
Concerns about existing problems around lack of respect for the environment and private
properties due to use of the horse trail to access the South Alouette River;
Some would like to see more diversity in housing type and design in the Horse Hamlet area;
Concerns with the existing water table after trees are removed;
Would like to see 128th street arterial route built as a priority;
Concerns about lack of schools in the Silver Valley Area to support development in general;
- 7 -
Concerns that access off of Fern Crescent is unsafe in conjunction with excess traffic o n
Fern Crescent;
Some had positive support for the proposed home designs;
Maximum retention of trees and protecting wildlife (bears and deer) corridors should be
encouraged;
Concerns around lot sizes proposed; would prefer ranch style homes with more greenery
(trees, shrubs, more planting);
Road widths could be narrower as per the Silver Valley Area Plan and bio-swales added to
improve drainage and storm/rain water management;
At the meeting, the developer and their consultant team provided answers to most of the concerns
expressed, except the concern about lack of schools and pre-existing traffic on Fern Crescent.
f) Traffic Considerations:
The current road pattern identified in the Silver Valley Area Plan is conceptual and will need to be
revisited as development occurs. The Area Plan envisions that 128th Avenue will be upgraded to an
arterial road and the area referred to as the Fern Crescent dip will evolve into a local street with
substantially less traffic. Once 128th Avenue becomes a functional arterial road, the traffic on Fern
Crescent is anticipated to be reduced (i.e. the regional traffic will be divided between 128th Avenue
and Fern Crescent for access to the Golden Ears Provincial Park). The Silver Valley Area Plan also
identifies a road on either side of the “Neighbourhood Park” lots connecting 128 th Avenue to Fern
Crescent to the south, as well as lanes connecting to Fern Crescent which are eliminated in the
proposed subdivision.
It is noted that the road network identified in the Silver Valley Area Plan is conceptual in nature, and
is refined as a result of ground-truthing at the subdivision approval stage. Once the Hamlet road
patterns are confirmed, a future OCP Housekeeping package will be prepared to reflect the
emerging road pattern in the Area.
The applicants preliminary Traffic Analysis prepared by Hunter Laird Engineering suggests that
avoiding access off of 128th Avenue into the development site is appropriate as it eliminates
potential conflicts with local streets and with regional traffic. It is also noted that eliminating the two
roads adjacent to the future park may protect existing trees.
The applicants have since provided a detailed Traffic Impact Assessment, prepared by BWW
Consulting (July 7, 2014). This report gives consideration to existing conditions, project traffic,
intersection analysis, and Fern Crescent. The consultant has concluded that the traffic volumes
generated by this subdivision will be low and that the analysis indicates a good operational Level of
Service. The consultant has concluded the inclusion of advisory signage, coupled with the low
volumes and adequate sight distances on Fern Crescent should provide satisfactory operating
conditions. Further, it is suggested that when 128th Avenue is extended as the major route,
appropriate signage and road design elements could be incorporated to reinforce the route change
and de-emphasize Fern Crescent’s use by through traffic.
- 8 -
g) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and confirms that all the deficient services,
including the required road dedication, are being provided through the Subdivision Servicing
Agreement. Some off-site servicing upgrades such as new sanitary and storm sewer connection to
the subject site will be secured through the Rezoning Servicing Agreement, as a condition of final
reading. A 3.0 metre dedicated walkway and a right-of-way on proposed lots 33 and 34 will be
required for a municipal storm sewer that will service some of the lots (Appendix D). The proposed
road layout and road right-of-way standards within the proposed subdivision have been reviewed. It
was confirmed that a 18.0 metre road right-of-way (Local Residential 2 road standard in the Silver
Valley Area Plan) will accommodate two travel lanes (8.0 metre each), street trees, street lights,
sidewalk and parking on both sides, while the 15.0 metre road right-of-way along the northern edge
of the subject site (south of the future neighbourhood park) will be adequate to accommodate
sidewalk and parking on one side.
The Engineering Department has reviewed the above noted detailed Traffic Impact Assessment
report (July 7, 2014) by BWW Consulting and has found it to be largely acceptable, noting that
further details will be resolved at the subdivision stage of the project.
Parks & Leisure Services Department:
A referral was sent to the Parks and Leisure Services Department. The District now owns both the
lots north of the subject sites, designated “Neighbourhood Park”. Before the neighbourhood park is
built, the District will engage in a public consultation process which will include the existing and
future residents of the area.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The proposed subdivision sketch has been revised to include a hammerhead turn around near
proposed lots 20 and 21 as shown in Appendix D attached to this report. The Fire Department has
no concerns with the proposed land use and subdivision.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant must ensure that all these will be addressed through the final Subdivision
Servicing Plans at a later date.
h) School District Comments:
A referral was sent to the School District office and comments were received on May 6, 2014. The
School District has reiterated that developments in the Silver Valley Area would affect the projected
student population for the catchment area currently served by Yennadon Elementary and Garibaldi
- 9 -
Secondary schools. The enrollment at the Yennadon Elementary School is at 104.4% utilization
(569 students, including 140 out of catchment students, for 2013-14 school year). The students
from this area will need to be bussed to Harry Hooge and Alouette Elementary schools, which are
beyond the established walking limits of the School Board. The current walking limit for Grades K-3
is 4 kilometres and for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is
at 74.67% utilization (784 students, including 362 out of catchment students, for 2013-2014).
i) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, (adjust the existing OCP designation
boundaries to achieve a feasible road pattern and lot layout) is considered to be minor in nature. It
has been determined that no additional consultation beyond existing procedures is required,
including referrals to the Board of the Regional District, the Council of an adjacent municipality, First
Nations, the School District or agencies of the Federal and Provincial Governments. The
amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management
Plan of the Greater Vancouver Regional District and is determined to have no impact.
j) Citizen/Customer Implications:
A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an
opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
The proposal meets the maximum density permitted by the existing designations for the subject
sites, identified in the Silver Valley Area Plan. However, an OCP amendment is required to re-
distribute the existing OCP designations to achieve an efficient road pattern and lot layout (Appendix
D). The Engineering Department is in support of the proposed road layout. The applicant submitted
a preliminary Traffic Analysis and a follow-up detailed Traffic Impact Assessment report which
concludes the development will generate low traffic volumes and the operating Level of Service is
good. Some signage and possible future road improvements could be considered when 128th
Avenue is extended that could de-emphasis the use of Fern Crescent to through traffic.
- 10 -
Therefore, it is recommended that first and second reading be given to Maple Ridge Official
Community Plan Amending Bylaw No. 7088-2014, that second reading be given to Maple Ridge
Zone Amending Bylaw No. 7053-2014, and that application 2013-107-RZ be forwarded to Public
Hearing.
“Original signed by Christine Carter” for
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 7088-2014
Appendix C – Zone Amending Bylaw No. 7053-2014
Appendix D – Proposed preliminary subdivision sketch
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 8, 2013 FILE: 2013-107-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
128 AVE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7088-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Figure 2 (Land Use Plan) and Figure 3D (Horse
Hamlet) of the Silver Valley Area Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7088-2014."
2. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet for that parcel or tract of land and
premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Lot 15 Section 22 Township 12 New
Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet; Section 22 Township 12
New Westminster District Plan 9364;
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 883, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Low Density Urban; Low/Medium Density
Residential and Medium Density Residential.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 2014.
READ A SECOND TIME the day of , 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014.
ADOPTED, the day of , 20 .
_____________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
239962398712729
24017240262405524
1
6
22419724013
12848
240332407224075241242
4
1
5
024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)2401524090240692
4
1
3
8
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 2719628
P 9364
1
42
Rem A
P
1
8
0
1
2
30
P 24120
1
P 39367
41
N 126' A
P 21921
P 11363
2
5
4
P 7656
2
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85
8
1
23
P 10713
P 9364
19
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24
P 26177
4 5
7
LMP
4
0
3
1
5
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22 P 4707086
LMP 2855LMP 30056
´
Bylaw No. Map No. Purpose:
From:
To:
Low Density Residential, Medium Density Residential, andLow/Medium Density ResidentialLow Density Residential Medium Density ResidentialLow/Medium Density Residential
7088-2014883To Amend Figure 2 (Land Use Plan) and 3D (Horse Hamlet)of the Silver Valley Area Plan
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban Area Boundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7053-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7053-2014."
2.Those parcels or tracts of land and premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Section 22 Township 12 New
Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet, Section 22
Township 12 New Westminster District Plan 9364
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 1606 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential), and R-2 (Urban
Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of April, 2014
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
239962398712729
24017240262405524
1
6
22419724013
12848
240332407224075241242
4
1
5
024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)2401524090240692
4
1
3
8
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
PL. 3041P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 9912P 2719628
P 9364
1
42
Rem A
P
1
8
0
1
2
30
P 24120
1
P 39367
41
N 126' A
P 21921
P 11363
2
5
4
P 7656
2
BCP 50115
85
8
1
23
P 10713
P 9364
19
EP 22444
*PP129
EP 13720
24
P 26177
4 5
Rem part (1.502 Acres)
7
LMP 4
0
3
1
5
P 10558
A
22 P 4707086
LMP 2855LMP
3
9
8
9
8
LMP 30056
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)
7053-20141606
R-2 (Urban Residential District)RS-1b (One Family Urban (Medium Density) Residential)RS-1 (One Family Urban Residential)
Urban Area Boundary
Urban Area Boundary
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2015-096-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Wildfire Development Permit
13316 235 Street
EXECUTIVE SUMMARY:
Wildfire Development Permit application 2015-096-DP has been received for the 5 single family lots
and 8 bare land strata lots located at 13316 235 Street in Silver Valley. A Wildfire Development
Permit (WFDP) is required because the site is located within the Wildfire Development Permit Area
plan.
Since the adoption of the Wildfire Development Permit (WFDP) Guidelines in October 2014, the
Planning Department, Licencing, Permits and Bylaws Department, and Fire Department have been
monitoring the implementation of the WFDP. There have been challenges in the application of the
American National Fire Protection Association’s NFPA 1144 (Standard for Reducing Structure
Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for
Land Developments in Wildland, Rural and Suburban Areas) in view of proposed new development
applications.
The Home Owners FireSmart Manual (B.C. Forest Service Protection Program) would provide a
greater degree of flexibility while maintaining the intent of the Wildfire Development Permit
Guidelines. An Official Community Plan amending bylaw revising the Wildfire Development Permit
Guidelines to remove reference to the NFPA requirements received first reading on July 26, 2016. In
the meantime, in order to allow developers to continue construction, in-stream WFDP applications
are being reviewed in relation to the FireSmart Manual Guidelines.
This application has been reviewed against the FireSmart Manual requirements. The Fire
Department found the report to meet the intent of the City’s Wildfire DP requirements. A signed
Letter of Inspection from the assessor, Diamond Head Consulting Ltd, upon completion of the project
is required to ensure the recommendations have been followed to a satisfactory level. No proposed
forest treatments are part of this application, and a landscaping security is likely not required.
Council considered rezoning application 2014-014-RZ and granted first reading for Zone Amending
Bylaw No. 7071-2014 on April 22, 2014. Council granted second reading on July 14, 2015. This
application was presented at a Public Hearing on September 15, 2015, and Council granted third
reading on September 29, 2015. Council will be considering final reading on September 20, 2016.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-096-DP respecting property located
at 13316 235 Street.
1108
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Landmark Enterprises Ltd
Owner: Landmark Enterprises Ltd
Legal Description: Lot 3, Section 28, Township 12, New Westminster District
Plan 3007
OCP :
Existing: Med/High Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District) and RS-1b (One Family Urban (Medium
Density) Residential)
Surrounding uses:
North: Use: Single Family and Duplex Residential
Zone: RT-1 (Two Family Urban Residential), and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Medium Density Residential
South: Use: Single Family and Larch Avenue
Zone: RS-3 (One Family Rural Residential)
Designation: Medium-High Density Residential, and Neighbourhood Park
East: Use: Single Family and Street Townhouses
Zone: R-1 (Residential District) and RST-SV (Street Townhouse)
Designation: Medium-High Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 0.770 Hectares (1.90 acres)
Access: 235 Street and Larch Avenue
Servicing requirement: Urban Standard
Accompanying applications: 2014-014-RZ, 2014-014-SD, 2015-370-SD, and
2014-014-NFDP
b) Project Description:
This subject property located on 13316 235 Street (see Appendix A and B) is a remnant parcel and
is the last parcel of undeveloped land north of Larch Avenue and west of 235 Street. The
subdivision plan (see Appendix C) shows a total of 13 single family residential lots, 5 lots of which
are proposed to be zoned RS-1b (One Family Urban (Medium Density) Residential), ranging in size
from 557 m² to 635 m² and accessed off of 235 Street. The remainder lot will be part of a bare land
strata subdivision into eight (8) lots, ranging in size from 373 m² to 392 m², accessed off of Larch
Avenue.
- 3 -
The topography of the subject property is challenging with some areas showing 15-25% slopes. The
proposed RS-1b (One Family Urban (Medium Density) Residential) lots facing 235 Street follow the
existing lot pattern to the north and west of the subject property. This will leave an inaccessible,
deeper remainder lot on the eastern portion, which can only be accessed off of Larch Avenue.
Further subdivision of this remainder lot is possible utilizing a private road to create an additional 8
lots.
The subject property is located within the Wildfire Development Area and an application with
accompanying assessment report has been received and reviewed against FireSmart Manual
requirements.
c) Planning Analysis:
The Wildfire Development Permit Area Guidelines are intended for the protection of life and property
in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be
reasonably abated through implementation of appropriate precautionary measures.
A Development Permit is required for all development and subdivision activity or building permits for
areas identified as wildfire risk areas identified in attached Map 1: Wildfire Development Permit
Area. A Development Permit may not be required under certain circumstances indicated in the
Development Permit Exemptions, Section 8.4, Item 4. These Development Permit Guidelines are to
work in concert with all other regulations, guidelines and bylaws in effect.
This development respects the key guideline concepts as outlined in this section:
1. Locate development on individual sites so that when integrated with the use of mitigating
construction techniques the risk of wildfire impacts is reduced;
The FireSmart Manual (BC Edition) recommends a 10 metre (33 ft.) setback between the forest edge
and all buildings. The same setback distance is also required between buildings. The R-2 (Urban
Residential District) zone has a rear yard setback requirement of 8 metres (26 ft.) when access is
from the front street rather than a rear lane. The interior side yard setback requirement is 1.2 metres
(4 ft.) and the exterior side yard setback is 2 metres (6.6 ft.).
A permanent forest edge borders the development site to the north and in the south -west corner.
Lands with future development potential are located to the north -west, west, south, and east of the
development site. The Wildfire Development Permit Assessment prepared by Diamond Head
Consulting Ltd and dated August 12, 2016 reports that the development site has an overall low to
moderate risk from wildfire.
Given the existing land uses, wildfire risks, and zoning siting requirements, Diamond Head
Consulting Ltd has provided a detailed list of building materials and construction requirements to
maximize the homes’ ability to withstand radiant heat and ember showers from a wildfire event.
Building faces adjacent to the current and permanent forest edge will require additional non-
combustible materials. Other site layout and servicing considerations include underground hydro
servicing, fire hydrants, and sufficient road width for two fire trucks to pass one another.
- 4 -
2. Mitigate wildfire impacts while respecting environmental conservation objectives and other
hazards in the area.
The subject property consists of one property located at 13316 235 Street and has an area of
approximately 7640 m2. The development site is predominately located on a south-west facing
slope. The site is located approximately 600m north of the Alouette River. There has been recent
development to the north and east, where large areas of previously forested stands have been
cleared. The proposed development is surrounded by large lots with single family residences, and
natural areas. The proposed development of approximately 13 single family residential lots has no
proposed tree retention or vegetation setback areas.
3. Ensure identified wildfire interface risks are recognized and addressed within each stage of
the land development process.
The subject site was determined to have an overall low to moderate risk from wildfire, and it was
concluded that the threat to buildings from radiant heat from a forest fire is minimal. A small area of
moderate threat M2 (mixed stand of coniferous and deciduous trees) will be retained south and west
of lots 1A and SL1-4, but given that it will be isolated by development clearing and consist of mostly
deciduous trees, it will not be of an adequate size to rate as a hazardous stand post -development.
The M2 stands south of Larch Avenue and in the riparian corridor to the west will continue to rate as
a moderate threat. The greatest threat to structures on the subject site from wildfire, are from
embers spotting from a crown fire.
Diamond Head Consulting Ltd has identified wildfire interface risks and has provided a list of
recommendations including appropriate building materials, site layout, and FireSmart landscaping.
In the event that a wildfire does threaten the area, suppression capability is improved with good
access, defensible space and water supply. The recommendations speak to non-combustible
materials which must meet the acceptance criteria for Fire Tests for Roof Coverings, Fire-resistant
materials meeting the acceptance criteria of Fire Endurance Tests of Building Constructions and
Materials, and Rated roofing materials in Class A or B measure of external spread of flame on a roof
surface, where Class A is effective against severs fire exposure.
4. Proactively manage potential fire behavior, thereby increasing the probability of successful
fire suppression and containment and minimizing adverse impacts.
Previous key guidelines have outlined the building siting and materials, servicing, and parkland
treatment strategies to proactively manage potential fire behavior. The final wildfire management
approach is to regulate landscaping maintenance surrounding the homes. Diamond Head
Consulting has provided recommendations in the subject assessment report for on -lot landscaping.
FireSmart landscaping will contribute to the creation of a fire-resistant Zone 1. In addition a small
strata park is to be created in the northeast corner of the current lot.
In Zone 1 there will be a buffer with mowed lawn, fire-resistant plants or shrubs. No vegetation
should touch the buildings, and the use of bark-mulch is not allowed.
- 5 -
CONCLUSION:
As discussed in this report, this application has been considered against the requirements of the
Home Owners FireSmart Manual (B.C. Forest Service Protection Program) to assess fire hazard and
guide recommendations instead of the NFPA standards. The City provided detailed guidance
regarding minimum building construction requirements to the developer and the Wildfire Consultant
(Diamond Head Consulting Ltd) and an assessment report was provided on August 12, 2016.
The Fire Department finds the assessment report to meet the intent of the Wildfire DP requirements.
A signed Letter of Inspection from Diamond Head Consulting Ltd upon completion of the project is
required to ensure the recommendations have been followed to a satisfactory level. Therefore, it is
recommended that 2015-096-DP be approved.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Subdivision Plan
DATE: Apr 14, 2015 2015-096-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
2015-096-DP
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Apr 14, 2015 2015-096-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,534
2015-096-DP
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 11-5255-70-111
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Award of Contract RFP-EN16-42:
Engineering Design Services for 263 Street Pump Station Replacement
EXECUTIVE SUMMARY:
In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the
pumping and storage capacity in the north eastern sector of the City’s water distribution system. The
report identified operational concerns with the existing pumps and reservoir at the 263 Street Pump
Station. The report recommended the existing pump station be replaced along with an upgraded
connection to the existing reservoir. The City is presently budgeting in the Capital Plan for
preliminary design in 2016 and detailed design and construction in 2017.
A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016 and
closed on July 19, 2016 for the preliminary and detailed design for the pump station replacement at
the existing 263 Street site. The scope of services included architectural, civil, mechanical,
structural, geotechnical, environmental, archaeological and construction inspection services. The
construction inspection services budget will be reviewed prior to the award of the Invitation to
Tender.
In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be issued
for construction of the pump station which is scheduled to be completed by December 2017. This
schedule is in accordance with the City’s Capital Improvement Program 2016-2020 and the reservoir
pump station replacement project is in the City’s approved Financial Plan.
Following a detailed analysis and evaluation of the proposals received, this report recommends that
a Client/Consultant Agreement be executed with Stantec Consulting Ltd. (Stantec) for the amount of
$197,625.00 excluding taxes. This report recommends that a $20,000 contingency be established
for unanticipated additional works.
RECOMMENDATION:
THAT Contract RFP-EN16-42: Engineering Design Services for 263 Street Pump Station
Replacement, be awarded to Stantec Consulting Ltd. in the amount of $197,625.00 excluding taxes;
and
THAT a contingency of $20,000 for unanticipated additional works be approved; and further
THAT the Corporate Officer be authorized to execute the Contract.
1109
DISCUSSION:
a) Background Context:
In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate
the pumping and storage capacity in the north eastern sector of the City’s water distribution
system. The report identified operational concerns with the existing pumps and reservoir at
the 263 Street Pump Station. The report recommended the existing pump station be
replaced along with an upgraded connection to the existing reservoir. The City is presently
budgeting in the Capital Plan for preliminary design in 2016 and detailed design and
construction in 2017.
A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016
and closed on July 19, 2016 for the preliminary and detailed design for the pump station
replacement at the existing 263 Street site. The scope of services included architectural,
civil, mechanical, structural, geotechnical, environmental, archaeological and construction
inspection services. The construction inspection services budget will be reviewed prior to the
award of the Invitation to Tender.
In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be
issued for construction of the pump station which is scheduled to be completed by
December 2017. This schedule is in accordance with the City’s Capital Improvement
Program 2016-2020 and the reservoir pump station replacement project is in the City’s
approved Financial Plan.
RFP Process and Evaluation
The RFP was sent out to five pre-qualified engineering consulting firms, only three consulting
firms submitted proposals before the closing date. All proposals were evaluated in
accordance with evaluation criteria provided to the proponents.
After detailed analysis, the evaluation team concluded that Stantec Consulting Ltd.
submitted the highest rated and most technically sound proposal. When all factors are
accounted for, Stantec Consulting Ltd.’s proposal provides the best value to the City. The
average of the proposals submitted was $296,346 with the highest being $450,328.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to proceed with the award of
the contract to Stantec Consulting Ltd. for the engineering services and establish funding for
project contingencies.
c) Strategic Alignment:
The Corporate Strategic Plan provides direction to manage municipal infrastructure under
various initiatives such the Water Distribution Master Plan Update, the Development Cost
Charge (DCC) Bylaw and Smart Managed Growth. Increasing pump station capacity and
making alterations to the existing reservoir is in line with the Corporate Strategic Plan.
d) Citizen/Customer Implications:
The design process will include a public consultation process to obtain feedback from all
stakeholders and to mitigate concerns, although impacts on the surrounding properties are
expected to be minimal.
e) Interdepartmental Implications:
Operations staff will be consulted during the detailed design process so they can provide
input for the design and constructability.
f) Business Plan/Financial Implications:
The 263 Street Pump Station Upgrade project is in the 2016 and 2017 Adopted Financial
Plan. There is $50,000 to complete the preliminary design in 2016 and an additional
$1,400,000 in 2017 for the detailed design and construction of the pump station. The
detailed design project cost will largely be incurred in 2017; therefore an amendment to
2016 budget is not required.
The project is funded equally from Development Cost Charges and the Water Utility. Several
years ago this project was included in the Capital Program and the Financial Plan Byla w.
Development Cost Charges were identified as suitable funding source for a portion of this
project. This project will be included in the DCC Imposition Bylaw amendment, currently
underway. The design costs are in line with a project of this magnitude.
CONCLUSIONS:
Stantec Consulting Ltd. has submitted the highest rated proposal for the Engineering Design
Services for 263 Street Pump Station Replacement and provides the best value to the City. This
report recommends Council approval to award the design services assignment to Stantec Consulting
Ltd. As well staff have recommended a $20,000 contingency be established for unanticipated
additional works.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA,CPA, CGA
Manager of Design & Construction Concurrence: Manager of Financial Planning
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
The C it y of M aple Ridge m ak es no gu arant eeregarding the acc uracy or pres ent st at us ofthe inf orm at ion sh ow n o n t his map .
´Scale : 1 :2 ,5 00
Da te : Ju n 1 , 201 6Department: En gi nee r ing
263 St ree t W ate r Pu mp St atio n U pg rade
0 25 50 75 10 0 m
0 90 180 270 36 0 ft
p oly go n L ay er
Ove rrid e 1
St re et N am e L ab el
M un icipa l Bo un da ry
Pa rcel H o ok
R ailw ay
M ajo r Riv e r or La k e E dg e
M ajo r Riv e r or La k e
Pa rcel B ou nd arie s
Pro pe rt y
Bu ildi ng
Scho ol
Pa rk
Air Va lv e
Altit ud e Val ve
Au to Fl us h er
Blo w Off Ass e m bly
Bu lk Fi ll St at io n
Che ck Val ve
Cit y W e ll
Fir e H y dr ant
Cit y o f Ma ple R idg e
Pri va te
Flow Me te r C ha m b er
Pip e En d
Pre s sure M on it or
Pre s sure Red ucin g Valve
Pu m p St a ti on
Res er voir
Sa m ple St at io n
Valve
Clos e d
Op en
Va lv e Ch am b er
Stru ctu re
Wa ter M a in
City of PittMeadows
District ofLangley District of MissionFRASER R.
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: September 12, 2016
and Members of Council
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING: MEETING: MEETING: MEETING: Committee of the Whole
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended August 31, 2016
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended August 31August 31August 31August 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 14,352,92914,352,92914,352,92914,352,929
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,992,2301,992,2301,992,2301,992,230
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 88888,3528,3528,3528,352
$$$$ 16,433,51116,433,51116,433,51116,433,511
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c)c)c)c) Business Plan / FinancialBusiness Plan / FinancialBusiness Plan / FinancialBusiness Plan / Financial Implications:Implications:Implications:Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• B & B Contracting Ltd. – 128 Ave road & drainage improvements $ 694,313
• BA Blacktop – 2016 paving program $ 530,238
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713
• Sandpiper Contracting Ltd. – 224 St watermain replacement $ 308,280
• Timbro Contracting – Silver Valley Reservoir – Rock Ridge Reservoir $ 997,896
• Wallace & Company Ltd. – Storage building & shed construction $ 801,387
• The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in August.
1. Albion Dyking District – 2016 collections $ 215,125
2. G.V. Sewerage & Drainage – 2016 requisition $ 5,661,326
3. Road 13 Dyking District – 2016 collections $ 141,548
4. Tretheway Edge Dyking District– 2016 collections $ 25,170
d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The disbursements for the month ended August 31, 2016 have been reviewed and are in order.
Original signed by G’Ann Rygg
______________________________________________
Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg
Accounting Accounting Accounting Accounting Clerk IIClerk IIClerk IIClerk II
Original signed by Trevor Thompson
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
Original signed by Paul Gill
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial Corporate & Financial Corporate & Financial Corporate & Financial ServicesServicesServicesServices
Original signed by E.C. Swabey
_______________________________________________
Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 31,600
Absolute Industrial Mechanical 249 Street pump station repairs 21,415
AFN Enterprises Inc Security refund 480,559
Albion Dyking District 2016 collections 215,125
Andrew Sheret Ltd Watermain replacement 28,176
B & B Contracting Ltd 128 Avenue road & drainage improvements (216 St to 224 St)694,313
BA Blacktop 2016 paving program 530,238
BC Hydro Electricity 136,879
BC SPCA Contract payment - July & Aug 57,116
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 99,820
Retaining wall 23000 block of Abernethy Way 2,793 102,613
Boileau Electric & Pole Ltd Maintenance: Alco Park 373
Banners 305
City Hall 253
Hanging baskets 1,142
Memorial Park 249
Pedestrian signs 2,055
Pitt Meadows Family Rec Centre 418
Pole & light repairs due to MVA 360
Power pole replacement 9,449
Street lights 1,282
Traffic cameras 500 16,386
CUPE Local 622 Dues - pay periods 16/16 & 16/17 28,057
Chevron Canada Ltd Gasoline & diesel fuel 39,906
Corix Control Solutions Pump station chlorine equipment 18,248
Corix Water Products Waterworks supplies 19,389
Downtown Maple Ridge Business 50% BIA funding 106,800
Fitness Edge Contracted service provider - fitness classes & programs 15,095
Gotraffic Management Inc Traffic control 22,688
Gr Vanc Sewerage & Drainage 2016 requisition 5,661,326
Transfer station waste disposal 399 5,661,725
Guillevin International Inc Firefighter equipment 11,750
Firefighter protective wear 901
Operations electrical supplies 5,549 18,200
Hallmark Facility Services Inc Janitorial services & supplies:
City Hall 3,427
Firehalls 4,552
Library 4,284
Operations 4,070
Randy Herman Building 4,767
RCMP 4,069
South Bonson Community Centre 2,463 27,632
Horizon Landscape Contractors Grass cutting 22,523
Humble Developments Ltd Security refund 426,244
Image Painting & Restoration Painting & restoration services:
Golden Ears Winter Club 15,750
Operations 525
South Bonson Community Centre 525 16,800
Infinite Roadmarking Ltd Crosswalk marking 18,094
ISL Engineering & Land Serv Culvert replacement program 5,916
128 Avenue (216 St - 224 St) Construction support services 51,643 57,559
Lafarge Canada Inc Roadworks material 47,542
Maple Ridge & PM Arts Council Arts Centre contract payment 53,102
Program revenue July 9,138 62,240
McElhanney Consulting Services 203 Street road & drainage improvements (DTR to Golden Ears Way)15,267
287 Street drainage study 4,970 20,237
Medical Services Plan Employee medical & health premiums 41,425
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Municipal Pension Plan BC Employer/employee remittance 502,655
NAI Commercial (BC) Ltd In Trust Land acquisition subject removal - Lougheed Hwy.100,000
Oakcreek Golf & Turf Inc Lawn sweeper/vacuum 49,627
Pace Group Communications Inc Media relations & communication services 12,046
Video project 4,200 16,246
Receiver General For Canada Employer/Employee remittance PP16/15, PP16/16 & PP16/17 1,152,612
RG Arenas (Maple Ridge) Ltd Ice rental July 56,896
Curling rink operating expenses May & June 9,441 66,337
RGH Pacific Emergency Services Emergency traffic pre-emption service 15,712
Ridge Meadows Recycling Society Monthly contract for recycling 189,713
Weekly recycling 336
Litter pickup contract 3,859
Recycling station pickup 649
Roadside waste removal 52
Recycle boxes - blue 30,000
Toilet rebate program 237 224,846
Road 13 Dyking District 2016 collections 141,548
Rogers Cellular devices & device upgrades 38,731
Sandpiper Contracting Ltd 224 Street watermain replacement (122 Ave to 124 Ave)308,280
Stellar Power & Control Soluti Albion pump station 22,086
Timbro Contracting Silver Valley Reservoir - Rock Ridge Reservoir - Tank 2 997,896
Tretheway Edge Dyking District 2016 collections 25,170
Wallace & Company Ltd.Storage building & shed construction 801,387
Warrington PCI Management Advance for Tower common costs plus expenses 84,696
Disbursements In Excess $15,000 13,532,65313,532,65313,532,65313,532,653
Disbursements Under $15,000 820,276820,276820,276820,276
Total Payee Disbursements 14,352,92914,352,92914,352,92914,352,929
Payroll PP16/16 & PP16/17 1,992,2301,992,2301,992,2301,992,230
Purchase Cards - Payment 88,35288,35288,35288,352
Total Disbursements August 2016 16,433,51116,433,51116,433,51116,433,511
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 20, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Social Services Delivery Research Project Final Report
EXECUTIVE SUMMARY:
As part of the Maple Ridge Resilience Initiative (MRRI), the City embarked on a process to review the
delivery of social services in the community particularly within the context of mental health,
substance use, homelessness and housing. With a view to finalizing the Social Services Delivery
Research Project Report (the Report), the consultant presented the draft to Council on July 11,
2016. Council’s suggestions have been incorporated into the final report and it is now completed
(attachment).
RECOMMENDATION:
That the Social Services Delivery Research Project Final Report be endorsed.
DISCUSSION:
a)Background Context:
Council endorsed the objectives outlined in the Request for Proposal for the delivery of a Social
Services Delivery Project. The Social Services Delivery Research Project was developed to:
1.Gain a clear understanding of the current service delivery and funding models in the areas of
mental health, substance use, and housing supports for marginal populations.
2. Assess and analyze the effectiveness (strengths, gaps, and opportunities for improvement) of
current delivery and funding models in meeting the community’s needs, and preparing to
meet future/growing needs.
3. Develop recommendations designed to position Maple Ridge to advocate for improved
service delivery, enhanced funding, increased resources and better coordination and service
delivery models.
4. To design metrics, as well as an ongoing mechanism, to measure the effectiveness collective
impact of service delivery and funding models at the local level.
The following project outputs have been achieved:
Social Services Stakeholder Survey.
Inventory of Maple Ridge Social Services (Housing, Mental Health, Problematic Substance
Use and Addictions).
Review of Evidence Based Practices.
1201
2
Consultation Workshops.
Shared Performance Outcome Framework.
Strategic Directions and Implementation Programs.
There are nineteen strategic directions being recommended in the area of housing for vulnerable
populations, mental health service enhancements, and enhanced programs to address problem
substance use and addictions.
1. Continue to focus on collaborative approaches to implementing the Housing Action Plan.
2. Explore the development of a centralized approach to the provision of housing services in
Maple Ridge.
3. Improve the integration of mental health services within existing housing programs.
4. Enhance outreach capacity among agencies to support people in need of housing.
5. Strengthen the focus on the development of second stage housing options.
6. Develop collaborations with landlords and property management companies (e.g., develop
a “Friendly Landlord Network”). Explore the feasibility of developing and operating a youth
safe program (or Safe House) that youth at risk can access when in need.
7. Explore the feasibility of developing and operating a youth safe program (or Safe House)
that youth at risk can access when in need.
8. Develop strategies for providing mental health services at same space as addictions or
improve referral process.
9. Design and implement an innovative public education campaign around the issues of
homelessness and mental health, with strategic partnerships with media and community
leaders.
10. Improve wrap around support for youth who are transitioning out of the foster care system.
11. Invest in enhanced programming and support networks for people affected by mental
health and substance use issues (i.e., people with co-occurring disorders).
12. Support the development of strategies to improve access by youth to services addressing
mental health issues and problem substance use and addiction.
13. Enhance support for the work of the Substance Misuse and Prevention Committee (sub-
committee of the Community Network).
14. Improve access to detox facilities with an emphasis on facilities geared to youth who wish
to address problem substance use and addiction issues.
15. Develop enhanced after care drug and alcohol rehabilitation for people once they leave
residential treatment, with a focus on integrated case management and wrap around
approaches that involve multi-agency collaboration.
16. Explore the development of an Assertive Community Treatment (ACT) team in Maple Ridge
based on the success of models implemented in other BC Communities.
17. Explore the feasibility of developing and operating a “Sobering House”.
18. Improve access to services for people with mental health and substance use challenges,
as well as economic constraints, by removing transit barriers and hours of service barriers.
19. Engage senior levels of government in developing stronger regional approaches to
addressing mental health and issues.
The strategic directions are framed with information on related initiatives, implementation steps,
potential partner organizations and the resources required to act on the direction.
3
b) Desired Outcome:
That the report provides information to guide and improve the delivery of social services in
the community.
c) Strategic Alignment:
The report aligns with the Implementation Strategy for the Housing Action Plan and the goals
of the Ridge Meadows Child Youth Wellness Centre.
d) Citizen/Customer Implications:
Enhancing the delivery of social services for citizens in the community will benefit individuals
and the community as a whole.
e) Interdepartmental Implications:
A number of departments will be engaged in the implementation of the recommendations
including Community Services, Youth Services and Planning.
f) Business Plan/Financial Implications:
The implementation strategy could inform the upcoming business plan for Social Planning.
CONCLUSIONS:
The Social Services Delivery Project report has provided information about what services are
available and some valuable recommendations on how to enhance these services. The
Implementation Directions can be used to move forward to enhance current service delivery. As the
community grows and changes continual evaluation and resetting priorities are necessary to ensure
that services are responsive to community and client need.
“Original signed by Shawn Matthewson”
Prepared by: Shawn Matthewson, Social Planning Analyst
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager,
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn”
Concurrence: E.C. Swabey
Chief Administrative Officer
:sm
Attachments: Social Services Summary Report MR July 2016
Social Services Technical Appendix B Service Inventory July 2016
Social Services Technical Appendix A Summary July 2016
Maple Ridge Social Services
Delivery Research Project
Summary Report
July 2016
Table of Contents
1.0. Introduction ...........................................................................................................................1
2.0. Research Methods and Phases of Activity ................................................................................3
3.0. Summary of Research Findings ................................................................................................6
3.1. Social Service Stakeholders Survey Summary ............................................................................... 6
3.1.1. Respondent Background Summary ....................................................................................... 6
3.1.2. Housing Services Summary ................................................................................................... 6
3.1.3. Mental Health Services Summary ......................................................................................... 7
3.1.4. Substance Use Services Summary ......................................................................................... 7
3.1.5. Duplication in Services Summary .......................................................................................... 8
3.1.6. Rankings of Organization Assets and Issues Summary ......................................................... 8
3.2. Inventory of Maple Ridge Social Services Summary (Housing, Mental Health,
Problem Substance Use and Addictions) ...................................................................................... 9
3.2.1. Criteria for Inclusion .............................................................................................................. 9
3.3. Review of Evidence Based Practices Summary ........................................................................... 10
3.3.1. Housing Case Study #1 - Sunshine Coast Housing Project .................................................. 10
3.3.2. Housing Case Study #2 - Medicine Hat Plan to End Homelessness .................................... 11
3.3.3. Housing Case Study #3 - London Ontario: Homelessness Prevention System ................... 12
3.3.4. Mental Health Case Study #1 - Preventing Homelessness through Mental Health
Discharge Planning: Best Practices and Community Partnerships in British Columbia ...... 13
3.3.5. Mental Health Case Study #2 - England’s Department for Communities and Local
Government Preventing Homelessness Project ................................................................. 14
3.3.6. Substance Use Case Study #1: At Home / Chez Soi Project (Vancouver) ........................... 15
3.4. Consultation Workshops Summary ............................................................................................ 16
3.4.1. Housing ............................................................................................................................... 17
3.4.2. Mental Health Services ....................................................................................................... 18
3.4.3. Problem Substance Use and Addiction Services ................................................................. 18
4.0. Shared Performance Outcome Framework ............................................................................ 21
5.0. Concluding Strategic Directions and Recommended Implementation Programs ...................... 23
List of Tables
Table 1. Summary of Consultation Workshops .......................................................................................... 16
Table 2. Priority Housing Issues Identified by Workshop Participants ....................................................... 17
Table 3. Priority Mental Health Issues Identified by Workshop Participants ............................................. 18
Table 4. Priority Problem Substance Use and Addictions Issues Identified by Workshop
Participants .................................................................................................................................... 19
Table 5. Implementation Directions: Housing for Vulnerable Populations ................................................ 24
Table 6. Implementation Directions: Mental Health Service Enhancements ............................................ 27
Table 7. Implementation Directions: Enhanced Programs to Address Problem Substance Use
and Addictions .............................................................................................................................. 30
List of Figures
Figure 1. Phases in Social Service Delivery Research Project ....................................................................... 3
Page | 1
1.0. Introduction
This report presents summary information gathered during the Maple Ridge Social Services Delivery
Research Project. The information herein and the related technical appendices aim to equip the City of
Maple Ridge (including council, staff, and committees) with knowledge and recommendations to
support decision making with regard to issues related to housing for vulnerable populations, mental
health, and problem substance use and addictions in Maple Ridge.
As per the Request for Proposals, this study is intended to identify opportunities available to the City
that will improve the delivery of all services and will identify funding models for services in the area.
Within this context a number of specific goals guided this applied study:
1. Help the City gain a clear understanding of the current service delivery and funding models in
the three focus areas of housing for vulnerable populations, mental health, and problem
substance use and addictions.
2. Assess and analyze the effectiveness of current delivery and funding models in meeting the
community of Maple Ridges’ needs, and preparing to meet its future as well as present growing
needs;
3. Develop recommendations designed to position Maple Ridge to advocate for:
Changes that will improve the capacity and effectiveness of the current delivery system;
Enhanced access to funding programs;
Increased resources; and,
Services designed to address the needs of vulnerable populations, achieve improved
access by streamlining the delivery system, and ensure ongoing effectiveness though
efficient, innovative, and effective use of resources.
4. Design metrics, as well as an ongoing mechanism, to measure the effectiveness and collective
impact of service delivery and funding models at the local level.
This summary report presents a high level overview of the major findings from the study and is
supported by six technical appendices that provide additional background on the issues identified during
the research process. The six Technical Appendices referred to above have the following titles:
1. Technical Appendix A: Social Service Stakeholders Survey Summary;
2. Technical Appendix B: Backgrounder for Inventory of Maple Ridge Social Services;
3. Technical Appendix C: Review of Evidence Base Practices;
4. Technical Appendix D: Consultation Workshops Summary;
5. Technical Appendix E: Measuring and Monitoring Results Summary; and,
6. Technical Appendix F: Social Responsibility Matrices Summary.
In addition to this summary report and the six Technical Appendices, a number of information
Page | 2
summaries, maps, and funding inventories were developed in support for the engagement elements of
the project.
In the following section (Section 2), the research methodology and activities are summarized. Section 3
contains a summary of findings from the different lines of inquiry relevant to this study. Section 4
provides an outline of an initial shared performance measurement and outcome framework. Section 5 is
a summary of conclusions from the range of project activities, while Section 6 provides a detailed
implementation program outlining major recommendations and activities in each of the three focus
areas (housing for vulnerable populations, mental health, and problem substance use and addictions).
Page | 3
2.0. Research Methods and Phases of Activity
Qualitative and quantitative research and analysis methods were used to complete this project. These
include: online survey and summary of results, service inventory, mapping, compilation of case study
information on evidence-based practices, summary of funding sources, six community consultation
workshops, development of evaluation measures, and development of social responsibility matrices.
Detailed research method notes are provided in the technical appendices where applicable. The figure
below summarizes the major project activities.
Figure 1. Phases in Social Service Delivery Research Project
Phase 1: Project Inception Meeting, Detailed Work
Plan, Contract Signing
Phase 2: Inventory of Service Delivery, Mapping and
Online Stakeholder Survey
Phase 3: Development of Summary of Evidence-Based
Practices and Inventory of Funding Sources
Phase 4: Key Stakeholder Workshops, Social
Responsibility Matrices, Assessment and Development
of Metrics
Phase 5: Development and Submission of Social
Services Delivery Research Report and Technical
Appendices
Page | 4
The following is a summary of activities in each of the project phases:
Phase 1: Project Inception Meeting, Detailed Work Plan, Contract Signing
1. Developed a project work plan in conjunction with City staff;
2. Confirmed meeting schedule and presentation dates with the City staff;
3. Developed a Gantt chart to visualize project milestones; and,
4. Finalized the project contract.
Phase 2: Inventory of Service Delivery, Mapping and Online Stakeholder Survey
1. Developed and administered an online stakeholder survey circulated to key stakeholders in
Maple Ridge (including senior managers, Executive Directors, and other knowledgeable
individuals identified through the service inventory and recommended by the project Steering
Committee) (Appendix A);
2. Completed inventory of services providing support for housing of vulnerable populations,
mental health and problem substance abuse and addictions issues (Appendix B); and,
3. Developed Service Delivery Maps summarizing socio-demographic information in the City of
Maple Ridge (distributed separately).
Phase 3: Development of Discussion Paper on Evidence-Based Practices and Inventory of Funding
Sources
1. Developed a total of six case studies summarizing model approaches in addressing issues
related to housing and homelessness (Sunshine Coast Housing Project, Medicine Hat Plan to
End Homelessness, and London, Ontario: Homelessness Prevention System), mental health
services (mental health discharge planning in British Columbia, Department for
Communities and Local Government in London, United Kingdom), and problem substance
use (Vancouver, BC: At Home/Chez Soi Project) (Appendix C); and,
2. Compiled an inventory of funding sources intended to support potential future actions to
address issues of housing for vulnerable populations, mental health and problem substance use
and addictions (distributed separately).
Phase 4: Consultation, Social Responsibility Matrices, and Assessment and Development of Metrics
1. In conjunction with the above research activities, SPARC BC conducted an extensive consultation
process involving a range of stakeholders including City of Maple Ridge Council and community
social service organizations (Appendix D); and,
2. Using elements identified throughout the research project, a social responsibility matrix was
developed outlining the varying scope of responsibility for each of the three levels of
government, as well as the community service sector (Appendix F).
Page | 5
Phase 5: Development and Submission of the Social Services Delivery Research Report
The purposes of the final report are to
1. To articulate a series of recommendations intended to inform the City of Maple Ridge in
advocating for reform of policies and systems related to the current social service delivery and
funding models; and,
2. Provide a clearer picture about:
How to enable more coordinated communication among the City, service providers, and
their clientele;
Steps to enhance access for clients seeking mental health, substance use, and housing-
related services; and,
A clear rationale for both the human rights and business case that is needed to enhance
existing social service systems.
Page | 6
3.0. Summary of Research Findings
3.1. Social Service Stakeholders Survey Summary
A survey questionnaire was circulated to key stakeholders involved in developing solutions to issues
associated with the three theme areas (housing for vulnerable populations, mental health, and problem
substance use and addictions). The sections below provide an overview of responses. For full details see
Appendix A: Social Service Stakeholders Survey Summary.
3.1.1. Respondent Background Summary
In total, 26 respondents took part in a 27-item survey. Each Likert-scale question received, at minimum,
18 responses. Among the respondents who took part in the survey, 16 (62%) represented non-profit
service organizations or associations, three (12%) represented faith-based groups, and 7 (27%)
represented various levels of government.
Among full-time employees hired by each respondent’s organization, 12 (52.1%) reported having 25 or
fewer full-time employees, five (21.7%) reported having between 26 and 50 full-time employees, and six
(26%) reported their organization having 51 or more full-time employees.
Among less than full-time employees hired by each respondent’s organizations, 18 (72%) of respondents
reported having between one and 25 less than full-time employees, six (26%) of respondents reported
having between 26 and 500 less than full time employees, and one (4%) respondent indicated their
organization employs more than 500 less than full-time employees.
3.1.2. Housing Services Summary
The majority of respondents (32%) indicated their organizations provided housing services to male and
female populations. Children (0 to 12 years) (0%), youth (13 to 18 years) (8.3%), and families (12.5%)
were least likely to have housing services provided to them. No respondent indicated housing services
were more than adequate in meeting the needs of any population group. The majority of respondents,
for each population type, indicated such services were either inadequate, or they had no opinion/did not
know.
Approximately 10 (47.7%) respondents indicated that between 0% and 30% of their organization’s
housing services are at risk of losing funding before 2017 while two (9.5%) respondents indicated that
between 91% and 100% of such services are at risk of losing funding before 2017. The majority of
respondents (26.3%) indicated that seniors (ages 65+) would be most adversely affected by the loss of
housing services, while all populations was the second most selected category (21.1%).
Respondents identified people who are homeless, families, and seniors as needing more focused
housing services including affordable rental housing for families, increased subsidized units for families
and people with disabilities, low barrier and long-term supportive housing, and transitional housing for
women with children fleeing abusive situations. For youth specifically, respondents indicated a need for
Page | 7
better support for youth in care including emergency youth shelter that is situated in Maple Ridge,
increased affordable market rentals for young adults, supportive housing for young adults and youth
with mental health/substance use barriers, and supportive housing for youth with developmental and
‘hidden’ disabilities. Respondents also identified a need for more housing specific to seniors, outreach
workers who can assist at-risk seniors which completing application forms, applying for subsidies,
transportation options, and connection to mental health and social services and home support.
3.1.3. Mental Health Services Summary
The majority of respondents (48%) selected people with disabilities and LGBTQ communities as being
populations being provided mental health services by their organizations while children (0 to 12
years)(20%) and families (28%) were the least likely populations selected as having mental health
services being provided to them. Approximately five (20%) respondents reported all populations being
provided mental health services by their organization. Respondents were much more likely to rate
mental health services as inadequate in meeting the needs of such populations living in Maple Ridge.
Respondents identified children, youth, and seniors as populations currently underserved by mental
health services. For children and youth, respondents indicated a need for more flexible and client-
focused services, online therapy, 24-hour youth crisis response, and early identification of mental health
challenges in younger children. For seniors (65+), respondents indicated the need for more geriatric
mental health assessments, reduction in wait times, greater support an aging population, anti-stigma
and cognitive skill building, wrap-around support for vulnerable populations focusing on relationship
building, services focused upon co-occurring mental health disorders, vocational supports and
occupational therapy.
Approximately nine (42.9%) respondents indicated that between 0% and 30% of their mental health
services are at risk of losing funding before 2017, while three (14.3%) respondents reported 91% to
100% of their mental health services are at risk of losing funding before 2017. The populations most
adversely affected would include male, female, and senior (65+), and youth (13-18 years) populations as
indicated by four (21.1%) respondents.
3.1.4. Substance Use Services Summary
The majority of respondents (32%) selected First Nations populations, people with disabilities (32%), and
people who are homeless (28%) as being populations their organization provides substance use services
to, while children (0 to 12 years) (12%), youth (13 to 18 years (16%) and families (16%) were least likely
to receive substance use services by their organizations. Approximately five (20%) respondents reported
all of the listed populations have substance use services provided to them by their organizations.
Respondents were much more likely to rate the adequacy of substance use services by population group
as either inadequate or had no opinion/did not know.
Respondents identified treatment and detox as service areas requiring more attention including
recovery programs, second stage housing, post-treatment relapse prevention, general detox and drug
and alcohol treatment (both resident and non-resident) with a particular focus on youth programming,
accessible methadone services, counselling and support groups, more outreach and trauma support,
Page | 8
evidence and research-based harm reduction programs and strategies, early intervention and drug and
alcohol awareness programs within schools, healthy lifestyle programming, parent/guardian education,
and training for first responders and front line workers on the impact of substance abuse on brain
function and how to support individuals with substance use challenges.
Approximately eight (33.4%) respondents indicated that between 0% and 30% of substance use services
were at risk of losing funding before 2017, while three (12.5%) respondents indicated that between 91%
and 100% of such services were at risk of losing funding before 2017. The majority of respondents (20%)
indicated that all populations would be most adversely affected by the loss of substance use services.
3.1.5. Duplication in Services Summary
Approximately 14 (56%) respondents indicated no duplication of mental health, substance use, or
housing services in Maple Ridge while five (20%) respondents indicated Maple Ridge does have
duplication of services in housing and homeless outreach. Administration and internal operations as well
as limited coordination among organizations were seen as a reason for some of this overlap.
3.1.6. Rankings of Organization Assets and Issues Summary
Regarding organization assets, respondents ranked strong service delivery model (M = 2.82) and talented
and dedicated staff (M = 2.82) as the most important set of assets their organization currently has.
Respondents ranked a strong governance model (M = 6.2), strong grant writing skills to secure funding
(M = 6.56) and other assets (M = 9.0) as the least important set of assets their organization currently
has.
Regarding organization issues, respondents ranked not having enough funding to create services that
meet the needs of clients (M = 1.94) and not having enough funding for administration and/or expenses
(M = 2.81) as the most important service implementation issues their organization currently faces.
Issues considered the least important include inadequate translation and interpretation support for
clients (M = 10.73), lack of effective policies and procedures (M = 10.7), and lack of exemption from
municipal property taxes (M = 10.18). A majority of respondents identified a lack of funding as both an
implementation issue and as a root cause. Respondents noted that a lack of funding simply means that
fewer front line staff can be hired and fewer clients can be served. Additionally, a few respondents
noted that the public needs more awareness and understanding regarding social priorities with
communities. Respondents described an environment of misinformation, resistance and fear when it
comes to services focused around substance use, mental health and housing in Maple Ridge. In addition,
transportation was identified as an issue for some populations – in terms of accessing services when
required.
To address these issues, the majority of respondents considered increased funding as a solution,
educate policy makers about issues facing community organizations, consider sharing administrative
costs between organizations, ask cities to waive property taxes for social service organizations, find
longer term funders, and more funding specifically to substance use education, prevention and
treatment within schools.
Page | 9
3.2. Inventory of Maple Ridge Social Services Summary (Housing, Mental
Health, Problem Substance Use and Addictions)
The main objective of the Maple Ridge’s Social Services Delivery Research Project is to identify key
trends, strengths and opportunities related to the service system regarding mental health, substance
use, and housing in Maple Ridge in order to establish consistent, innovative and coordinated service
delivery and improve accessibility of services.
This document is organized according to the three theme areas: (1) Mental Health (79 services and 24
Subcategories); (2) Substance Use (38 programs in 18 Subcategories); and, (3) Housing (47 programs in
20 Subcategories). The next subsection provides an overview of the criteria for inclusion into the
inventory.
3.2.1. Criteria for Inclusion
The development of the Service Inventory was based on three existing sources:
1. City of Maple Ridge Parks and Leisure Services Community Directory:
http://mrpmparksandleisure.ca/;
2. Red Book Online: http://redbookonline.bc211.ca/; and,
3. Referrals by City of Maple Ridge staff and Community Network members.
Organization information was confirmed by requesting that service providers review their organizational
information for accuracy and completeness. The criteria for inclusion into the Service Inventory
included:
1. Services must be offered in Maple Ridge;
2. Services must be free or low cost; and,
3. Services must offer or be related to one or a combination of the following themes:
Housing
Mental Health; or,
Substance Use.
The development of a draft Service Inventory identified 134 unique programs offered through 51
organizations. Of those 51 organizations, 35 (69%) are based in Maple Ridge and 16 (31%) organizations
are based outside Maple Ridge. Of the 134 individual programs, 106 (79%) are located in Maple Ridge
while 28 (21%) are located outside Maple Ridge.
Once the draft service inventory was developed, validation was sought for the information compiled
about existing resources including:
Program category (mental health, substance use, and/or housing);
Program name;
Service description;
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Target population (Families; Children 0 to 12 years; Youth 13 to 18 years; Youth 19 to 24
years; Seniors 65+ years; Women; Males, LGBTQ; First Nations; Immigrant/Refugee;
People with disabilities, People who are homeless; All of these populations; and/or,
Other);
Host/Referring Organization
Organization Name;
Program (Yes/No) and Organization (Yes/No);
Offered within Maple Ridge (Yes/No);
Long Term (program has been running for five years or more) or Short Term (program
has been running for less than five years);
Secured funding for program up to 2017 (Yes/No);
Unit number or P.O. Box, street address, city, province and postal code; and,
Phone number, email and website.
To facilitate this process, Executive Directors and Senior Program Officers who offer programs that
address housing, mental health, and substance abuse issues were contacted the second week of
November of 2015 for their review for accuracy of an excel spreadsheet containing program information
they oversee. A reminder email was sent a week later and a final reminder email was sent at the end of
November of 2015.
Approximately 18 programs out of 134 unique programs were reviewed and validated, constituting 13%
of the total programs. These programs came from 10 organizations constituting 20% of the total number
(N = 51) of organizations.
3.3. Review of Evidence Based Practices Summary
A review of best practice examples related to housing and mental health was undertaken as part of this
project. The six case studies illustrate local and worldwide initiatives that seek to address challenges
related to the focus of this project. The sections below provide a basic summary of relevant information
from the housing studies. For a complete description of each project please see Technical Appendix C:
Review of Evidence Base Practices.
3.3.1. Housing Case Study #1 - Sunshine Coast Housing Project
This case study provides an overview of the Sunshine Coast Housing Project, an affordable housing study
intended to explore the need for affordable housing on British Columbia’s Sunshine Coast and to
develop an affordable housing strategy for the area. The study included: a review of a range of data
related to the housing situation on the Sunshine Coast; completion of key stakeholder interviews on
housing issues; development and presentation of a housing profile (including examples of affordable
housing initiatives and tools); a needs assessment to identify gaps in affordable housing on the Sunshine
Coast; development of case studies highlighting the roles of local governments, as well as a review of
governance options; outline of ‘pros’ and ‘cons’ of community land trust and housing trust funds;
Page | 11
description of potential affordable housing sites; and a review of current local government policies and
practices regarding affordable housing.
Some lessons learned through the process included:
1. It takes time to build support in the community and education and community outreach is
critical to securing local buy-in for solutions;
2. It is important to ensure that key individuals and institutions in the area are informed and
engaged in the process; and,
3. Recognize the key role that a social planning council can play in relationship building,
communication among stakeholders, and advocacy to the larger community by bringing a
perspective that emphasizes the need for long-term solutions involving coordination and
collaboration among a range of community interests.
The project also identified a number of challenges including:
1. It is difficult for smaller communities to amass significant funds to be able to create affordable
housing;
2. There was a lack of municipally owned land close to amenities and served by public
transportation that could be used for affordable housing;
3. Requirements specific to rural areas may make it costly to build affordable housing; and,
4. The approval process is slow due to demands related to housing and commercial development
projects.
3.3.2. Housing Case Study #2 - Medicine Hat Plan to End Homelessness
The overall goal of the Medicine Hat Plan to End Homelessness is to ensure that no-one in the
community would have to live in an emergency shelter or “sleep rough” for more than 10 days before
they had access to stable housing and associated supports.
Implementation of the plan is coordinated by Medicine Hat Community Housing Society (MHCHS) which
utilizes a systems approach based on a ‘housing first’ philosophy. The approach is based on a number of
key strategies including:
1. System-wide planning with an emphasis on long-term chronic and episodically homeless;
2. Housing and supports including maximizing the use of affordable housing stock and increasing
the capacity for the development of permanent affordable housing;
3. Systems integration and prevention (e.g., access to income assistance, partnership with the
education sector to address homelessness risk among young people, improved discharge
planning by medical services, exploring better integration between family violence and
homeless serving systems, and support for the development of a poverty reduction strategy);
4. Acquiring and maintaining data and research on the homeless-serving system; and,
Page | 12
5. Development of leadership and sustainability including increased public awareness and
engagement in ending homelessness in Medicine Hat, developing and advancing policy priorities
to support the Plan to end Homelessness, and providing leadership to end homelessness in
Alberta and Canada.
Since 2009, Medicine Hat has seen a 45% reduction in shelter usage. In addition, 42% of participants
who entered a housing first program were employed. Alberta’s first ever Point in Time Homeless Count
was conducted in Medicine Hat on October 16, 2014. On that night, 64 people were counted, five of
whom were on the street and 59 of whom were in an emergency shelter or short-term supportive
housing.
3.3.3. Housing Case Study #3 - London Ontario: Homelessness Prevention System
Ontario’s Housing Services Act introduced in 2011 required all Municipal Service Managers to develop a
council-approved 10-year plan to address housing and homelessness. In response to this Act, the City of
London developed two separate plans based on a ‘housing first’ approach: the London Community
Housing Strategy (2010), and the Community Plan on Homelessness (2010). The City’s approach focused
on assisting individuals and families by seeking the right housing, at the right time, in the right place with
the right level of approach. These plans were developed through extensive consultation, including a
community roundtable, a youth focus group and reviews on emerging directions.
In 2012, the City also engaged in a comprehensive approach to revising its Official Plan, called “ReThink
London”, a significant focus of which was upon homelessness strategies and policies. Finally, in 2013,
the City introduced the Homeless Prevention System: a three-year implementation plan outlining a
coordinated and outcome oriented approach to reducing and preventing homelessness in London.
This implementation plan was developed through a series of community forums, and included monthly
community advisory group meetings.
London’s Homeless Prevention System contains four areas of focus, including:
1. Securing housing – This is addressed through the Neighbourhood Housing Support Centre
(NHSC). The NHSC functions as both a physical and virtual hub for homeless individuals, along
with those at risk of becoming homeless
2. Providing housing with supports – This is also addressed through the NHSC. A key component
of the centre’s success is collaboration between NHSC, community service providers, the City of
London, and other stakeholders. The close collaboration between stakeholders has helped
support the development of a preventative system based on working groups, accountability
agreements, common assessment and performance measurement tools, an integrated
information system, case management and service practices, communication protocols and
collaborative governance.
3. Housing stability – The Housing Stability Fund is the main component of this focus area. The
overall goal of the fund is to offer financial assistance to low income Londoners who may be at
risk of homelessness by helping them obtain and retain housing by offering grants and loans to
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low income residents to assist in paying rent, emergency energy assistance, and moving
assistance.
4. Reduced pressure on emergency shelter use – This is addressed by developing strategies to
divert individuals from entering shelters in the first place. Diversion is addressed through: short-
term case management; conflict mediation; connection to services outside homeless service
sector; provision of financial, utility and or rental assistance and increasing availability of
different types of housing options.
The Centre has also articulated a fifth area of focus, Strategy, Competency and Capacity, intended to
strengthen community ties and achieve the actions of the Implementation Plan.
In 2017, the City of London plans to undertake an evaluation of the implementation of the plan to date.
No new statistics on the homeless population are currently available.
3.3.4. Mental Health Case Study #1 - Preventing Homelessness through Mental Health
Discharge Planning: Best Practices and Community Partnerships in British Columbia
This case study is based on a research project aimed at identifying effective policies, practices and
resource requirements intended to prevent homelessness among residents and patients discharged
from mental health facilities. The research project gathered interview data from four mental health
facilities representing a mix or rural and urban communities: St. Mary’s Hospital Psychiatric In-Patient
Unit (Sunshine Coast); Kootenay Boundary Regional Hospital (Psychiatric In-Patient Unit and Tertiary
Residential Care) (Trail and area); Lions Gate Hospital Acute Psychiatric In-Patient Unit (Vancouver North
Shore); and Burnaby Centre for Mental Health and Addictions (available province-wide).
The study identified a number of best practices associated with effective discharge planning including:
1. Access to appropriate housing resources;
2. Access to community support services;
3. Partnerships and ‘buy-in’ among health care providers, community services, and peer support;
4. Information sharing agreements between hospitals and community services;
5. Early identification of discharge needs;
6. Clearly established ‘home’ for discharge planning within the hospital unit;
7. Discharge planning has a long-term focus on housing and services; and,
8. Discharge planning is culturally sensitive.
Barriers to successful discharge planning include:
1. Lack of long term planning and support networks;
2. Community services and peer networks are not involved in discharge planning;
3. Rural locations lack appropriate resources for mental health patients;
Page | 14
4. There is a significant gap in housing for those with concurrent disorders;
5. Individuals with behavioural problems are difficult to house;
6. BC has significant gaps in affordable housing across the spectrum;
7. The overall cost of housing in BC and low income assistance rates aggravate the situation;
8. Funding cuts by senior levels of government mean that community services are lacking in rural
location and overburdened in urban areas; and,
9. There is no formal mechanism for involving community service organizations in discharge
planning even though they play a critical role in supporting clients living in the community.
3.3.5. Mental Health Case Study #2 - England’s Department for Communities and Local
Government Preventing Homelessness Project
In 2008 the Mayor of London, England committed to ending ‘rough sleeping’ in the Greater London area
by the end of 2012. This case study summarizes the role of the government of England’s Department for
Communities and Local Government in supporting achievement of this goal.
One initiative described is the No-Second Night Out initiative that was intended to ensure that no
individual who spent one night on the street would spend a second night on the street. Components of
the initiative included:
1. Assisting people off the streets;
2. Helping people to access health care;
3. Supporting people to find work;
4. Reducing bureaucratic burdens;
5. Increasing local control over investment in services; and,
6. Devolving responsibility for tackling homelessness.
Another initiative described is “Making Every Contact Count: A Joint Approach to Preventing
Homelessness” which relies on collaboration and cooperation among various stakeholders services
populations at-risk for homelessness. Strategies employed include:
1. Addressing issues arising from troubled childhoods and adolescence;
2. Improving health;
3. Reducing involvement in crime;
4. Improving access to financial advice, skills and employment services; and,
5. Initiating innovative social funding mechanisms for homelessness.
Although these initiatives were seen as successful, the number of “rough sleepers” counted within
London between 2001 and 2014 continued to rise. Despite this challenge, accomplishments included:
Page | 15
1. Establishment of a national Rough Sleeper Reporting Line and Website;
2. Completion of a report containing recommendations on how hospital admission and discharge
can be improved for people who are homeless; and,
3. Funding of Homeless Link, a partnership of five local authorities focused on improving outcomes
for homeless people with co-occurring mental health and substance use challenges.
3.3.6. Substance Use Case Study #1: At Home / Chez Soi Project (Vancouver)
This case study summarizes At Home / Chez Soi, a housing research initiative that included consideration
of multidisciplinary approaches to addressing homelessness for Canadians with mental health issues.
The research took place in five Canadian cities (Moncton, Montreal, Toronto, Winnipeg, and Vancouver).
This included comparison of various housing interventions modeled on the needs of participants. The
models assessed included:
1. Housing First (HF) – based on a philosophy of consumer choice this model features immediate
access to housing and support services, no mandatory psychiatric treatment or sobriety, and
weekly tenant/case worker meetings;
2. Intensive Case Management (ICM) – based on a case management team which brokers
specialized services to community agencies and included centralized assignment and weekly
case conferences, worker accompaniment to appointments, and a client/staff ratio of 16:1;
3. Housing First with Assertive Community Treatment Groups (HF with ACT) – Based on a
transdisciplinary team (psychiatrist, nurse, occupational therapist, substance abuse specialist,
and peer specialist) that includes daily team meetings, involvement by program staff in hospital
admissions and discharges, and a client/staff ratio of 9:1;
4. Congregate Housing and Supports (CONG) – Self-contained units in a single building with
common areas and meals provided along with onsite support staff (psychiatrist, social worker,
nurse, pharmacy, activity planning) and a client staff ration of 12:1 ; and,
5. Treatment as Usual (TAU) – No housing and supports provided although some participants may
receive housing and support through other programs and agencies.
This case study summarizes the results of the Vancouver At Home (VAH) study which included 497 adult
participants (19 and older) living with mental health issues and lacking stable housing. In the Vancouver
component participants were randomly assigned to one of three possible study groups (HF with ACT,
CONG, and TAU).
Research results documented that:
1. Housing First interventions cost $28,862 per person per year on average for high needs
participants and $15,952 per person per year for moderate need participants1; and,
1 Costs included front line staff salaries, supervisors, program expenses (travel, rent, utilities), and rent supplement
provided by MHCC grant.
Page | 16
2. Costs for high needs participants were on average $24,190 less per person than the costs of all
other related services (e.g., psychiatric hospitals, hospitals, emergency shelters, etc.) while the
costs for moderate needs participants increased by $2,667.
Researchers articulated the following lessons:
1. There is a need to clearly establish roles for researchers and service providers;
2. The hiring of a Site Coordinator was essential in facilitating equality among team members and
in building relationships, trust and transparency;
3. Small committees to address front-line problems in a prompt manner were more important
than reliance on higher level meetings; and,
4. The short and long term success of the Vancouver project was based on building consensus
among a variety of stakeholders around a common vision for the project and in drawing
together the right partners representing both disenfranchised groups and organizations
committed to inclusivity and parity of participation.
3.4. Consultation Workshops Summary
In order to supplement and enhance the information already collected, a series of consultation
workshops were held February to early May, 2016. The workshops involved a wide range of participants
including City of Maple Ridge Council members, community service providers and stakeholders, and a
variety of people with lived experience of issues of homelessness, mental health and problematic
substance use and addictions. An estimated 115 individuals took part in these sessions (see Table 1).
Table 1. Summary of Consultation Workshops
Workshop Date Estimated
Attendance
1. Maple Ridge Community Network (Session 1) February 1, 2016 30
2. Maple Ridge City Council February 1, 2016 7
3. Youth Advisory Council March 8, 2016 20
4. Alouette Home Start Residents (Workshop) March 22, 2016 16
5. Alouette Home Start Residents (Poster) March 29, 2016 15
6. Maple Ridge Community Network (Session 2) April 25, 2016 25
7. Maple Ridge Local Action Team Youth Representatives May 3, 2016 7
TOTAL 120
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The workshop format was varied to take into account the specific needs of the participants. For some
sessions, presentations and small groups discussions were used to gather information and identify
priority issues.
In other sessions, a community meal was followed by a discussion and brainstorm session. In some
cases, posters were used to gather comments and responses to questions about priority issues. This
method was used to ensure confidentiality for those sharing parts of their lived experience. Another
method was to ask participants to work in small groups to identify priority issues, short-term actions
(i.e., within two years), and potential partners. This was utilized in workshops involving community
service providers.
The tables below provide a brief summary of the top priorities identified by workshop participants in
each of the three topic areas (housing, mental health, problem substance abuse and addictions).
Further details of the methods utilized in each workshop and the complete workshop notes are included
in Appendix D: Consultation Workshops Summary Report.
3.4.1. Housing
Table 2 provides an outline of priority issues identified by workshop participants. Issues identified
include continued support for the implementation of the Maple Ridge Housing Action Plan, improved
coordination and integration of services, improved access to services, outreach to landlords and
property owners, as well as improved support people in transition in the community.
Table 2. Priority Housing Issues Identified by Workshop Participants
MR Community
Network (1)
MR City
Council
MR City Youth
Advisory Council
Alouette
Heights
Supportive
Housing
MR Community
Network (2)
MR LAT Youth
Representatives
Improve
access to
affordable
housing
Support
rent
subsidies
Continue to
implement
the
Housing
Action Plan
Integration
of mental
health
services
with
housing
Centralize
housing
resources
Address cost
of rental
housing for
youth
Address
transport-
ation issues
Work to
decrease
waiting
times for
social
housing
Improve
access to
affordable
housing
Supportive
housing
provides
stability
and
community
Supportive
housing as
a found-
ation for
other life
changes
Improve
care and
housing for
those
leaving
residential
treatment
Work with
landlords
and
property
managers to
ensure
housing
options
Safe house
for youth
Improve
life-skills
support for
youth living
on their
own
Page | 18
3.4.2. Mental Health Services
Workshop participants articulated a range of priority issues related to mental health services (Table 3).
These included the need to develop effective strategies to support those with co-occurring disorders,
improved outreach in the form of an Assertive Community Treatment (ACT) team, improved outreach
for youth in transition out of foster care. Participants also identified issues such as the need for a
regional approach to services, improved coordination and communication among service provider as
well as improved referral and service-delivery. Public education was also identified as a priority issue as
was improved education for medical personal and front line workers about the needs of youth and the
resources available to support them.
Table 3. Priority Mental Health Issues Identified by Workshop Participants
MR Community
Network (1)
MR City
Council
MR City Youth
Advisory Council
Alouette Heights
Supportive
Housing
MR Community
Network (2)
MR LAT Youth
Representatives
Co-
occurring
Disorders
Outreach
(ACT Team)
Outreach
(Youth in
transition
out of
foster care
Outreach
(Youth in
transition
out of
foster
care)
Regional
approach
to mental
health and
addictions
Improve
referral
process
Improve
service
delivery
model in
three areas
Address
shame and
stigma
associated
with mental
health
issues
Improve
staff training
to ensure
youth feel
welcomed
Address
confident-
iality issues
Address
“NIMBY”
syndrome
Improve
access and
awareness
to local
services
Develop a
mental
health
working
group
Education for
medical
professionals
about
referrals
Increase the
number of no
or low barrier
programs
Educate
adults who
work with
youth
3.4.3. Problem Substance Use and Addiction Services
With regard to problem substance use and addiction services participants identified a range of priority
issues (Table 4). Highest priority issues included improved access to services including detox, improved
outreach to youth and to children 6-12, the need for a dedicated “sobering” centre, improved second
stage treatment options, and increased outreach to those with both mental health and addictions
issues. Other frequently mentioned issues included the need for improve coordination of services, a
regional approach to addictions, and public education to address the stigma associated with problem
substance use and addiction.
Page | 19
Table 4. Priority Problem Substance Use and Addictions Issues Identified by Workshop Participants
MR Community
Network (1)
MR City
Council
MR City Youth
Advisory
Council
Alouette
Heights
Supportive
Housing
MR Community
Network (2)
MR LAT Youth
Representatives
Improve
access to
detox
facilities for
all
(especially
youth)
Establish
Sobering
Centre
Outreach
(Youth)
Children
and youth
(0-12) with
emphasis
on 6-12
Regional
approach
to mental
health and
addictions
Address
barriers for
youth (13-
17) in
accessing
addictions
services
Address
shame and
stigma
associated
with
addictions
issues
Ensure
support in
all life
areas
Work to
improve
youth trust
in services
that
address
problem
substance
abuse and
addictions
Improve 2nd
stage
treatment
options
Ensure
“sober
living”
options
Ensure
follow-up
support to
address
issues of
integration
Increase
outreach to
vulnerable
populations
with both
mental
health and
addictions
issues
Explore co-
location of
mental
health and
addictions
services
Improve
public
education
in all three
areas
(housing,
mental
health, and
addictions)
Improve
coordination
services
Across the six workshops and the three topic areas a number of common themes emerged. These
include:
1. Support for the City of Maple Ridge Housing Action Plan including a strong desire to be involved
in the implementation of the plan as a means of facilitating the development of affordable
housing in general and housing for vulnerable populations in particular;
2. A strong desire to move past the silos that can constrict effective action on issues of housing for
vulnerable populations, mental health, and problem substance use and addictions by developing
strategies for more effective coordination of services and programs addressing these issues
(e.g., consideration of regional approaches to service delivery, and more communications,
coordination and integration of services across the three areas, etc.);
3. A need for ongoing public education to ensure that community residents are informed about
community initiatives and to address issues of shame and stigma;
Page | 20
4. A need to pay attention to issues of access by addressing the barriers that prevent community
members for accessing needed services. Issues related to youth include affordable housing,
transportation, trust, and education for front line workers on how to speak with youth and what
services are available for them; and,
5. A need to improve outreach to families with children 6-12 and other vulnerable populations.
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4.0. Shared Performance Outcome Framework
In addition to the consultation workshops, two additional facilitated workshops were held to gather
feedback on the means by which progress and results can be monitored, evaluated and reported on
with regard to the three focus areas of housing for vulnerable populations, mental health, and problem
substance use and addictions.
Participants in the workshops included members of the Community Network and representatives of the
City of Maple Ridge.
Appendix E: Measuring and Monitoring Results Summary Report provides full details of discussions and
recommendations articulated during this process.
Participants worked to refine a list of anticipated outcomes from service program. The discussion
touched on a number of issues including:
1. Quality of Life;
2. Proactive Approaches;
3. Community Driven Approaches;
4. Mobility;
5. Engagement of Senior Citizens;
6. Integration;
7. Information Sharing; and,
8. Using the Right Language.
Participants identified a number of potential measures and assessed the measures in terms of
meaningfulness and practicality. These potential measures included:
1. Number of clients served: mental health, substance use, and in need of housing – 12 of 12
participants thought this was ‘very’ or ‘somewhat’ meaningful while eight of 12 participants
indicated sourcing responses were practical.
2. Number (%) of clients cycling services: mental health, and substance use – 10 of 12
participants thought this was ‘very’ or ‘somewhat’ meaningful while 10 of 12 participants
indicated sourcing responses were practical.
3. Number (%) of clients transitioning to: supportive housing, and return to work – nine of 11
participants thought this was ‘very’ or ‘somewhat’ meaningful while nine of nine participants
indicated sourcing responses were ‘very’ or ‘somewhat’ practical.
4. Number (%) of clients connecting within the community: libraries, recreation, other – 12 of 12
participants thought this was ‘very’ or ‘somewhat’ meaningful while 10 of 11 participants
indicated sourcing responses were ‘very’ or ‘somewhat’ practical.
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5. Prevalence and description of shared physical space accessible in the community – nine of 12
participants thought this was ‘very’ or ‘somewhat’ meaningful while 11 of 11 participants
indicated sourcing responses were ‘very’ or ‘somewhat’ practical.
6. Average ratings of citizen awareness of: aspects of homelessness, faced trauma, the stigma of
mental health, etc. – 12 of 12 participants thought this was ‘very’ or ‘somewhat’ meaningful
while eight of 12 participants indicated sourcing responses were ‘very’ or ‘somewhat’ practical.
7. Average ratings among parents of: access to services, continuity in care, and barriers faced by
children and youth – nine of 11 participants thought this was ‘very’ or ‘somewhat’ meaningful
while 8 of 11 participants indicated sourcing responses were ‘very’ or ‘somewhat’ practical.
8. Average client ratings of the: suitability of services, means to advocate on their own needs,
and ability to adapt to circumstances – 10 of 12 participants thought this was ‘very’ or
‘somewhat’ meaningful while 11 of 12 participants indicated sourcing responses were ‘very’ or
‘somewhat’ practical.
9. Average client ratings of: safety, sense of belonging, access to social and recreational
experiences, access to food, ability to work – 10 of 10 participants thought this was ‘very’ or
‘somewhat’ meaningful while 10 of 10 participants indicated sourcing responses were ‘very’ or
‘somewhat’ practical.
10. Periodic Evaluation (with GVRSC, Fraser Health and/or Housing BC) of: capacity, addressing
cultural differences, state of collaboration, etc. – seven of 10 participants thought this was
‘very’ or ‘somewhat’ meaningful while three of 10 participants indicated sourcing responses
were ‘very’ or ‘somewhat’ practical.
Two suggestions were made at the end of the session with regard to the implementation of
performance measures. First, ensure that when service providers are asked to submit data substantial
time and effort is not required to compile and return the information. For example, surveys should ask
only a few questions and mainly focus on fixed response options (e.g., scale, check-boxes, etc.) rather
than open ended questions. Second, use the first one or two years to refine tools and to agree on
information sources. Wait until the second or third year to establish baselines and analysis.
Page | 23
5.0. Concluding Strategic Directions and Recommended
Implementation Programs
This section provides our overview of strategic directions that extend from our engagement and related
analysis. In the tables below, we provide implementation directions for housing for vulnerable
populations (Table 5), implementation directions for mental health service enhancements (Table 6), and
implementation directions for enhanced programs to address problem substance use and addictions
(Table 7) in Maple Ridge.
Each table of recommendations includes: (1) A set of concluding strategic directions; (2) related city
bodies or initiatives within Maple Ridge; (3) implementation steps to work towards their associated
strategic direction; (4) potential partner organizations; and (5) the level of resources required to work
towards each strategic direction.
It is important to approach these tables with the following four considerations in mind:
1. Given the directions noted below were born out of grass roots consultation and engagement,
the implementation of new actions will need to be undertaken in a collaborative spirit that
unifies the collective strengths and abilities of the City of Maple Ridge and Community Network
Members.
2. Given the multiple different recommended directions and the limited time and resource
capacity of the social service system in Maple Ridge, it is important to select a limited number to
start working on. It is important for the City of Maple Ridge and the Community Network, as
well as other stakeholders, to work together to select the starting points together.
3. As part of the deliberation work to select starting projects, it is advisable to place the other
projects on a longer timeline of priority – with a view to choosing immediate, medium and
longer term projects. In this selection process, it is advisable to consider ordering the projects in
a sequence that is conducive to achieving the best possible short and longer term outcomes for
residents of Maple Ridge affected by the issues at the heart of this study.
4. As a central coordinating force in the Maple Ridge, the Community Network (CN) is critical to
the success of the implementation of the program outlined below. Given constraints on the
coordinating capabilities of the CN, any additional activities would need to be accompanied with
an adequate level resourcing to ensure success of the selected project directions – whether
these are related to new services, revisions to existing services or engagement around
evaluation work. The exact focus and amounts of required resources should be undertaken in
conversation with relevant CN stakeholder members.
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 24
Table 5. Implementation Directions: Housing for Vulnerable Populations
Concluding Strategic
Direction
Related City
Bodies or Initiatives Implementation Steps
Potential
Partner
Organizations*
Resources
Required**
1. Continue to focus
on collaborative
approaches to
implementing the
Housing Action
Plan
Mayor and Council
Housing Action
Plan
Social Policy
Advisory
Committee
Resilience
Initiative
1.1 Liaison with the Community Network on the ongoing
implementation of The Housing Action Plan Community Network Low
1.2 Public engagement and communication to build
awareness and support to address housing issues Community Network Low to
Medium
1.3 Host a regional summit focused on the development of
collaborative solutions to issues of affordable housing
and homelessness
Metro Vancouver
Homelessness
Partnering Strategy
Medium
1.4 Identify strategies to support difficult to find housing
(e.g., sober living, second stage housing, affordable
housing, etc.)
Fraser Health
BC Housing
High
2. Explore the
development of a
centralized
approach to the
provision of
housing services in
Maple Ridge
Housing Action
Plan
Social Policy
Advisory
Committee
Resilience
Initiative
2.1 Work with the Community Network to identify lead
organizations and governance structures for ensuring
ongoing coordination of housing services in Maple
Ridge
Community Network Low to
Medium
2.2 Work to improve the homelessness count to provide a
complete picture of homelessness in Maple Ridge Metro Vancouver Low
2.3 Examine best practice models from around the world to
address housing and homelessness
Housing Service
Providers Low
2.4 Work with responsible Ministries and Agencies to
improve access to and adequacy of rental subsidies for
those who are at risk of losing their homes or who are
homeless and seeking accommodation
Community Network
BC Housing
Low
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 25
2.5 Work with responsible Ministries and Agencies to
support the development of effective programs to
provide job training and experience for people who are
homeless
Work BC
Ministry of SDSI Medium
2.6 Work with responsible Ministries and Agencies to
support the purchase of buildings to provide shelter
and support for vulnerable people in Maple Ridge
BC Housing High
3. Improve the
integration of
mental health
services within
existing housing
programs
Housing Action
Plan
Official
Community Plan
(Section 3.2)
3.1 Develop a mental health working group/committee
with membership from housing, community services,
Mental Health and Substance Use Services
MR Local Action Team
Community Network
Fraser Health
Medium
3.2 Improve access to mental health services for people
living in subsidized housing complexes
Fraser Health
BC Housing
Low to
Medium
4. Enhance outreach
capacity among
agencies to support
people in need of
housing
Community Grants
Policy
Social Policy
Advisory
Committee
Resilience
Initiative
4.1 Support the establishment of programs and services
that build on existing community strengths
Housing Service
Providers Low
4.2 Enhance coordination and support in three inter-
related areas (education, employment, and housing) Community Network Medium
4.3 Improve services for members of the LGBTQ community
in need of housing and mental health support Community Network Medium
4.4 Develop strategies to ensure that youth are able to find
safe, affordable housing in Maple Ridge
Community Network
MR Local Action Team
Medium to
High
5. Strengthen the
focus on the
development of
second stage
housing options
Mayor and Council
Housing Action
Plan
Official
Community Plan
(Section 3.2)
5.1 Support the development of a Needs Assessment and
Feasibility Study for Second Stage housing in Maple
Ridge
BC Housing
Non-Profit Housing
Service Providers
Low
5.2 Support the implementation of second stage housing
projects in Maple Ridge
BC Housing
Non-Profit Housing
Service Providers
Medium
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 26
6. Develop
collaborations
with landlords and
property
management
companies (e.g.,
develop a
“Friendly Landlord
Network”)
Housing Action
Plan
6.1 Compile contact information for landlords and property
management companies that offer rentals in Maple Ridge
Community
Network Low
6.2 Initiate a public consultation and engagement process
with landlords and property management companies
aimed at identifying priority issues and
recommendations
Community Network Low to
Medium
6.3 Support the establishment of an ongoing Landlord
Network as a forum for education and problem solving Community Network Low to
Medium
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 27
Table 6. Implementation Directions: Mental Health Service Enhancements
Concluding Strategic
Direction
Related City Body
or Initiatives Implementation Steps
Potential
Partner
Organizations*
Resources
Required**
7. Explore the
feasibility of
developing and
operating a youth
safe program (or
Safe House) that
youth at risk can
access when in
need
Social Policy
Advisory
Committee
Youth Advisory
Committee
7.1 Identify lead community organization in partnership
with local stakeholders MCFD Low
7.2 Complete needs assessment and feasibility assessment
studies and implementation strategy MCFD Medium
7.3 Develop and implement safe house program MCFD High
8. Develop strategies
for providing
mental health
services at same
space as addictions
or improve referral
process
Social Policy
Advisory
Committee
8.1 Initiate a Needs Assessment and Feasibility Study to
examine issues related to co-location of services
Community Network -
Substance Misuse and
Prevention
MR Local Action Team
Fraser Health
Medium
8.2 Develop a regional approach to addictions and mental
health service needs
Community Network -
Substance Misuse and
Prevention
MR Local Action Team
Fraser Health
High
9. Design and
implement an
innovative public
education
campaign around
Mayor and Council
Social Policy
Advisory
Committee
9.1 Initiate a discussion with the Community Network
about how to improve ongoing public education,
engagement and consultation with regard to housing
and mental health
Community Network -
Substance Misuse and
Prevention
MR Local Action Team
Fraser Health
Low
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 28
the issues of
homelessness and
mental health, with
strategic
partnerships with
media and
community leaders
Resilience
Initiative
9.2 Implement ongoing public education strategies
addressing issues of homelessness and mental health
Community Network -
Substance Misuse and
Prevention
MR Local Action Team
Fraser Health
Medium
10. Improve wrap
around support
for youth who are
transitioning out
of the foster care
system
Social Policy
Advisory
Committee
Youth Planning
Table
10.1 Support the development or an effective wraparound
model targeted at youth transitioning out of the foster
care system
Fraser Health
MCFD
BC Housing
Medium
11. Invest in enhanced
programming and
support networks
for people
affected by mental
health and
substance use
issues (i.e., people
with co-occurring
disorders)
Social Policy
Advisory
Committee
11.1 Research best practice models addressing the needs of
people with co-occurring disorders Fraser Health Low
11.2 Work with Community Network to convene a
presentation and discussion session aimed at
developing understanding and collaborative solutions
Community Network
Community Network -
Substance Misuse and
Prevention
Low
12. Support the
development of
strategies to
improve access by
youth to services
addressing mental
Mayor and Council
Social Policy
Advisory
Committee
Youth Planning
12.1 Support the development of a network promoting
community collaboration to address youth issues Community Network
MR Youth Planning
Table
MR Local Action Team
Medium 12.2 Ensure that adults who work with youth are educated
on how to work with youth (including listening and
support skills, knowledge about services, etc.) to ensure
that youth feel welcomed and included in support
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 29
health issues and
problem
substance use and
addiction
Table services
12.3 Support the implementation of an advocate position
that can help youth navigate the various services
available to them including support for those
transitioning from foster care into independent living
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 30
Table 7. Implementation Directions: Enhanced Programs to Address Problem Substance Use and Addictions
Concluding Strategic
Direction
Related City Body
or Initiatives
Implementation Steps Potential
Partner
Organizations*
Resources
Required**
13. Enhance support
for the work of
the Substance
Misuse and
Prevention
Committee (sub-
committee of the
Community
Network)
Social Policy
Advisory
Committee
Youth Planning
Table
13.1 Provide resources to develop a strategic plan and
funding strategy to provide sustainable support for the
Substance Misuse and Prevention Committee
Community
Network
Medium
13.2 Implement strategies to provide a continuum of
services to support people who struggle with
problematic substance use and addictions issues that
addresses emergency and short-term services (detox,
sobering centre, youth detox) medium term (addiction
treatment specialized treatment, outpatient services)
and long-term services (second stage treatment)
Community
Network
Fraser Health
Ministry of Children
and Family
Development
High
14. Improve access to
detox facilities
with an emphasis
on facilities
geared to youth
who wish to
address problem
substance use and
addiction issues
Social Policy
Advisory
Committee
Youth Planning
Table
14.1 Develop strategies to remove barriers that prevent
youth (13-17) from accessing addictions services
Community
Network
MR Local Action
Team
Fraser Health
Low to
Medium
14.2 Work with youth representatives to implement ongoing
evaluation and feedback on the accessibility and
effectiveness of services addressing problem substance
us and addictions
Community
Network
MR Local Action
Team
Fraser Health
Low
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 31
15. Develop enhanced
after care drug
and alcohol
rehabilitation for
people once they
leave residential
treatment, with a
focus on
integrated case
management and
wrap around
approaches that
involve multi-
agency
collaboration
Social Policy
Advisory
Committee
Youth Planning
Table
15.1 Support the development of collaboration and planning
between community service organizations, mental
health service providers as well as problem substance
use and addictions services
City of Maple Ridge
Community
Network
MR Local Action
Team
Fraser Health
Low
15.2 Support the development of consistent performance
measures in order to improve evaluation and
measurement of services
Community
Network
MR Local Action
Team
Fraser Health
Low to
Medium
16. Explore the
development of
an Assertive
Community
Treatment (ACT)
team in Maple
Ridge based on
the success of
models
implemented in
other BC
Communities
Social Policy
Advisory
Committee
16.1 Gather information on ACT teams in Surrey, Abbotsford
and other communities
Community
Network
Fraser Health
MCFD
Low
16.2 Invite knowledgeable speakers to address the
Community Network
Community
Network
Fraser Health
Low
16.3 Work with Fraser Health and Ministry of Children and
Family Development to ensure the development of a
Maple Ridge ACT Team
Community
Network
Fraser Health
MCFD
High
* City of MR = City of Maple Ridge; Community Network = Maple Ridge, Pitt Meadows, Katzie Community Network; Community Network - Substance Misuse and Prevention = Maple Ridge, Pitt
Meadows, Katzie Community Network Substance Misuse and Prevention Subcommittee; MR Local Action Team = Maple Ridge Local Action Team (Child and Youth Mental Health and Substance Use
Collaborative (CYMHSU)); MSDSI = Ministry of Social Development and Social Innovation; MCFD = Ministry of Family Development
** Low – Builds on initiatives currently underway and can be implemented with minimal reallocation of existing resources; Medium – May involve increased funding and the development of
partnerships with community organizations, funders, senior levels of government, etc.; High – May involve substantial support from outside sources such as senior levels or government as well as the
development of complex partnerships and agreements
Page | 32
17. Explore the
feasibility of
developing and
operating a
“Sobering House”
Social Policy
Advisory
Committee
17.1 Support the completion of a Needs Assessment and
Feasibility Study for a sobering centre in Maple Ridge
Fraser Health
RCMP
Low to
Medium
18. Improve access to
services for
people with
mental health and
substance use
challenges, as well
as economic
constraints, by
removing transit
barriers and hours
of service barriers
Social Policy
Advisory
Committee
Active
Transportation
Advisory
Committee
Youth Planning
Table
18.1 Initiate a discussion with the Community Network,
Youth Planning Table and people living in poverty
focused on identify strategies to address the barriers
that prevent access to services for people facing
challenges relating to transportation and income
Community
Network
MR Local Action
Team
Low
19. Engage senior
levels of
government in
developing
stronger regional
approaches to
addressing mental
health and issues
related to
problem
substance use and
addictions
Mayor and Council
Social Policy
Advisory
Committee
Youth Planning
Table
19.1 Initiate a discussion with Community Network, Youth
Planning Table Local Action Team and other
organizations focused on identifying strategies to
support the development of regional approaches to
address mental health issues as well as issues related to
problem substance use and addictions
Community
Network
MR Youth Planning
Table
MR Local Action
Team
Other regional
municipalities
Low to
Medium
Maple Ridge Social
Services Delivery
Research Report
Technical Appendix A: Social Service
Stakeholders Survey Summary
July 2016
Table of Contents
1.0. Introductory Questions ...........................................................................................................1
1.1. Respondent Consent to Complete the Survey .............................................................................. 1
1.2. Organization Types ....................................................................................................................... 1
1.3. Number of Full-Time Employees ................................................................................................... 2
1.4. Number of Less than Full-Time Employees ................................................................................... 3
2.0. Populations Served by Mental Health, Substance Use and Housing Services .............................4
2.1. Populations Served by Mental Health Services ............................................................................ 4
2.2. Populations Served by Substance Use Services ............................................................................ 5
2.3. Populations Served by Housing Services ...................................................................................... 6
3.0. Mental Health Services ...........................................................................................................7
3.1. Adequacy of Mental Health Services in Meeting the Needs of Diverse Populations
Living in Maple Ridge ................................................................................................................... 7
3.2. Types of Mental Health Services Requiring the Most Attention in Maple Ridge ......................... 8
3.3. Proportion of Delivered Mental Health Services At Risk of Losing Funding Before 2017 ............ 9
3.4. Population Groups Most Adversely Affected by a Loss of Mental Health Services Funding ...... 10
4.0. Substance Use Services ......................................................................................................... 11
4.1. The Adequacy of Substance Use Services in Meeting the Needs of Diverse Populations
Living in Maple Ridge ................................................................................................................. 11
4.2. Types of Substance Use Services Requiring the Most Attention in Maple Ridge ....................... 12
4.3. Proportion of Delivered Substance Use Services At Risk of Losing Funding Before 2017 .......... 13
4.4. Population Groups Most Adversely Affected by a Loss of Substance Use Services Funding ..... 14
5.0. Housing Services ................................................................................................................... 15
5.1. Adequacy of Housing Services in Meeting the Needs of Diverse Populations Living in
Maple Ridge ................................................................................................................................ 15
5.2. Types of Housing Services Requiring the Most Attention in Maple Ridge ................................. 16
5.3. Proportion of Delivered Housing Services At Risk of Losing Funding Before 2017 .................... 17
5.4. Population Groups Most Adversely Affected By Loss of Housing Services Funding ................... 18
6.0. Challenges in Service Implementation and Delivery ............................................................... 19
6.1. Duplication of Programs or Services in Maple Ridge .................................................................. 19
6.2. Description in Duplication in Services ......................................................................................... 19
6.3. Most and Least Important Services Implementation Assets ...................................................... 20
6.4. Most and Least Important Service Implementation Issues ........................................................ 21
6.5. Description of Other Service Implementation Issues Respondent’s Organizations
Currently Face ............................................................................................................................ 22
6.6. Root Causes of Most Important Issues Identified by Respondents ............................................ 22
6.7. What Needs to be Done to Address Identified Issues ................................................................ 23
6.8. Emerging Mental Health, Substance Use and Housing Service Needs of Diverse
Populations Needing Priority Attention ...................................................................................... 23
List of Tables
Table 1. Respondent Ranking of Relative Importance of Service Implementation Assets ....................... 20
Table 2. Respondent Ranking of Relative Importance of Service Implementation Issues ....................... 21
List of Figures
Figure 1. Respondents Reporting of the Number of Full-Time Employees ................................................ 2
Figure 2. Respondents Reporting of the Number of Less Than Full-Time Employees ................................ 3
Figure 3. Respondents Reporting Types of Population Groups Served By Mental Health Services ........... 4
Figure 4. Respondents Reporting Types of Population Groups Served By Substance Use Services .......... 5
Figure 5. Respondents Reporting Types of Population Groups Served By Housing Services ..................... 6
Figure 6. Respondents Rating of the Adequacy of Mental Health Services By Population Group ............. 7
Figure 7. Respondents Reporting the Proportion of Mental Health Services At Risk of Losing
Funding Before 2017 .................................................................................................................... 9
Figure 8: Respondents Reporting the Population Groups Most Adversely Affected by Loss
of Mental Health Funding Before 2017 ..................................................................................... 10
Figure 9. Respondents Rating of Adequacy of Substance Use Services By Population Group ................. 11
Figure 10. Respondents Reporting the Proportion of Substance Use Services At Risk of Losing
Funding Before 2017 ................................................................................................................. 13
Figure 11. Respondents Rating of Population Groups Most Adversely Affected By Loss of
Substance Use Funding Before 2017 ........................................................................................ 14
Figure 12. Respondents Rating of Adequacy of Housing Services By Population Group .......................... 15
Figure 13. Respondents Reporting of the Proportion of Housing Services At Risk of Losing
Funding Before 2017 ................................................................................................................ 17
Figure 14. Respondents Rating of Population Groups Most Adversely Affected By Loss of Housing
Services Funding Before 2017 .................................................................................................. 18
Figure 15. Respondents Reporting Duplication of Programs or Services in Maple Ridge ......................... 19
Page | 1
1.0. Introductory Questions
1.1. Respondent Consent to Complete the Survey
Survey Question #1 Total Number of Responses
Will you consent and complete this survey? n = 26
When asked whether they will consent to completing the survey, all 26 (100%) respondents selected yes.
1.2. Organization Types
Survey Question #2 Total Number of Responses
What is the name of your organization? n = 26
When asked to provide the name of their organization, a total of 26 (100%) respondents provided the
name of their organization, representing a variety of NPOs, associations, faith groups and various levels
of government (municipal, provincial, federal) from the Maple Ridge area, including the following:
62% of respondents (n = 16) represent non-profit service organizations, or associations:
2 representatives from Maple Ridge/ Pitt Meadows Community Services;
2 representatives from Maple Ridge Pitt Meadows Katzie Community Network;
PLEA Community Services Society of BC;
Ridge Meadows Seniors Society;
Westcoast Family Centres Society – Ridge Meadows;
InnerVisions Recovery Society (Drug Addiction Treatment Centre);
Asante Center (Provides services related to FASD, ASD and other complex
developmental needs);
RainCity Housing;
Canadian Mental Health Association, Vancouver-Fraser Branch;
MPA Society – Vancouver Mental Health and Society Services;
The Family Education and Support Centre;
Ridge Meadows Child Development Centre (Society);
Allouette Addictions Services; and,
Allouette Home Start Society.
12% of respondents (n = 3) represent faith-based groups:
Petals (Ministry of Maple Ridge Baptist Church);
Teen Mother Choices (Cornerstone Neighbourhood Church); and,
The Salvation Army Caring Place.
27 % of respondents (n = 7) represent various levels of government:
RCMP;
Page | 2
Child and Youth Mental Health Programs, Ministry of Children and Family Development;
Maple Ridge Office of the Ministry of Social Development and Social Innovation;
3 representatives from Fraser Health; and,
Social Planning Department, City of Maple Ridge.
1.3. Number of Full-Time Employees
Survey Question #3 Total Number of Respondents
How many full-time employees does your organization have? n = 23
When asked how many full-time employees the respondent’s organization employs, a total of 23
responses were provided. A total of 12 respondents (52.1%) reported their organization having 25 or
fewer full-time employees, with 9 (39.1%) respondents having between 1 and 10 full-time employees.
Another 5 (21.7%) respondents reported their organization having between 26 and 50 full-time
employees, while 6 (26%) respondents reported their organization having 51 or more full-time
employees. Figure 1 provides a breakdown of respondent’s selections for Question 3.
Figure 1. Respondents Reporting of the Number of Full-Time Employees
39.1%
1-10 Employees
13.0%
11-25 Employees
21.7%
26-50 Employees
4.3%
51-100 Employees
17.4%
101-500 Employees
4.3%
500+ Employees
Page | 3
1.4. Number of Less than Full-Time Employees
Survey Question #4 Total Number of Responses
How many less than full-time employees does your organization have? n = 25
When asked how many less than full-time employees the respondent’s organization employs, 25
responses were provided. Approximately 18 (72%) respondents indicated their organization employs
between 1 and 25 less than full-time employees with 14 (56%) having between 1 and 10 less than full-
time employees. A total of 6 (24%) respondents reported their organizations employ between 26 and
500 less than full time employees and 1 (4%) respondent indicated their organization employs more
than 500 less than full-time employees. Figure 1 provides a breakdown of respondent’s selections for
Question 4.
Figure 2. Respondents Reporting of the Number of Less Than Full-Time Employees
56.0%
1-10 Employees
16.0%
11-25 Employees 8.0%
26-50 Employees
8.0%
51-100 Employees
8.0%
101-500
Employees
4.0%
500+ Employees
Page | 4
2.0. Populations Served by Mental Health, Substance Use and
Housing Services
2.1. Populations Served by Mental Health Services
Survey Question #5 Total Number of Responses
Which populations are served by the mental health services your
organization provides? Please check all that apply. n = 25
When asked which populations are served by the mental health services their organization provides, a
total of 25 responses were provided, of which 12 (48%) respondents indicated that mental health
services were provided to LGBTQ individuals and to people with disabilities. Another 11 (44%)
respondents indicated their organization provides mental health services to men, women, and to First
Nation populations. A total of 10 (40%) respondents indicated such services were provided to seniors
(65+) while 9 (36%) respondents indicated these services are provided to youth (ages 19-24) and
immigrants/refugees. Only five (20%) respondents indicated that all populations listed are provided
mental health services by their organization. Figure 3 provides a breakdown of respondent’s selections
for Question 5.
Figure 3. Respondents Reporting Types of Population Groups Served By Mental Health Services
0
2
4
6
8
10
12
14
0%
10%
20%
30%
40%
50%
60%Reponse Count (#) Response % Response Count Response percent
Page | 5
2.2. Populations Served by Substance Use Services
Survey Question #6 Total Number of Responses
Which populations are served by the substance use services your
organization provides? Please check all that apply. n = 25
When asked which populations are served by the substance use services their organization provides, a
total of 25 responses were provided. Both people with disabilities and First Nation populations had 8
(32%) respondents who indicated that their organization provided substance use services to them.
Likewise, 7 (28%) respondents identified people who are homeless as served by their organization’s
substance use services. Figure 4 provides a breakdown of respondent’s selections for Question 6.
Figure 4. Respondents Reporting Types of Population Groups Served By Substance Use Services
0
2
4
6
8
10
12
14
0%
10%
20%
30%
40%
50%
60%Response Count (#) Response % Response Count Response Percent
Page | 6
2.3. Populations Served by Housing Services
Survey Question #7 Total Number of Responses
Which populations are served by the housing services your
organization provides? Please check all that apply. n = 24
When asked which populations are served by the housing services their organization provides, a total of
24 responses were provided. Both men and women had 10 (41.7%) respondents who indicated that
their organization provided housing services to them. A total of 9 (37.5%) respondents indicated that
their organization provided such services to First Nations, while people who are homeless, people with
disabilities, and seniors (65+) each had 8 (33.3%) respondents who indicated they provide such services
to them. Populations least served by housing services provided by Maple Ridge organizations include
children ages 0-12 with no respondents (0%) selecting this population, while 2 (8.3%) respondents
selected youth (13 to 18). The low availability of housing for these populations are most likely attributed
to the fact that children under the age of 18 do not generally receive independent housing outside of a
family or guardianship. However, families as a population unit were also less likely to be served by
housing services with 3 (12.5%) respondents selecting this population group. Figure 5 provides a
breakdown of respondent’s answers for Question 7.
Figure 5. Respondents Reporting Types of Population Groups Served By Housing Services
0
2
4
6
8
10
12
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%Response Count (#) Response % Response Count Response Percent
Page | 7
3.0. Mental Health Services
3.1. Adequacy of Mental Health Services in Meeting the Needs of Diverse
Populations Living in Maple Ridge
Survey Question #8 Total Number of Responses
Please rate the adequacy of mental health services in meeting the
needs of the following populations living in Maple Ridge. n = 24 - 26
When asked to rate the adequacy of mental health services in meeting the needs of diverse populations
living in Maple Ridge, between 24 and 26 responses were provided. Overall, for each population group,
respondents were much more likely to rate mental health services as inadequate in meeting the needs
of such populations living in Maple Ridge. Only 1 (4%) respondent selected more than adequate for any
of the populations (people who are homeless was seen as provided more than adequate services).
Between 4% and 19% of respondents selected adequate for all populations. Between 42% and 80% of
respondents selected inadequate with 20 (80%) respondents indicating that mental health services
serving the needs of youth (19 to 24 years) as the most inadequate. Figure 6 provides a breakdown of
the overall adequacy of mental health services received by each population group.
Figure 6. Respondents Rating of the Adequacy of Mental Health Services By Population Group
1
5 4 3 2 2
4
2 1 1
3
16
12
17 20
15
17
15
10
13
10
14 18
1
5
9
5
3
8
4
8
13
10
14
7
5
3
0
5
10
15
20
25
30
Response Count More than adequate Adequate Inadequate No opinion / I don't know
Page | 8
3.2. Types of Mental Health Services Requiring the Most Attention in Maple Ridge
Survey Question #9 Total Number of Responses
Given your responses to the above, what types of mental health
services for the populations you selected requires the most attention in
Maple Ridge?
n = 24 - 25
When asked what types of mental health services require the most attention in Maple Ridge, between
24 and 25 responses were provided. A number of respondents identified population groups most in
need of mental health services, including: seniors (65+), people who are homeless, First Nations, children
and youth, women, families, people with disabilities and immigrants/refugees. Respondents were most
likely to identify children and youth, and seniors as populations currently underserved by mental health
services.
Other respondents also identified types of mental health services requiring attention, specific to
children and youth. Notably, respondents identified mental health outreach support for this population;
including more flexible, client focused services, such as support crafted to youth and emerging adults
through late night appointments, online therapists, or 24 hour youth crisis response. Respondents also
identified direct intervention in supporting children and youth seeking assistance as an area requiring
focus; along with more access to child psychiatry in general – including more inpatient beds, and
residential resources. Likewise, respondents noted that more consideration needs to be made to the
early identification of mental health challenges in younger children – including such challenges as
anxiety and attachment disorders, and self-regulation. It was also identified that parents and families
need greater access to education and tools to support young children with mental health issues.
Additional respondents identified a couple mental health services specific to seniors (65+), including
more geriatric mental health assessments (diagnosing dementia spectrum diseases); and services to
help support an aging population. Respondents listed a need for other mental health services, unspecific
to any sub-population, along with an overall reduction in wait times for mental health services and
assessment. Other mental health services for which there is a need in Maple Ridge, include:
More (clinical) counselling support, including treatment and intervention services for
mental health disorders and challenges;
Anti-stigma and cognitive skill building;
Services specializing in eating disorders, trauma, abuse (physical and sexual);
Intense wrap-around support for vulnerable populations focusing on relationship
building;
Depression diagnosis and treatment;
Services focused upon co-occurring mental health disorders;
Vocational supports and occupational therapy;
Reduction in wait times for mental health services and assessment; and,
Education of front line workers (city employees, RCMP, hospital staff) on mental health.
Page | 9
3.3. Proportion of Delivered Mental Health Services At Risk of Losing Funding Before
2017
Survey Question #10 Total Number of Responses
What proportion of the mental health services you deliver are at risk of
losing funding before 2017? n = 21
When asked what proportion of the mental health services delivered by the respondent’s organization is
at risk of losing funding before 2017, 21 responses were provided. Approximately 9 (42.9%) respondents
were unsure of what proportion of mental health services are at risk of losing funding before 2017.
Approximately 6 (28.6%) respondents indicated that between 0% and 10% is at risk of losing funding
while 3 (14.3%) respondents indicated between 91% and 100% of mental health services were at risk of
losing funding before 2017. Figure 7 provides a breakdown of respondent’s selections for Question 10.
Figure 7. Respondents Reporting the Proportion of Mental Health Services At Risk of Losing Funding
Before 2017
28.6%
0% to 10% of
Funding
4.8%
11% to 20% of
Funding
9.5%
21% to 30% of
Funding
14.3%
91% to 100% of
Funding
42.9%
Do Not Know
Page | 10
3.4. Population Groups Most Adversely Affected by a Loss of Mental Health Services
Funding
Survey Question #11 Total Number of Responses
Which population groups would be most adversely affected? n = 19
When asked which population groups would be most adversely affected, 19 responses were provided.
Approximately 6 (31.6%) respondents were unsure of which specific population groups would be most
adversely affected, while women, males, seniors (ages 65+) and youth ages 13-18 years each had 4
(21.1%) respondents indicate these populations would be adversely affected. Figure 8 provides a
breakdown of respondent’s selections for Question 11.
Figure 8: Respondents Reporting the Population Groups Most Adversely Affected by Loss of Mental
Health Funding Before 2017
0
1
2
3
4
5
6
7
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%Response Count (#) Response % Response Count Response Percent
Page | 11
4.0. Substance Use Services
4.1. The Adequacy of Substance Use Services in Meeting the Needs of Diverse
Populations Living in Maple Ridge
Survey Question #12 Total Number of Responses
Please rate the adequacy of substance use services in meeting the
needs of the following populations living in Maple Ridge. n = 24 - 25
When asked to rate the adequacy of substance use services in meeting the needs of diverse populations
living in Maple Ridge, between 24 and 25 responses were provided. Respondents were much more likely
to rate the adequacy of substance use services by population group as either inadequate or had no
opinion/did not know. For males and people who are homeless, only 1 (4%) respondent selected more
than adequate in meeting their needs. Between 4% and 19% of respondents selected adequate for all
populations. Between 36% and 50% of respondents selected inadequate for each population including
12 (50%) respondents indicating that substance use services serving the needs of youth (13 to 18 years)
as the most inadequate. Figure 9 provides a breakdown of respondent’s selections for Question 12.
Figure 9. Respondents Rating of Adequacy of Substance Use Services By Population Group
1 1
4 5 4 5
2 3 3 3 3 2
3
2
12 11
9 9
8
12 11
6
10
10
10
8
1
9 9
11 10
14
9 10
15
11 12
10
13
5
0
5
10
15
20
25
30
Response Count More than adequate Adequate Inadequate No opinion / I don't know
Page | 12
4.2. Types of Substance Use Services Requiring the Most Attention in Maple Ridge
Survey Question #13 Total Number of Responses
Given your responses to the above, what types of substance use
services for the populations you selected requires the most attention in
Maple Ridge?
n = 22
When asked what types of substance use services require the most attention in Maple Ridge, a total of
22 responses were provided. Respondents identified youth (19-24), families, First Nations, refugees,
people who are homeless, and children (0-12) as population groups most in need of substance use
services,
Respondents pinpointed a number of substance use services requiring attention in Maple Ridge.
Approximately 3 (14%) respondents stated that more substance use services (of all types) are needed,
overall. Another 3 (14%) respondents stated that more work focused around substance use needs to be
undertaken collaboratively among and between organizations in order to better leverage expertise and
resources while also improving the coordination of such services within the community (e.g., between
the hospital and outpatient and treatment facilities). Other respondents identified the need for services
and therapists focused on concurrent/ co-occurring mental health and substance use challenges.
Additionally, respondents identified treatment and detox as service areas requiring more attention.
More specifically, respondents saw a need for more recovery programs, including second stage housing
and post-treatment relapse prevention; in addition to general detox and drug and alcohol treatment
(both resident and non-resident) with a particular focus on youth programming in this area. There was
also a note by respondents about a lack of accessible methadone services, which can at times be difficult
for people who are homeless to access.
Respondents also identified counselling and support groups as a service area requiring focus and
attention. Respondents identified substance use counselling services in general, and more specifically
those geared to youth as a service delivery area in which there can be long wait times. In addition, one
respondent saw a need for more outreach and trauma support.
Respondents stated there was a need for program design to be evidence and research-based with a
particular focus on harm reduction. In addition, respondents identified a need for more early
intervention and drug and alcohol awareness programs within schools, including healthy lifestyle
programming. There was also an identified need for education for parents/guardians, first responders
and front line workers on the impact of substance abuse on brain function and how to support
individuals with substance use challenges.
Page | 13
4.3. Proportion of Delivered Substance Use Services At Risk of Losing Funding
Before 2017
Survey Question #14 Total Number of Responses
What proportion of the substance use services you deliver are at risk of
losing funding before 2017? n = 24
When asked what proportion of the substance use services delivered by the respondent’s organization is
at risk of losing funding before 2017, 24 responses were provided. Approximately 13 (54.2%)
respondents did not know the proportion of substance use services delivered by their organization that
was at risk of losing funding before 2017. Approximately 7 (29.2%) respondents indicated that between
0% and 10% of such services were at risk of losing funding before 2017 while 3 (12.5%) respondents
indicated that between 91% and 100% of such services were at risk of losing funding before 2017. Figure
10 provides a breakdown of respondent’s selections for Question 14.
Figure 10. Respondents Reporting the Proportion of Substance Use Services At Risk of Losing Funding
Before 2017
29.2%
0% to 10% of
Funding
4.2%
21% to 30% of
Funding
12.5%
91% to 100% of
Funding
54.2%
Do Not Know
Page | 14
4.4. Population Groups Most Adversely Affected by a Loss of Substance Use Services
Funding
Survey Question #15 Total Number of Responses
Which population groups would be most adversely affected? n = 20
When asked which population groups would be most adversely affected, 20 responses were provided.
Approximately 8 (40%) respondents indicated they did not know, while 4 (20%) respondents indicated
that all populations would be adversely impacted. Figure 11 provides a breakdown of respondent’s
selections for Question 15.
Figure 11. Respondents Rating of Population Groups Most Adversely Affected By Loss of Substance Use
Funding Before 2017
0
1
2
3
4
5
6
7
8
9
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%Response Count Response % Response Count Response Percent
Page | 15
5.0. Housing Services
5.1. Adequacy of Housing Services in Meeting the Needs of Diverse Populations
Living in Maple Ridge
Survey Question #16 Total Number of Responses
Please rate the adequacy of housing services in meeting the needs of
the following populations living in Maple Ridge. n = 24 - 25
When asked to rate the adequacy of substance use services in meeting the needs of diverse populations
living in Maple Ridge, between 24 and 25 responses were provided. No respondent indicated housing
services were more than adequate in meeting the needs of any population group. The majority of
respondents, for each population type, indicated such services were either inadequate, or they had no
opinion/did not know. For immigrants/refugees and First Nations populations, no respondent selected
adequate. Between 38% and 63% of respondents indicated that housing services were inadequate for
all populations with 15 (63%) respondents indicating that such services for immigrants/refugees being
the most inadequate in meeting their needs. Figure 12 provides a breakdown of respondent’s selections
for Question 16.
Figure 12. Respondents Rating of Adequacy of Housing Services By Population Group
1
4
1 1 1 2 1 2 1
12
12
11
14 12 10
9
13
15
9
9
3
12
9
12
9
11 12
15
10
7
13 14
4
0
5
10
15
20
25
30
Adequate Inadequate No opinion / I don't knowResponse Count
Page | 16
5.2. Types of Housing Services Requiring the Most Attention in Maple Ridge
Survey Question #17 Total Number of Responses
Given your responses to the above, what types of housing services for
the populations you selected requires the most attention in Maple
Ridge?
n = 22
When asked what types of housing services require the most attention in Maple Ridge, a total of 22
responses were provided. Respondents were fairly unanimous in stating that numerous housing types
are needed for virtually all population groups in Maple Ridge, but most significantly people who are
homeless, families and seniors. More specifically, respondents identified a need for the following types
of housing stock:
Supportive housing;
Affordable rental housing for families;
Increased subsidized units for families, and people with disabilities;
Low barrier housing;
Long term supportive housing;
Purpose built rental housing;
Housing for women with children fleeing abusive situations;
Long term affordable housing; and,
Transitional housing.
The absolute need for such affordable housing of all types, was brought home by a respondent who
noted that “There was a time where a supplemental application completed by a Social Worker
confirming their homeless status would have resulted in placement in a BC Subsidized unit. I have not
seen this result in years.” Overall, respondents identified that the existing services available are
satisfactory but that the volume of need is greater than services available.
A number of respondents identified a need for supportive housing types for youth. One respondent
identified a need to better support youth in care. Youth specific housing types described by respondents
included the following:
Emergency youth shelter (situated in Maple Ridge);
Youth transitional housing;
Increased affordable market rentals for young adults;
Supportive housing for young adults and youth with mental health/ substance use
barriers; and,
Supportive housing for youth with developmental disabilities and ‘invisible disabilities’1.
Respondents also identified a need for more housing specific to seniors; in addition to a need for a
seniors outreach worker who could assist at-risk seniors which completing application forms, applying
for subsidies, transportation options, and connection to mental health and social services and home
support.
1 Was noted by a respondent that CLBC criteria for support is an IQ under 70; those with low adaptive scores but
an IQ over 70 still may not be able to live independently – however there are no supportive housing options
available to them.
Page | 17
5.3. Proportion of Delivered Housing Services at Risk of Losing Funding Before 2017
Survey Question #18 Total Number of Responses
What proportion of the housing services you deliver are at risk of losing
funding before 2017? n = 21
When asked what proportion of the substance use services delivered by the respondent’s organization is
at risk of losing funding before 2017, 21 responses were provided. Approximately 9 (42.9%) respondents
said that they did not know while another 9 (42.9%) respondents indicated that between 0% and 10% of
their organization’s housing services are at risk of losing funding before 2017. Approximately 2 (9.5%)
respondents indicated that between 91% and 100% of such services are at risk of losing funding before
2017. Figure 13 provides a breakdown of respondent’s selections for Question 18.
Figure 13. Respondents Reporting of the Proportion of Housing Services At Risk of Losing Funding
Before 2017
42.9%
0% to 10% of
Funding 4.8%
21% to 30% of
Funding
9.5%
91% to 100% of
Funding
42.9%
Do Not Know
Page | 18
5.4. Population Groups Most Adversely Affected By Loss of Housing Services
Funding
Survey Question #19 Total Number of Responses
Which population groups would be most adversely affected? n = 19
When asked which population groups would be most adversely affected, 19 responses were provided.
Approximately 6 (31.6%) respondents indicated they did not know while 5 (26.3%) respondents
indicated that seniors (ages 65+) would be most adversely affected by loss of housing services. No
respondent indicated that children (0 to 12) LBBTQ populations would be adversely affected. Figure 14
provides a breakdown of respondent’s selections for Question 19.
Figure 14. Respondents Rating of Population Groups Most Adversely Affected By Loss of Housing
Services Funding Before 2017
0
1
2
3
4
5
6
7
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%Response Count Response Percent Response Count Response Percent
Page | 19
6.0. Challenges in Service Implementation and Delivery
6.1. Duplication of Programs or Services in Maple Ridge
Survey Question #20 Total Number of Responses
Given your review of social services (previous questions), do you see
any duplication of programs or services in Maple Ridge? n = 25
When asked whether they see any duplication of programs or services in Maple Ridge, 25 responses
were provided, with 14 (56%) respondents indicating there are no duplication of programs or services
(mental health, substance use, housing services) in Maple Ridge. Approximately 5 (20%) respondents
indicated Maple Ridge does have duplication of services or programs while 6 (24%) respondents were
not sure. Figure 15 provides a breakdown of respondent’s selections for Question 20.
Figure 15. Respondents Reporting Duplication of Programs or Services in Maple Ridge
6.2. Description in Duplication in Services
Survey Question #21 Total Number of Responses
If yes, please describe the duplication in services or programs. n = 7
When asked to describe the duplication in services or programs (among those respondents who selected
yes for question #20), 7 respondents provided a description of such duplication and where it exists.
provide a description where such duplication exists. A few respondents noted that although there may
be some duplication in services – particularly in housing and homeless outreach; that the duplication in
and of itself is not necessarily a bad thing. This theme was reiterated by a few respondents who gave
20.0%
Yes
56.0%
No
24.0%
Not Sure
Page | 20
different takes on the duplication including organizations having different approaches which may
overlap with others. However, there appears to be insufficient services available overall, leaving those
living in Maple Ridge in need. Another respondent considered the duplication in terms of different
organizations providing services to the same families where, in this case, overlap occurs to ensure
families are provided adequate support.
Another theme described by respondents is the duplication existing within and amongst organizations in
terms of administration and internal operations. One respondent thought it important to consider ways
to lower the administrative workload of agency staff in order to increase the impact programs and
services could have on the community, by perhaps either reducing the number of agencies or perhaps
by looking for greater collaboration amongst service providers.
Another respondent thought that any lack of coordination in services stems from the inability to share
information across provincial ministries. This individual thought that all points of contact that individuals
make with the provincial system (schools, daycares, etc.) should connect people with the services or
supports they require.
6.3. Most and Least Important Services Implementation Assets
Survey Question #22 Total Number of Responses
Please rank the service implementation assets your organization
currently has from the most important (1) to the least important (7) by
choosing from the drop down menu of each issue. Please note: The list
will reorder as you select the rankings for each item.
n = 18
When asked to rank the service implementation assets your organization currently has from the most
important (1) to the least important (7), 18 respondents provided their selections. Overall, respondents
ranked strong service delivery model (M = 2.82) and talented and dedicated staff (M = 2.82) as the most
important set of assets their organization currently has. Respondents ranked a strong governance model
(M = 6.2), strong grant writing skills to secure funding (M = 6.56) and other assets (M = 9.0) as the least
important set of assets their organization currently has. Table 1 provides a breakdown of respondent’s
selections for Question 22.
Table 1. Respondent Ranking of Relative Importance of Service Implementation Assets
Rank Service Implementation Assets Rank
Average
Response
Count
1. Strong service delivery model 2.82 17
2. Talented and dedicated staff 2.82 17
3. Location accessible to clients 3.94 17
4. Strong support from partner organizations 4.88 17
5. Adequate funding for administration and or operations 5.38 16
6. Strong support from government 5.67 15
7. Low turn-over in human resources responsible for service delivery 5.69 16
8. Strong governance model 6.20 15
9. Strong grant writing skills to secure funding 6.56 16
10. Other 9.00 5
Page | 21
6.4. Most and Least Important Service Implementation Issues
Survey Question #23 Total Number of Responses
Please rank the service implementation issues your organization
currently faces from the most important (1) to the least important (7)
by choosing from the drop down menu of each issue. Please note: The
list will reorder as you select the rankings for each item.
n = 20
When asked to rank the service implementation issues their organization currently has from the most
important (1) to the least important (7), 20 respondents provided their selections. Overall, respondents
ranked not having enough funding to create services that meet the needs of clients (M = 1.94) and not
having enough funding for administration and/or expenses (M = 2.81) as the most important service
implementation issues their organization currently faces. Clearly, access to funding of all types appears
to be the most important issue facing most service organizations in Maple Ridge. Issues considered the
least important include inadequate translation and interpretation support for clients (M = 10.73), lack of
effective policies and procedures (M = 10.7), and lack of exemption from municipal property taxes (M =
10.18). Table 2 provides a breakdown of respondent’s selections for Question 23.
Table 2. Respondent Ranking of Relative Importance of Service Implementation Issues
Ranking Service Implementation Issues Rating
Average
Response
Count
1. Not having enough funding to create services that meet needs of
clients
1.94 18
2. Not having enough funding for administration and/or expenses 2.81 16
3. Lack of financial support for core work 3.47 17
4. Lack of support from government 4.0 14
5. Transportation challenges faced by clients who are trying to access
services
4.27 11
6. Lack of advocacy work as a collective 7.09 11
7. Lack of support from partner organizations 8.0 10
8. Burdensome and time consuming evaluation and reporting
requirements
8.36 11
9. Regular turnover in human resources responsible for service delivery 9.70 10
10. Other 9.75 8
11. Lack of information about what other organizations are doing 9.82 11
12. Negotiating collective agreement 9.91 11
13. Lack of exemption from municipal property taxes 10.18 11
14. Lack of effective policies and procedures 10.7 10
15. Inadequate translation and interpretation support for clients 10.73 11
Page | 22
6.5. Description of Other Service Implementation Issues Respondent’s Organizations
Currently Face
Survey Question #24 Total Number of Responses
If you selected 'other' as a service implementation issue your
organization currently faces, please describe the issue below. n = 5
When asked to describe other service implementation issues, 5 respondents provided a description of
such other issues. Among these responses, the service implementation issues faced by organizations in
Maple Ridge include the following:
Lack of affordable housing;
Community misinformation and resistance (regarding mental health, substance use and
housing services);
Lack of communication between relevant provincial ministries; and,
Balancing provincial needs with local needs.
6.6. Root Causes of Most Important Issues Identified by Respondents
Survey Question #25 Total Number of Responses
For the issue you identified as most important, what are the root
causes of this issue from your perspective? n = 18
When asked to describe the root causes of the issue identified as the most important, 18 respondents
provided a description of such root causes. A majority of respondents identified a lack of funding as both
an implementation issue (see question 23) and as a root cause. There were a number of perspectives
regarding the impact that a lack of sustainable funding has on organizations and the community, and
what can be done. Respondents noted that a lack of funding simply means that fewer front line staff can
be hired, and fewer clients can be served.
Additionally, several respondents noted that funders often don’t want to pay for the administrative
portion of service agencies operations which include: (1) regulatory obligations for work-safe, collective
agreements, staff wellness; (2) infrastructure costs including IT, repairs, replacement costs, accessibility
improvements; and, (3) other costs including governance, human resources, promotion, social media,
risk and management.
A number of respondents identified provincial funding formulas both at the Ministry of Health (for
Health Authorities) and within the Ministry of Children and Family Development, as both restrictive and
limited. One respondent noted that funding from such ministries remains static including: (1) no costs of
living increases have been factored in; (2) no mechanism to redistribute funding as communities grow
and populations change over time; and, (3) no funding increases to administrative or operations budgets
since 2009.
One respondent noted that the provincial government apparently negotiated a collective agreement in
2012, which remained unfunded and agencies were asked to find the money in operations. In addition, a
few respondents said provincial ministries may want to consider ways of integrating funding models, or
simply finding ways to connect within and amongst ministries and agencies more effectively to be more
responsive changing needs within communities. Respondents noted that funding seemed to be short on
all sides within provincial ministries and within the community as a whole. A few respondents identified
Page | 23
conditions of poverty within the community as a cause of many of the issues – as people do not have
sufficient income on which to live.
Additionally, a few respondents noted that the public in general, needs more information to facilitate
better awareness and understanding regarding social priorities with communities. Respondents
described an environment of misinformation, resistance and fear when it comes to services focused
around substance use, mental health and housing in Maple Ridge. In addition, transportation was
identified as an issue for some populations – in terms of accessing services when required.
6.7. What Needs to be Done to Address Identified Issues
Survey Question #26 Total Number of Responses
What needs to be done to address this issue from your perspective? n = 19
When asked what needs to be done to address these issues, 19 respondents provided a description of
what they believe is needed. As a majority of respondents identified lack of funding as a major issue, the
majority of respondents also considered increased funding as a solution. Respondents considered a few
different ways to address this lack of funding both within the government and in the community:
Educate policy makers about issues facing community organizations; including the
necessity of administrative costs;
Provincial government should look into distribution of necessary funds on a population-
based formula and should honour negotiated contracts with service level staff;
Consider sharing administrative costs between organizations;
Ask cities to waive property taxes for social service organizations (much like churches);
Creative models of support and housing that reduce costs and overhead;
Find longer term funders; and,
More funding specifically to substance use education, prevention and treatment within
schools.
A few respondents were candid about solutions to funding shortages describing their organizations
having already taken many steps to address the issue with various levels of government and that unless
funding levels are addressed, service levels will continue to be reduced within communities. Others
offered potential policy solutions at the provincial level, including implementing a guaranteed minimum
income program across the province and a review of service integration in order to adopt a social policy
framework to align related ministries.
6.8. Emerging Mental Health, Substance Use and Housing Service Needs of Diverse
Populations Needing Priority Attention
Survey Question #27 Total Number of Responses
What emerging mental health, substance use, and housing service
needs of diverse populations do you think need priority attention? n = 20
Homelessness
A number of respondents identified homelessness as a growing issue in Maple Ridge. Respondents listed
a number of different housing service needs related to homelessness, including:
Page | 24
Housing first – and then prevention and education;
Emergency shelter for youth;
Low barrier shelters;
Emergency housing for youth who are not within foster care system; refunding of Iron
Horse;
Permanent shelter for people who are homeless;
Overall homelessness strategy for the city, province and country;
Housing subsidies, affordable housing and supported housing; and,
Decide upon acceptable housing model for the chronically homeless.
Affordable Housing
Another theme reiterated by respondents, was the overall need for more affordable housing options in
Maple Ridge. The lack of affordable housing options seemingly impacts all population groups.
Respondents identified a few specific housing priorities in the community, including:
Affordable and accessible seniors housing;
Enhanced supported housing;
Publicly funded assisted living units; and,
Low-rent market housing and a continuum of housing.
Community-Based Support for Substance Use Services
Overall, respondents identified a need for more resources within the community to support individuals
with substance use challenges. More specifically, respondents identified the following related needs:
Harm reduction services;
Opioid substitution access (methadone);
Early identification / assessment;
Wrap around services for the individual and family; providing direct intervention and
preventative measures;
Trauma-based practice across community service providers, RCMP, Health, MCFD and
schools;
More counsellors and resources to refer individuals;
More treatment beds, detox, and second stage housing;
Follow up support; and,
Outreach.
Youth-Focused Mental Health Services
Respondents identified a significant need within the community for more youth-focused mental health
services. While there is need within the community for more mental health services, overall,
respondents seemed to indicate that such services are particularly thin on the ground for youth.
Respondents gave a few examples of the need for such services, including the following:
Community support for children and youth presenting with moderate to severe anxiety;
Collaborative programs and supports for youth resorting to suicidal behaviour;
Page | 25
Youth treatment and detox centres; and,
Improved access to mental health counselling.
Concurrent Disorders
A few respondents identified the need for more support and resources for individuals with concurrent
disorders (presenting with both mental health and substance use challenges). There are apparently few
clinicians or community organizations able to support individuals with these challenges.
Maple Ridge Social Services
D Delivery Research Report
Technical Appendix B: Backgrounder for
Inventory of Maple Ridge Social Services
(Housing, Mental Health, Problematic Substance use and Addictions)
July 2016
Table of Contents
1.0. Introduction ...............................................................................................................................1
1.1. About The Service Mapping Project ............................................................................................. 1
1.2. Criteria for Inclusion ...................................................................................................................... 1
2.0. Services Provided .......................................................................................................................3
3.0. Organizations and Programs by Categories ..................................................................................5
3.1. Mental Health Organizations and Programs ................................................................................. 5
4.0. Mental Health, Substance Use, and Housing Services Inventory ...................................................7
4.1. Mental Health Services Inventory by Subcategories .................................................................... 7
4.2. Substance Use Services Inventory by Subcategories .................................................................... 8
4.3. Housing Services Inventory by Subcategories .............................................................................. 9
List of Tables
Table 1. Host/Referring Organization and Number of Services Provided .................................................... 3
Table 2. Inventory Categories and Subcategories ........................................................................................ 5
Table 3. Mental Health Services Provided by Subcategories ....................................................................... 7
Table 4. Substance Use Services Provided by Subcategories ....................................................................... 8
Table 5. Housing Services Provided by Subcategories.................................................................................. 9
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1.0. Introduction
1.1. About The Service Mapping Project
The main objective of the Maple Ridge’s Social Services Delivery Research Project is to identify key
trends, strengths, and opportunities related to the service system regarding mental health, substance
use, and housing in Maple Ridge in order to establish consistent, innovative and coordinated service
delivery and improve accessibility of services.
This document is organized according to the three theme areas: (1) Mental Health (79 services and 24
Subcategories); (2) Substance Use (38 programs in 18 Subcategories); and, (3) Housing (47 programs in
20 Subcategories). The next subsection provides an overview of the criteria for inclusion into the
inventory.
1.2. Criteria for Inclusion
The development of the Service Inventory was based on three existing sources:
City of Maple Ridge Parks and Leisure Services Community Directory:
http://mrpmparksandleisure.ca/;
Red Book Online: http://redbookonline.bc211.ca/; and,
Referrals by City of Maple Ridge staff and Community Network members.
Organization information was confirmed by requesting that service providers review their organizational
information for accuracy and completeness. The criteria for inclusion into the Service Inventory include:
Services must be offered in Maple Ridge;
Services must be free or low cost; and,
Services must offer or be related to one or a combination of the following themes:
o Mental Health;
o Substance Use; or,
o Housing.
The development of a draft Service Inventory identified 134 unique programs offered through 51
organizations. Of those 51 organizations, 35 (69%) are based in Maple Ridge and 16 (31%) organizations
are based outside Maple Ridge. Of the 134 individual programs, 106 (79%) are located in Maple Ridge
while 28 (21%) are located outside Maple Ridge.
Once the draft service inventory was developed, validation was sought for the information compiled
about existing resources including:
Program category (mental health, substance use, and/or housing);
Program name;
Service description;
Target population (Families; Children 0 to 12 years; Youth 13 to 18 years; Youth 19 to 24
years; Seniors 65+ years; Women; Males, LGBTQ; First Nations; Immigrant/Refugee;
Page | 2
People with disabilities, People who are homeless; All of these populations; and/or,
Other);
Host/Referring Organization
Organization Name;
Program (Yes/No) and Organization (Yes/No);
Offered within Maple Ridge (Yes/No);
Long Term (program has been running for 5 years or more) or Short Term (program has
been running for less than 5 years);
Secured funding for program up to 2017 (Yes/No);
Unit number or P.O. Box, street address, city, province and postal code; and,
Phone number, email and website
To facilitate this process, Executive Directors and Senior Program Officers who offer programs that
address housing, mental health, and substance abuse issues were contacted the second week of
November of 2015 for their review for accuracy of an excel spreadsheet containing program information
they oversee. A reminder email was sent a week later and a final reminder email was sent at the end of
November of 2015.
Approximately 18 programs out of 134 unique programs programs were reviewed and validated,
constituting 13% of the total programs. These programs came from 10 organizations constituting 20% of
the total number (N = 51) of organizations.
Page | 3
2.0. Services Provided
A total of 51 organizations were identified as delivering programs and services within the three main
categories identified (mental health, substance use, and housing services). Table 1 provides an overview
of these organizations and the number of programs in the service categories that each organization
offers.
Table 1. Host/Referring Organization and Number of Services Provided
Organization Name # of Services
Provided
1. Act 2 Child and Family Services 4
2. Al-Anon Family Groups - BC-Yukon Area 81 1
3. Alcohol & Drug Information and Referral Service 1
4. Alcohol-Drug Education Service 1
5. Alcoholics Anonymous 1
6. Alouette Addictions Services 1
7. Alouette Home Start Society 5
8. Arcus Community Resources 1
9. Asante Centre 1
10. BC Housing 4
11. bc211 1
12. British Columbia Schizophrenia Society 1
13. Canadian Mental Health Association - Simon Fraser Branch 1
14. City of Maple Ridge (Parks and Leisure Services) / Fraser Health Authority
(Mental Health and Substance Use)
1
15. Cocaine Anonymous - BC Area 1
16. Cornerstone Neighbourhood Church 1
17. Crisis Intervention and Suicide Prevention Centre of BC 1
18. Cythera Transition House Society 4
19. Family Education and Support Centre 7
20. Fraser Health 10
21. Fraser River All Nations Aboriginal Society 1
22. Friends in Need Food Bank 1
23. Haney Pioneer Village Cooperative 1
24. Immigrant Services Society of BC 2
25. Innervisions Recovery Society of BC 3
26. LifeRing Alcohol and Drug Peer Support Groups 1
27. Maple Ridge Mental Health Centre 9
28. Maple Ridge Pitt Meadows Community Services 14
29. Maple Ridge, Pitt Meadows, Katzie Community Network 2
30. Ministry of Children and Family Development 7
Page | 4
31. MPA Society 3
32. Narcotics Anonymous - Vancouver Area 1
33. Native Courtworker and Counselling Association of British Columbia 1
34. One Way Club Society 1
35. Pathfinder Youth Centre Society - Maple Ridge Office 1
36. PLEA Community Services Society of BC 8
37. RainCity Housing 1
38. Ridge Meadows Association for Community Living 3
39. Ridge Meadows Child Development Society 2
40. Ridge Meadows Hospice Society 1
41. Ridge Meadows Hospital 4
42. Ridge Meadows Mental Health Self Support Centre 1
43. Ridge Meadows Seniors Centre 1
44. Salvation Army - BC Division 4
45. Salvation Army Caring Place 5
46. SUCCESS 1
47. Surrey Memorial Hospital 3
48. Tenant Resource Advisory Centre 1
49. The F.O.R.C.E. Society for Kids' Mental Health 1
50. West Coast Family Centres Society (Ridge Meadows) 1
51. WJ Stelmaschuk and Associates Ltd (WJS Canada) 1
TOTAL 134
Page | 5
3.0. Organizations and Programs by Categories
Three categories and 62 subcategories were identified as part of the development of the inventory. The
three main categories include: (1) Mental Health (24 subcategories); (2) Substance Use (18
subcategories); and, (3) Housing (20 subcategories). Table 1 provides an overview of categories and
subcategories.
3.1. Mental Health Organizations and Programs
Mental health programs (24 subcategories); (2) Substance Use (18 subcategories); and, (3) Housing (20
subcategories). Table 2 provides an overview of categories and subcategories.
Table 2. Inventory Categories and Subcategories
Category Subcategory
Mental Health Programs
(24 Subcategories)
1. Assessment Services
2. Case Management
3. Counselling Services
4. Day Treatment
5. Drop In Services
6. Education
7. Employment Services
8. Family Support Services
9. Hospice
10. Housing
11. Information and Referral Services
12. In-Patient Services
13. Mentorship
14. Outreach Services
15. Psychosocial Rehabilitation Services
16. Public Health Nurse
17. Recreation Therapy
18. Sexual Health
19. Short Stay Housing
20. Short Term Assessment
21. Support Group
22. Support Services
23. Transition Housing
24. Wraparound Services
Page | 6
Substance Use Services
(18 Subcategories)
1. Addictions Counselling
2. Advocacy Services
3. Capacity Development
4. Concurrent Disorders
5. Detox Management
6. Education
7. Employment Services
8. Family Support Services
9. FASD
10. Information and Referral
11. Outpatient Treatment
12. Outreach Services
13. Peer Support
14. Prevention
15. Residential Treatment
16. Support Services
17. Supported Recovery
18. Transitional Housing
Housing Programs
(20 Subcategories)
1. Advocacy
2. Affordable Housing
3. Assisted Living
4. Capacity Development
5. Community Living Services
6. Emergency Shelter
7. Food Programs
8. Health Services
9. Home Support
10. Housing Registry
11. Information and Referral
12. Language
13. Legal Services
14. Outreach - Homelessness
15. Prevention - Homelessness
16. Rent subsidy
17. Resettlement Assistance
18. Support - Homelessness
19. Supportive Housing
20. Transitional Housing
Page | 7
4.0. Mental Health, Substance Use, and Housing Services
Inventory
4.1. Mental Health Services Inventory by Subcategories
Table 3 provides a breakdown of mental health services and subcategories. The total includes programs
that may have been identified in duplicate categories.
Table 3. Mental Health Services Provided by Subcategories
Category Subcategory Program Type # of Programs
Mental Health
Services
Assessment (5)
Assessment 3
Case Management 1
Short Term Assessment 1
Counselling Services (10) Counselling 10
In-Patient Services (7)
Day Treatment 1
In-Patient 4
Psychosocial Rehabilitation 2
Support Services (23)
Drop In 3
Employment 1
Family Support 6
Mentorship 1
Peer Support Group 6
Recreation Therapy 1
Support Services 2
Sexual Health 2
Wraparound Services 1
Education (7) Education 7
Information and Referral (11) Information and Referral 11
Outreach (6) Outreach 5
Public Health Nurse 1
Housing (8)
Hospice 1
Housing 1
Short Stay Housing 1
Transition Housing 5
Programs 77
Organizations 25
Page | 8
4.2. Substance Use Services Inventory by Subcategories
Table 4 provides a breakdown of substance use services and subcategories. The total includes programs
that may have been identified in duplicate categories.
Table 4. Substance Use Services Provided by Subcategories
Category Subcategory Program Type # of Programs
Substance Use Services
Treatment (11)
Addictions Counselling 2
Concurrent Disorders 1
Detox Management 1
Outpatient Treatment 2
Peer Support 5
Information and Referral (4) Information and Referral 4
Residential Treatment (5) Residential Treatment 4
Transitional Housing 1
Support (6)
Employment 1
Family Support 1
FASD Support 2
Support 1
Supported Recovery 1
Other (5)
Advocacy 1
Capacity Development 1
Education 1
Outreach 1
Prevention 1
Programs 31
Organizations 18
Page | 9
4.3. Housing Services Inventory by Subcategories
Table 5 provides a breakdown of housing services and subcategories. The total includes programs that
may have been identified in duplicate categories.
Table 5. Housing Services Provided by Subcategories
Category Subcategory Program Type # of Programs
Housing Services
Community Support (14)
Advocacy 3
Capacity Development 2
Food Programs 2
Housing Registry 1
Health Services 1
Home Support 1
Information and Referral 2
Language Instruction 1
Homelessness (8)
Outreach - Homelessness 3
Prevention - Homelessness 1
Support - Homelessness 4
Housing (21)
Affordable Housing 1
Assisted Living 1
Community Living Services 4
Emergency Shelter 4
Rent Subsidy 3
Resettlement Assistance 1
Supportive Housing 6
Transitional Housing 1
Programs 43
Organizations 25
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 20, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council Meeting
SUBJECT: Acting Mayor
EXECUTIVE SUMMARY:
This report assumes the final reading adoption of Maple Ridge Council Procedure Amending Bylaw
7263-2016.
The recently adopted bylaw amendment 7263-2016 included provisions for the designation of the
Acting Mayor on a rotating basis amongst all councilors. This report outlines the responsibilities and
expectations of Acting Mayor.
RECOMMENDATIONS:
This report is provided for information purposes.
DISCUSSION:
Excerpt from the bylaw:
Annual Designation of Member to Act in Place of Mayor
24.Council must, from amongst its members, designate for defined periods of each year,
members to serve on a rotating basis as the member responsible for acting in the place
of the Mayor when the Mayor is absent or otherwise unable to act or when the office of
the Mayor is vacant.
25.Each Councillor designated under section 24 must fulfill the responsibilities of the Mayor
in the Mayor’s absence.
Absence of Mayor
26. The Mayor shall preside at Council meetings and if the Mayor is absent, the member
designated to act in place of the Mayor shall preside at the meeting and if that member
should be absent, the meeting shall be presided over by the next member, following the
rotation established in section 24, who is present at the meeting.
As indicated above, the Acting Mayor is required to act in the place of Mayor when the Mayor is
unavailable or unable to attend which can include, but is not limited to, attending protocol events,
functions, meetings, etc. and to preside at Council Meetings in the Mayor’s absence. The Acting
Mayor is also responsible for addressing matters of concern to citizens in a timely manner when the
Mayor is unavailable. 1202
The Acting Mayor appointments are normally scheduled for two successive months per councilor,
and councillors receive additional compensation of 20% of the Mayor’s salary when in the role. It is
important that the Acting Mayor is available to step in as required . Staff attempt to provide as much
notice as possible, however there are some occasions when this notice may be the next or same day.
Staff often rely on outside organizations and agencies to advise of upcoming requests for the
Mayor’s presence. Unfortunately there is no pre-set schedule. When an Acting Mayor is unable to fill
in for a particular event, meeting, etc., or over a specified period during their Acting Mayor term, and
if another Councillor agrees to fill in, there is no additional compensation for that other Councillor.
While the appointed Councillor is Acting Mayor, it is imperative that their Outlook Calendar is kept up
to date to allow for staff to search for availability and book engagements. There is a need for the
Acting Mayor to be responsive to requests for attendance letting staff know as soon as possible so
that this information can be passed on to the organization requesting the Mayor’s attendance.
“Original signed by Laurie Darcus”_________________
Prepared by: Laurie Darcus, MA, MMC, SCMP, CPM
Manager of Legislative Services and Emergency Program
“Original signed by Paul Gill”___________________
Approved by: Paul Gill, B.B.A, C.G.A, F.R.M
General Manager: Corporate & Financial Services
“Original signed by Frank Quinn” for________________
Concurrence: E.C. Swabey
Chief Administrative Officer